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CITY OF CARMEL-BY-THE-SEA Planning Commission Report September 14, 2016 To: Chair Goodhue and Planning Commissioners

CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

September 14, 2016

To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, AICP, Community Planning and Building Director

Submitted by:

Catherine Tarone, Assistant Planner

Subject: Consideration of a Design Study (DS 16-309) application for alterations to an existing residence including the construction of a new detached carport located in the front and side-yard setbacks of a residence located in the Single-Family Residential (R-1) Zoning District.

Recommendation:

Review the Design Study (DS 16-309) application and determine the appropriate action. Draft findings and conditions are provided for the approval of this application.

Application:

DS 16-309

APN: 010-022-012

Block:

22

Lot: 16

Location:

Guadalupe, 3 NE of 3 rd Avenue

Applicant:

Al Saroyan

Property Owner: Mojtaba and Fay Massoudi

The project site is a 4,000-square foot property located on Guadalupe Street, 3 NE of 3 rd Avenue and is developed with a 1,596-square foot, single-story, stucco, single-family residence and existing attached garage. The residence is less than 50 years old and is not eligible for inclusion on the City’s Historic Resource Inventory.

The applicant has submitted an application proposing the construction of a detached carport in the 15-foot front and 3-foot side-yard setbacks of the property and the conversion of the residence’s existing garage into a bedroom. Access to the existing attached garage is obstructed by a portion of the residence and by a 24-inch oak tree on the south side of the property. The proposed new carport would provide accessible covered parking.

206

DS 16-309 (Massoudi) September 14, 2016 Staff Report Page 2

Staff notes that there are certain issues with the design and location of the carport. Due to the site constraints, the proposed carport would be less than the 10’ x 20’ as required by CMC 17.10.020.F. In addition, the carport would be located within 6 inches of the main residence and does not provide a detached appearance. Finally, the proposed carport is located within a few inches of a 24-inch significant oak tree on the south side of the property and within 2 feet of a group of oaks located north of the carport. The City Forester has reviewed the plans and has provided his recommendations.

Despite these issues, staff has elected to refer this project to the Planning Commission with a request for the Commission to provide direction on this project clarification on how the Code section specifying the city’s minimum parking requirements may be interpreted.

PROJECT DATA FOR THE 4,000-SQUARE FOOT SITE:

 

Site Considerations

 

Allowed

Existing

Proposed

Floor Area

 

1,800 sf.

1,596 sf.*

1,796 sf.**

Site Coverage

 

556 sf. (13.9%)

1,080 sf. (27%)

654 sf. (16.3%)

Trees (upper/lower)

3/1 trees

1/5 trees

1/5 trees

Ridge

Height

of

the

15

ft. Maximum

N/A

8

ft., 7 ½ in.

detached carport

 

Plate Height

 

N/A

N/A

ft. total clearance for a vehicle

7

Setbacks

 

Minimum Required

Existing

Proposed

Front

May be authorized by the Planning Commission in the front and side yard setback

For residence: 15 ft., 6 in.

For carport:

0 ft.,

located

at

the

property line

Composite Side Yard

10

ft. (25%)

13 ft. (32.5%)

3 ft. 3 in. (7.6%)

Minimum (south)

 

3 ft.

Approx. 9 ft., 9 in.

ft., located at the property line

0

Side Yard

 

Rear

15

ft. (3 feet for portions

For residence: 26 ft.

For

residence:

26

of the structure less than

ft.

15

ft tall)

*Includes 200 square feet for parking located in the attached garage.

 

**Includes 200 square feet for parking located in the detached carport

207

DS 16-309 (Massoudi) September 14, 2016 Staff Report Page 3

Staff analysis:

On-Site Parking Requirements: According to CMC 17.10.030.F, “Required parking spaces shall be provided by a garage, carport or parking pad measuring at least 10 feet by 20 feet having practical ingress and egress for a vehicle. Tandem parking is allowed in this district.”

In order to provide accessible covered parking, the applicant has proposed a carport located at the front property line with a width of 8.5’ x 17’ 10”. The dimensions of the carport do not comply with the 10’ x 20’ dimensions required by the Municipal Code, however, the applicant has demonstrated that a 10’ x 20’ parking pad can be located below the carport. The Commission should consider whether this meets the intent of the Municipal Code or whether the carport itself needs to be 10’ x 20’. If it is determined that the carport must be 10’ x 20’, then the proposal does not comply and should be denied.

The applicant had requested that staff consider whether a variance would apply. Staff notes that access to the garage is primarily being impacted by the residence itself. Variances are only granted for a physical hardship inherent to the property (e.g. slope, lot configuration, etc.) and are not granted to provide relief from an issue created by an existing structure. Issues created by the structure can be addressed through building modifications rather than waving zoning requirements through the issuance of a variance.

Detached Carport Design: According to CMC 17.10.030(A)(1), to encourage variety and diversity in neighborhood design, detached garages and carports may be authorized by the Planning Commission within the front yard setback facing a street provided that the proposal is compliant with the following requirements of the Municipal Code as analyzed by staff:

1)

At least 50% of the adjacent right-of-way is landscaped:

Staff Response: For the 40-foot width of the lot, 28½ linear feet of this width is landscaped and 11½ linear feet is covered with stone pavers. Thus, more than 50% of the adjacent right-of-way is landscaped to compensate for the loss of open space.

2)

The proposed setback encroachment would not impact significant trees:

Staff Response: There are 6 trees on the property, 5 of which are classified as ‘Significant’ by the City Forester. Significant trees include a Monterey cypress tree and a coast live oak tree

208

DS 16-309 (Massoudi) September 14, 2016 Staff Report Page 4

in the rear yard and three coast live oak trees in the front yard of the property. The footprint of the carport is proposed to be approximately 4 inches from a significant 24-inch coast live oak tree on the south side of the carport and 2 feet, 3 inches from a group of oak trees on the north side of the carport. Staff notes that there will be slightly greater separation from the carport posts. The City Forester has certain recommendations (Attachment C – Conditions of Approval) that include widening the notch in the car port around the 24-inch oak tree to be at least 1 foot away from the trunk of the tree to allow the tree to be able to move naturally in the wind and to allow for growing room over time.

3)

The protection of the free and safe movement of pedestrians:

Staff Response: There will be a 15-foot long driveway directly across from the carport in the right-of-way despite the placement of the detached carport at the property line which provides room for pedestrians walking along Guadalupe Street to move off of the street in this location. The remainder of the right-of-way is landscaped; however, an existing rock planter wall surrounding landscaping and trees acts as a barrier to pedestrians walking in the right-of-way. Staff has drafted a condition that the applicant remove the rock planter wall as part of this Design Study proposal.

4)

All development on site will be in scale with adjacent properties:

Staff Response: The height of the detached carport is proposed to be 8 feet and 7 ½ inches. The width of the garage is proposed to be approximately 11 feet (8 ½ feet between the support poles) while the maximum allowed width is 12 feet. The square footage of the carport is proposed to be 200 square feet (170 square feet of functional parking) with a maximum allowed size of 250 square feet. Staff also notes that the carport would be set back 15 feet from the edge of Guadalupe Street. In staff’s opinion, the proposed carport is low in scale compared to surrounding development.

5)

Placement of the garage within the front setback will add diversity to the neighborhood streetscape.

Staff Response: Only one other property on the block has a carport in the front yard and thus a second carport would not create a repeating pattern on the block. However, staff does raise the issue that the proposed carport would only be 6 inches from the main

209

DS 16-309 (Massoudi) September 14, 2016 Staff Report Page 5

residence and may not comply with the intent of the Municipal Code for allowing ‘detached’ garages in the front-yard setback.

Privacy and Views: According to Residential Design Guideline 5.2, projects should “Maintain view opportunities to natural features that lie outside the property” and “locate buildings so they will not substantially block views enjoyed by others.”

The proposed detached carport’s height and width are less than the maximum height and width allowed by the Municipal Code and so its impact to views has been minimized.

With regard to view impacts to neighboring properties, while the adjacent property to the south located closest to the detached carport only appears to have a 3-foot setback from the south property line, the proposed carport will only overlap with the adjacent property’s garage which does not have any windows that face the carport. Staff does not feel the project will create a significant view impact to the adjacent residence. However, since the carport is proposed to be located less than one foot from the property line the Commission should decide if they feel there will be sufficient space between the carport and the neighboring residence to the south.

Public ROW: The unimproved portion of the City Right-of-Way (ROW) between the front property line and edge of paving is approximately 15 feet wide. There is currently an extensive rock retaining wall located encroaching into the City ROW. A condition has been drafted requiring that the rocks be removed.

Alternatives: Staff has included draft findings and conditions should the Planning Commission choose to approve the project. However, certain issues have been raised, such as 1) compliance with the Municipal Code Parking Standards; 2) proximity to the main residence; and 3) proximity to trees. If the Commission does not support the proposed design based on the issues raised then the project could be continued with specific direction or denied.

Environmental Review: The proposed project is categorically exempt from CEQA requirements, pursuant to Section 15303 (Class 3) – New Construction or Conversion of Small Structures. The project includes the new construction of a new 200 square-foot carport and the conversion of an existing 200 square-foot garage to a bedroom within an existing 1,596-square foot residence, and therefore qualifies for a Class 3 exemption. The proposed alterations to the

210

DS 16-309 (Massoudi) September 14, 2016 Staff Report Page 6

residence do not present any unusual circumstances that would result in a potentially significant environmental impact.

ATTACHMENTS:

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

211

Attachment A

Massoudi Residence Photographs

Front (west) elevation of the existing residence

212

Proposed carport location facing east toward Guadalupe Street and 24” significant oak tree 213

Proposed carport location facing east toward Guadalupe Street and 24” significant oak tree

Proposed carport location facing east toward Guadalupe Street and 24” significant oak tree 213

213

Front (west) view of the existing garage proposed to be converted to a bedroom

Front (west) view of the existing garage proposed to be converted to a bedroom Neighboring Residence

Neighboring Residence to the South

Front (west) view of the existing garage proposed to be converted to a bedroom Neighboring Residence

214

Attachment B – Findings for Approval

DS 16-309 (Massoudi) September 14, 2016 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

NO

1.

The project conforms with all zoning standards applicable to the site, or has

TBD

 

received appropriate use permits and/or variances consistent with the zoning ordinance.

2.

The project is consistent with the City’s design objectives for protection and

TBD

 

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.

215

DS 16-309 (Massoudi) September 14, 2016 Findings for Approval Page 2

9.

The proposed exterior materials and their application rely on natural materials

and the overall design will add to the variety and diversity along the streetscape.

10.

Design elements such as stonework, skylights, windows, doors, chimneys and

garages are consistent with the adopted Design Guidelines and will complement the character of the structure and the neighborhood.

11.

Proposed landscaping, paving treatments, fences and walls are carefully

designed to complement the urbanized forest, the approved site design, adjacent sites, and the public right of way. The design will reinforce a sense of visual continuity along the street.

12.

Any deviations from the Design Guidelines are considered minor and reasonably

relate to good design principles and specific site conditions.

216

Attachment C – Conditions of Approval

DS 16-309 (Massoudi) September 14, 2016 Conditions of Approval Page 1

 

Draft Conditions of Approval

No.

Standard Conditions

 

1.

Authorization: This approval of Design Study (DS 16-309) authorizes 1) the construction of a wood carport, with a width of 8 ½ feet between the

support posts, and a depth of 17 feet, 10 ¼ inches, located in the front- and

side-yard setbacks of the residence, 2) the conversion of the residence’s

existing 200 sq. ft. garage into a bedroom, 3) the replacement of 420 square feet of the existing gravel driveway with landscaping since the existing site coverage exceeds what is allowed, (4 the replacement of the remaining gravel driveway with a new stone driveway, 5) the replacement of the garage door with a French door and two fixed windows, 6) the installation of a new door on the rear (east) elevation at the new bedroom, 7) the construction of a new 5- foot, 2-inch high spaced wood picket fence and a 5-foot, 8-inch-high, spaced picket gate located approximately 21 ½ feet from the front property line, extending perpendicular to the south (side) lot line to the residence.

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 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.

217

DS 16-309 (Massoudi) September 14, 2016 Conditions of Approval Page 2

5.

Trees on the site shall only be removed upon the approval of the City Forester or Forest and Beach Commission as appropriate; and all remaining trees shall be protected during construction by methods approved by the City Forester.

6.

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 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 5,000-square foot parcel, this permit will be scheduled for reconsideration and the appropriate findings will be prepared for review and adoption by the Planning Commission.

8.

The applicant shall submit in writing to the Community Planning and Building staff any proposed changes to the approved project plans prior to incorporating changes on the site. If the applicant changes the project without first obtaining City approval, the applicant will be required to either: a) submit the change in writing and cease all work on the project until either the Planning Commission or staff has approved the change; or b) eliminate the change and submit the proposed change in writing for review. The project will be reviewed for its compliance to the approved plans prior to final inspection.

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.

N/A

11.

The Carmel stone façade 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,

N/A

218

DS 16-309 (Massoudi) September 14, 2016 Conditions of Approval Page 3

 

the applicant shall install a 10-square foot section on the building to be reviewed by planning staff on site to ensure conformity with City standards.

 

12.

The applicant shall install unclad wood framed windows. Windows that have been approved with divided lights shall be constructed with fixed wooden mullions. Any window pane dividers, which are snap-in, or otherwise superficially applied, are not permitted.

13.

The applicant agrees, at his or her sole expense, to defend, indemnify, and hold harmless the City, its public officials, officers, employees, and assigns, from any liability; and shall reimburse the City for any expense incurred, resulting from, or in connection with any project approvals. This includes any appeal, claim, suit, or other legal proceeding, to attack, set aside, void, or annul any project approval. The City shall promptly notify the applicant of any legal proceeding, and shall cooperate fully in the defense. The City may, at its sole discretion, participate in any such legal action, but participation shall not relieve the applicant of any obligation under this condition. Should any party bring any legal action in connection with this project, the Superior Court of the County of Monterey, California, shall be the situs and have jurisdiction for the resolution of all such actions by the parties hereto.

14.

The driveway material shall extend beyond the property line into the public right of way as needed to connect to the paved street edge. A minimal asphalt connection at the street edge may be required by the Superintendent of Streets or the Building Official, depending on site conditions, to accommodate the drainage flow line of the street.

15.

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.

N/A

18.

The applicant shall include a storm water drainage plan with the working drawings that are submitted for building permit review. The drainage plan shall include applicable Best Management Practices and retain all drainage on site through the use of semi-permeable paving materials, French drains, seepage pits, etc. Excess drainage that cannot be maintained on site, may be directed into the 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.

19a.

An archaeological reconnaissance report shall be prepared by a qualified archaeologist or other person(s) meeting the standards of the State Office of

N/A

219

DS 16-309 (Massoudi) September 14, 2016 Conditions of Approval Page 4

 

Historic Preservation prior to approval of a final building permit. The applicant shall adhere to any recommendations set forth in the archaeological report. All new construction involving excavation shall immediately cease if materials of archaeological significance are discovered on the site and shall not be permitted to recommence until a mitigation and monitoring plan is approved by the Planning Commission.

 

19b.

All new construction involving excavation shall immediately cease if cultural resources are discovered on the site, and the applicant shall notified the 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.

N/A

21.

All conditions of approval for the Planning permit(s) shall be printed on a full- size sheet and included with the construction plan set submitted to the Building Safety Division.

 

Special Condition

 

22.

The applicant shall reduce the length of the carport by approximately 3 feet or the amount necessary to avoid overlap between the residence and the carport in order to comply with the City’s composite side-yard setback requirement. The final length of the carport shall be 14 feet, and 10 inches.

 

23.

The applicant shall use hand digging only to install the carport support post closest to the 24-inch significant oak tree in the front yard at the south property line.

 

24.

The applicant shall protect any significant tree roots that are encountered during construction or demolition and refrain from cutting or damaging tree roots that are discovered. If any significant tree roots are discovered, the applicant shall contact the City Forester for instructions regarding the protection of significant tree roots.

 

220

DS 16-309 (Massoudi) September 14, 2016 Conditions of Approval Page 5

25.

The applicant shall widen the notch in the roof of the carport around the 24-inch oak tree to be at least 1 foot away from the trunk of the tree to allow the tree to be able to move naturally in the wind and to allow for growing room over time.

26.

The applicant shall remove the rock planter wall as part of this Design Study proposal.

27.

The applicant shall submit a complete landscape plan for all proposed new landscaping for approval by Planning staff.

*Acknowledgement and acceptance of conditions of approval.

Property Owner Signature

Printed Name

Date

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

221

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(REMAINS)= 267 S.F.
(REMAINS)= 188 S.F.
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INDEX
TOTALS
1,080 S.F.
CARPORT PLAN VIEW ELEVATION S & OETAJLS
A-3
EXISTING ATTACHED GARAGE WJTI·1NEW WINDOWS BED ROOM
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TOPOGRAPHIC MAP
WE ARE PROPOSING TO DO A NEW CARPORT FOR THE MASSOUDI
RESIDENCE. WE PLAN TO REMOVE 420 S.F. OF THE EXISTING DRIVEWAY
AND TURNING IT INTO A NEW LANDSCAPE AREA, IN FRONT OF THE NEW
LANDSCAPE AREA Will. BE OUR PROPOSED CARPORT. WE AlSO PLAN
ON TURNING THE EXISTING ATTACHED GARAGE INTO A BED ROOM, WE
WILL REMOVE THE GARAGE DOOR AND REPLACE WITH NEW WINDOWS
TO MATCH EXISTING. WE AlSO PLAN ON PUTTI NG IN ASIDE YARD FENCE
AND GATE TO MATCH THE EXISTING FENCE.
REDUCE SITE COVERAGE BY (426 S.F.) FOR ADDING MORE LANDSCAPE AREA &
DEMO OF EXISTING RETAINING WALL.
REVISIONS
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\

,.

'.

D

8

-

3. -

r- 1

J

12'-4~-

10'-1o!·

CENTER OF POST 9'4'

,.~

/

17

,.~

1/1

<

)

L

f.--

f.-- f.--

- -

- -

·~

.z-4·

A

I

ELEVATION (A)

,,

FlAAKING STRUCTURE WIDTI-110'·1~'

1

~

'-":

"Jf'

~~

-it

-at

~

"""

T

CENTER UNE OF POST9'

1

o}

!'~11

~

1

~

I

[

~>

[

I

I

[

,. l

gj·

l RIDGE I / 1/i _l 4" X 12" BEAM TO MATCH EXISTING HOUSE RAFTER
l
RIDGE
I
/ 1/i
_l
4" X 12" BEAM TO MATCH EXISTING
HOUSE RAFTER TAIL
1
i;
NOTCH CARPORT FOR OAK TREE
I
~
2" X 10" CAP (WRAP AROUND POST)
L
6.50" X 6.50" POST
~
'"
:'1
4" X 4" TRELLIS
I
-
COPPER GUTTER
2" X
6"
ROOF FRAM E
~
~
z
~
<1s
~
~
~
w
J
w
~
~
""'~
2
"X 4" 12" O.C. SLOPE CUT
2
~"TO 3 ~"@RIDGE (TYP.)
I
r:
CONCRETE FOOTING 24" X 24"
J
WIDE & 36" DEEP
I
I
I
~
I
I
I
i;
I
I
l ol· il·
sl- l

1

,~~~ //

Jf /

fr-/

,

1

i

I

II

~

1'---r

/

CARPORT PLAN VIEW ~"=1'-0"

2" X "6 ROOF FRAME

4" X 4" TRELLIS

4" X 12" BEAM TO MATCH EXISTING HOUSE RAFTER TAIL

4" X 12" BEAM TO MATCH EXISTING HOUSE RAFTER TAIL

2" X 10" CAP (WRAP AROUND POST)

6.50" X 6.50" POST

COPPER GUTTER DOWN SPOUT

2" X 10" BASE (WRAP AROUND POST)

FINISH GRADE

CARPORT STREET VIEW ELEVATION (A) ~"=1'-0"

~

~

~

"i

,_

l.t- ~ ''-"" I ( v ~ CENTERLINEOFPOSTB'-11~ I ) I \ ~Ji'j \ \
l.t-
~
''-""
I
(
v ~ CENTERLINEOFPOSTB'-11~
I
)
I
\
~Ji'j
\
\
~
\
11
<
~
(
~of
~J
.~
(
>
-~
~
I
1;'?
"'
I
I
I
'---;:
r-
-1
1
-at

_/

~- -'i Note: Slide Post Over Away From The Existing Building To Create A Better Separation Between The Carport & Existing Building.

I'I'

&)·

1/

2" X 6" ROOF FRAME

4" X 4" TRELLIS

4" X 12" BEAM TO MATCH EXISTING

~ HOUSE RAFTER TAIL

/

/ STEEL SOPPORT SADDLE

2" X 10" CAP (WRAP AROUND POST)

l" THREADED BOLT TO SUPPORT 2" X 8"

WOOD WRAP AROUND 24" O.C .

6.50" X 6.50" POST

2" X 10" BASE (WRAP AROUND POST) FINISH GRADE

CARPORT COURTYARD VIEW ELEVATION (B) ~"=1'-0"

CARPORT COURTYARD VIEW ELEVATION (B) ~"=1'-0" 4 " X 1 2 " B E A M

4" X 12" BEAM

oj·

~---- 3 ~"X 3 ~"STEEL TUBE COLUMN

~------~~ ~~-r-~ _,
~------~~ ~~-r-~
_,

.r-----~2" X 10" BASE

(WRAPAROUND POST 9.50" X 9.50")

'+-----+-+--NOTE: 2'-0" O.C.TYP. ).4" BOLTS @

CARPORT RAFTER

CARPORT POST

DETAIL 1~"=1'-0"

DETAIL 1~"=1'-0"

2" X 10" BASE----------------nnl'rh ~-----~

CUSTOM

AROUND STEEL TUBE

CUT 2" X 8" WRAP--- - ~•!

1" AIR GAP----~

FINISH GRADE.------i-;,_ijiiiiiiiiiiiiiiiiiilii~

CONCRETE 24" X 24"----1----

WIDE & 48" DEEP FOOTING

L

3.50" X 3.50" ---------+--------lie

STEEL TUBE

;

COLUMN

,

I

I

I

CARPORT FOOTING DETAIL(# 1) 1~"1l'!l1'-0"

2" X 4" 12" O .C. SLOPE CUT 2 ~"TO 3 ~"@ RIDGE

COPPER GUTIER------------,

WATER PROOF MEMBRANE (DOUBLE PLY) SANDWHICH COPPER

2" X 6" FACIA---------,

4" X 4" TRELLIS BEAM

STEEL SUPPORT~--------~-~

SADDLE

COPPER

DOWNSPOUT - ~ ---- -~

3.50" X 3.50" --+--------+--+--+---1\e

STEEL TUBE

COLUMN

'--------'-

'--

,:,

-4"

X 12" BEAM

.r----NOTE: ).4" SOLTS @ 2'-0" O.C.TYP.

,,'--

,

-----CUSTOM CUT 2" X 8'

WRAPAROUND

STEEL TUBE

CARPORT ROOF DETAIL(# 2) 1~"=1'-0"

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

Ll.

AI.

REVISIONS

DATE

7-15-14

DESCRIPTlON

City Of Carmel Rev.

A

A

A

A

4-27-15

5-18-15

6-8-15

8-25-16

DRAWN BY :

CHECKED BY:

PURPOSE:

City Of Carmel Rev.

Parking Pad Rev.

Buildin ArGa Rev. As

Per Site Measurement

Parking Pad Revision

C.M.T.

A.E.S.

CARPORT

0 COPYRIGHT 2016

CARPORT ELEVATION SCALE: ~·=1'-0'

CARPORT DETAILS SCALE: 1 a•=1'-0'

3

PROPOSED CARPORT

PLAN

NE

3RD

VIEW

ELEVATIONS

APN: 010-022-012

&

DETAILS

MASSOUDI

STREET

GUADALUPE

RESIDENCE

CARMEL,

CALIFORNIA

COPYRIGHT 2018

AL SAOYANAJA

Al.LIOEAS,OESIGNS,~N«JP\.H<ISINOICATEO

6YTHISLJFIAW!fi,,AfEOWNE08Y, ANDTHEF'FIOF"ERTYOFSN'C'rAN

MASTER I'IUILOEA PNJ WERE CREATED, EVOLVED AND OEVELoPEO FOR

USECN,N'KlNcc:N"'ECTlONWITH, nESPECLFtEDI'RO.ECT.NQNII:OF

soo-t 1~. OESIGNS, A.ftl'IANGEMENit; OR PlANS SMALL tiE USED BYOFIOISCLOSEDlON«PERSON, FlAMCAc:;:oFAJRol.ll()\,1 FOAANYPURPOSEWHATSOEVB'Iwmi OUT TIEWRIITEN

PEFMSSIONOFSAAOYANW>STERSUILOER.

93921

ARCHITECTURE

CONSTRUCTION

INTERIORS

710 Redwood Avenue Sand City CA93955 phOneB31.39J.1&10 tax831.393.2400

Contractor Ucense 681958

OATE; 25 AUGUST 2016 CAD FILE

A-2

SHEET NO

2

OF4

PROJECT NO.

157

223

Product Summary- Wood .lnswing Door Wood Narrow Stile Inswing Door Scale : 3" =1'-0" Wood
Product Summary- Wood .lnswing Door
Wood Narrow Stile Inswing Door
Scale : 3" =1'-0"
Wood lnswing Door
Altr~me compon•m•arw miflu~ from ,_n-dried Oouglat; Fir and pr~atJw.truleclin
Standard 4 ~1 6 "Jamb
Standard 4 ~,s"Jamb
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Sierra Pacific Windows
Sierra Pacific Windows
f l' Sierra Pacific Windows
Not.: &"'rltP•cificW!ndoW$1'UAt\111•
frlote:11trr;tPI:tcitit:VVbodow5~t.;th!!
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~
CARMEL'S RUSTIC:--,-------. PICKET FENCE 6" X 6" POST~~ (TYP.) ) "
CARMEL'S RUSTIC:--,-------.
PICKET FENCE
6" X 6" POST~~
(TYP.)
)
"
Alldi~6rnfntJI4'tKI\II':Ut•.l/~n.·~il\•ftCo"OH
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Ol:nmlltru~I~W)t:$Q.addliC'I7llllo:ira ,r~•UK!ftewnltl i ]IPI)}J lO
1) ID-102080-3(0RO)
2)10-3480-1(R)
Qlv: 1
Rb: 107 13/ ,6"x82 112''
m
Qty:1
RO. 36 7/16"'x82 ~l2"'
Jamb:4 11115"
Jamb: 4 1 1/16~
LO<:; FRONT
~oc:FRONT
Sym:
m
Sym:
/
r
5'-s2"
3'-0
9'-10"
Note: Apply Exterior
Door & Window
Specifications &
Vehicle Specifications
Note: Apply Fence &
Gate Detail For The
Side Yard.
VEHICLE & DOOR & WINDOW
SPECIFICATIONS N.T.S.
FENCE & GATE
DETAIL (#3) i"=1'·0''
COPYRIGHT 2015
REVISIONS
ALSAOYANAIA
DATE: 25 AUGUST 2016
GAO FILE
Ll.
DATE
DESCRIPTION
DOOR
I
WINDOW
DETAILS
I
SPECIFICATIONS
ALL IOEA$, OE.SICNS, AARI'INGENIENTS ANO PI.ANS lr'OCATED
aYTHfS OA.o'WINC MEOWNE09Y ,~ CTHEPAOPERTVOF &AAOYI<J'l
A-3
.dl.
7-15-14
MASTEFI aJII.Oii:FI AND WERE CFiiA7EO. EVOLVI<D ~
Rev
SCALE: l"=1'-0"
DIO\Iil.CPED Fa:!
City Of Cannel
USE ON, ANO IN CONNECTION 1MTI-I, ,_E SPECIFIED PR:>JECT. NONE OF
&
FENCE
DETAILS
SHEET NO.
SUCI-IIOE,t.S,DESIGNS,ARRANOEI.AENTSOFIPLANSSHAJ.J.BEUSEO
&;.
4- 27-15
City Of Cannel Rev
BY OR DI SCI
OS
ED TO ANY PEASON, FIRM OR CORFORA.TION
FOR Am PIJRPOSEWHoi>.TSOE\IERwmiOUTTHEWAJTrEN
A
5-18-15
Parking Pad Rev.
P ERMISSION OF SAROVAN MASTER 8l.IUJEI=I
S AROYAN
APN: 010-022-012
3
&.
6-8-15
Buildin Area Rev. As
Per Site Measurement
A
Parking Pad Revision
MASSOUDI
RESIDENCE
ARCHITECTURE
CONSTRUCTION
INTERIORS
8-26-16
710Reawooc:IAvenue SantiCily CA9395S
DRAWN BY:
C.M.T.
JilooeB31 .393.1800 rax6J1 .393.2400
OF4
CHECKED BY:
AES.
Coolrac1ortJcense 661958
3
NE
3RD
STREET
GUADALUPE
CARMEL 1
CALIFORNIA
93921
224
PURPOSE:
CARPORT
PROJECT NO.
157