CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

January 13, 2016
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, Acting Community Planning and Building Director

Submitted by:

Catherine Tarone, Assistant Planner

Subject:

Consideration of a Design Study (DS 15-411) and Coastal Development

Permit application for a remodel and addition to an existing single-family
residence located in the Single-Family Residential (R-1) Zoning District

Recommendation:
Approve the Final Design Study (DS 15-411) subject to the attached findings and conditions.
Application:
Block:
Location:
Applicant:

DS 15-411
APN: 010-183-001
133
Lot: 1
Southwest Corner of Lincoln Street and 11th Avenue
Erik Dyar
Property Owner: Kevin and Dyanne Howley

Background and Project Description:

The project site is a 4,000-square foot property located at the southwest Corner of Lincoln Street
and 11th Avenue and is developed with a 1,415-square foot, two-story single-family residence. The
grade of the property drops approximately 8 feet from the east property boundary to the west
property boundary. A Determination of Historic Ineligibility was issued on November 20, 2014.
On November 6, 2015, the applicant submitted an application proposing additions and alterations
to the property including a 380-square foot, single-story, addition to the west elevation, the
removal of the existing brick patio, balcony and stairs and the installation of a new 236-square foot
redwood spaced-board deck surrounded by a stone wall on the main floor and a new 49 squarefoot second-story deck. A new skylight is also proposed on the addition, on the south elevation of
the property. Finish materials include off-white wainscot shiplap at the propertys base and offwhite board and batten siding on the upper portion with new stucco on the existing painted brick
chimney. On the west elevation, in the rear yard, the applicant is proposing a 48-inch-high stone

44

DS 15-411 (Howley)
January 13, 2016
Staff Report
Page 2

gas fire pit located approximately 13 feet from the property line. On the north elevation of the
property, the applicant is proposing a new stone chimney, a new 4-foot-high wood gate framed by
4-foot-high stone posts and the replacement of a concrete driveway, concrete retaining wall and
stone paver walkway with a sand-set cobblestone driveway, stone-clad retaining wall and
decomposed granite walkway. Note that the applicant has revised the location of the stone cooking
station to be located, instead, on the north elevation facing Eleventh Avenue and shielded from
public view by a six-foot-high section of the proposed stone wall. Additionally, an outdoor shower
is proposed to be located on the propertys south elevation. Finally, a tree in the public right-ofway that is encroaching on the proposed driveway is proposed for removal on the north elevation.
The Planning Commission reviewed this project on December 16, 2015, and accepted the design
concept with recommendations/draft conditions. The applicant has complied with the
recommendations made by the planning commission. Staff has scheduled this application for final
review. The primary purpose of this meeting is to review and consider the proposed fence and wall
elevations, landscape plan and path lighting plan, wall-mounted lighting and finish materials for the
residence. However, the Commission may provide input on other aspects of the design.
PROJECT DATA FOR THE 4,000-SQUARE FOOT SITE:
Site Considerations

Allowed

Existing

Proposed

Floor Area

1,800 sf.

1,415 sf.*

1,795 sf.*

Site Coverage

556 sf. (13.9%)

804 sf. (20.1%)

437 sf. (10.9%)

Trees (upper/lower)

3/1 trees

7/2 trees

7/2 trees

Ridge Height (1st/2nd)

18 ft./24 ft.

8 ft. /21 ft. 9 in.

14 ft. 8 in. /21 ft. 9

in.

Plate Height (1st/2nd)

12 ft. /18 ft.

8 ft./ 15 ft. 4 in.

9 ft. 3 in. /15 ft. 4 in.

Setbacks

Minimum Required

Existing

Proposed

Front

15 ft.

14 ft., 4 in.

14 ft., 4 in.

Composite Side Yard

10 ft. (25%)

10 ft.

10 ft.

Minimum Side Yard

(exterior, street-facing
side/interior side)

5 ft. / 3 ft.

4 ft., 3 in./ 6 ft. 4 in.

4 ft., 3 in./ 3 ft., 9 in.

Rear

15 ft.

53 ft., 6 in.

28 ft., 3 in.

*Includes 200 square feet for parking

45

DS 15-411 (Howley)
January 13, 2016
Staff Report
Page 3

Staff analysis:
Previous Hearing: The following is a list of recommendations made by the Planning Commission
and a staff analysis on how the applicant has or has not revised the design to comply with the
recommendations.
1. The applicant shall submit a tree removal permit for the removal of the 20-inch Acacia tree
in the public right-of-way on the north portion of the property.
Analysis: The applicant has submitted a tree removal permit for the removal of the Acacia tree.
The City Forester has reviewed the tree removal permit and is approving the tree removal and
requiring the planting of a replacement tree in a different location in the public right-of-way. (For
more details, see the tree removal permit conditions for permit # 64184).
2. The applicant shall work with staff and the City Forester on addressing the portion of the
new addition that encroaches into the 6-foot setback of the oak tree.
Analysis: Staff included this condition due to the proximity of the new development to the 21-inch
oak tree on the north elevation of the property. The City Forester reviewed the plans and supports
staffs recommendation that the applicant shall hand excavate any portion of the project that will
be located within the 6-foot setback of the oak tree. The City Forester recommends that if any
significant tree roots are discovered, the applicant shall use a bridged footing to avoid damaging
significant tree roots.
Additionally, the City Forester reviewed the landscape plan and approved the proposed plant list
stating that it is consistent with the City of Carmels guidelines and requirements.

Other Project Components:

Exterior Lighting: With regard to light fixtures, Municipal Code Section 15.36.070.B.1 requires that
exterior light fixtures on the building not exceed 25 watts (incandescent equivalent; i.e.,
approximately 375 lumens) or 10 feet in height. The locations of the proposed light fixtures are
depicted on the elevations included on Sheet 6 of the plan set, and the details are included on
sheet L2. The applicant is proposing two different light fixtures: one is a Kichler brand incandescent
light fixture with an output of 25 watts and the other is a WAC Lighting brand LED light fixture
containing three 3-watt LED bulbs that will be dimmed to 10% with an electronic low voltage (ELV)

46

DS 15-411 (Howley)
January 13, 2016
Staff Report
Page 4

dimmer. The applicant is proposing a total of seven lights on the main dwelling. One Kichler brand
light will be adjacent to the entries on the upper-floor and lower-floor decks on the west elevation
of the property, at the garage on the north elevation facing Eleventh Avenue and at the far east
end of the south interior (side) yard (four lights total). One WAC Lighting brand light is proposed to
be installed at the entry on the north elevation and two lights are proposed on either side of the
window on the south end of the deck on the west elevation (three lights total).
In regard to landscape and path lighting, the applicant is proposing an FX Luminaire brand LED step
light with an output of 20 watts located at the lower-floor deck stairs on the west elevation. In
addition, the applicant is proposing the installation of five FX Luminaire down-facing path lights
with an output of 10 watts each. Two path lights will be located on the north elevation, one near
the gate and one at the west end of the stone pathway. Three path lights will be located on the
south elevation: one on either side of the oriel window and one against the fence line directly
across from the wall light on the east end of the property.
Analysis: Staff supports the proposed lighting fixtures and notes that they comply with City
requirements.
Fences, Stone Columns and Arbor: The propertys existing wood grape stake fence is proposed to
be extended to the edge of the driveway. The existing fence conforms to the citys height
requirements and consists of a 4-foot fence facing Eleventh Avenue, no fence facing Lincoln Street
and a 6-foot high fence in the south (side) and west (rear) yards.
The applicant is proposing a new 4-foot high wood gate at the entrance to the property facing
Eleventh Avenue framed on either side with 2 new 4-foot high stone columns. Additionally, the
applicant is proposing to install a 7-foot high, 5 -foot wide, natural wood arbor mounted on top of
the proposed columns. An elevation drawing of the proposed gate, stone columns and arbor is may
be found on sheet L-1 of the plans, which are included as Attachment D.
Stone Wall and Stone Cooking Station: The applicant is proposing a stone wall that will surround
the 289-square foot, lower-story, spaced redwood board deck. The deck will be approximately 2
to 3 feet above grade. At the north-west portion of the deck, the top of the wall will be even with
the top of the deck, while on the south-west portion of the deck, the wall height will rise
approximately 2 feet to provide bench seating facing inward toward the deck. Additionally, at
the stone cooking station and grill, the stone wall will rise to a height of approximately 6 feet to
conceal the grill from view from 11th Avenue.

47

DS 15-411 (Howley)
January 13, 2016
Staff Report
Page 5

According to the Carmel Municipal Code section 17.10.030, since the proposed stone wall is
located behind the 5-foot side-yard street-facing setback, the proposed height of 6 feet is
permitted. The Planning Commission should consider if the height of the wall should be reduced or
if the grill should be relocated so that the wall does not face the street.
Outdoor Gas Fire Pit: The project proposal includes a 48-inch high outdoor gas-burning fire pit
located on the west (rear) portion of the property. It will be located approximately 13 -feet away
from the west (rear) property line and approximately 8 feet away from the south (interior, side)
property line. The seating area surrounding the fire pit will be sand.
Since the required setback for structures less than 15 feet tall is 3 feet (17.10.030), staff is not
concerned that any negative impacts will result from this proposal.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Existing Facilities. The project includes a 380-square foot
addition to an existing 1,415-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.
ATTACHMENTS:

Attachment A Finish Material Photographs

Attachment B Findings for Approval
Attachment C Conditions of Approval
Attachment D Project Plans

48

Attachment A
Stone Wall Surrounding Lower-Story Redwood Deck

Sand-Set Cobblestone Driveway

49

RECEIVED
DEC 2 3 2015
City of Cormet-bythe..Seo
Planning & Building Dept.

50

Attachment B Findings for Approval

DS 15-411 (Howley)
January 13, 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

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.

NO

2. The project is consistent with the Citys design objectives for protection and

enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.

4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.

5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.

6. The design concept is consistent with the goals, objectives and policies related to
residential design in the general plan.

7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.

8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
complementary to the neighborhood without appearing monotonous or repetitive
in context with designs on nearby sites.

51

DS 15-411 (Howley)
January 13, 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.
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.

52

Attachment C Conditions of Approval

DS 15-411 (Howley)
January 13, 2016
Conditions of Approval
Page 1

No.

Conditions of Approval
Standard Conditions

1.

Authorization: This approval of Design Study (DS 15-411) authorizes 1) a 380square foot, single-story, addition to the west elevation of the house, 2) the
removal of the existing brick patio, balcony and stairs and the installation of a
new 236-square foot redwood spaced-board deck and a new 49 square-foot
second-story deck, 3) the installation of a new stone wall surrounding the
redwood deck on the main floor, 4) a new skylight on the addition, on the
propertys south elevation, 5) the installation of off-white wainscot shiplap
siding at the propertys base and off-white board and batten siding on the upper
portion with new stucco on the existing painted brick chimney, 6) the
installation of a 48-inch-high stone gas fire pit on the west elevation in the rear
yard, 7) the installation of a new stone chimney, 8) the replacement of the
existing concrete driveway, low concrete retaining wall and paver walkway in
the public right-of-way with a sand-set cobblestone driveway, stone-clad
retaining wall and decomposed granite walkway on the north elevation of the
property, 9) the installation of a new 4-foot high wood gate, 10) the installation
of 4-foot high stone posts, 11) the installation of a stone cooking station on the
north elevation shielded from public view by a six-foot-high portion of the
proposed stone wall, 12) the installation of an outdoor shower on the south
elevation.

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

53

DS 15-411 (Howley)
January 13, 2016
Conditions of Approval
Page 2

based on site conditions. The landscaping plan shall show where new trees will
be planted when new trees are required to be planted by the Forest and Beach
Commission or the Planning Commission.
5.

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

6.

All foundations within 15 feet of significant trees shall be excavated by hand. If

any tree roots larger than two inches (2) are encountered during construction,
the City Forester shall be contacted before cutting the roots. The City Forester
may require the roots to be bridged or may authorize the roots to be cut. If
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.
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 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.

9.

10.

54

DS 15-411 (Howley)
January 13, 2016
Conditions of Approval
Page 3

11.

The Carmel stone faade shall be installed in a broken course/random or similar

masonry pattern. Setting the stones vertically on their face in a cobweb pattern
shall not be permitted. Prior to the full installation of stone during construction,
the applicant shall install a 10-square foot section on the building to be reviewed
by planning staff on site to ensure conformity with City standards.

12.

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

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 Citys storm drain system after passing through a silt trap to reduce
sediment from entering the storm drain. Drainage shall not be directed to

55

DS 15-411 (Howley)
January 13, 2016
Conditions of Approval
Page 4

adjacent private property.

19a.

19b.

20.

21.

22.

An archaeological reconnaissance report shall be prepared by a qualified

archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
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.
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.
All conditions of approval for the Planning permit(s) shall be printed on a fullsize sheet and included with the construction plan set submitted to the Building
Safety Division.
Special Conditions

N/A

The applicant shall plant and maintain one new upper-canopy tree of substantial
size and caliber and of a species approved by the City Forester as specified on
the submitted tree removal permit. The location, size, and species of this tree
shall be noted on the landscape plan submitted with the construction plan set.
Prior to final planning inspection, the tree shall be planted on site located
approximately 10 feet from any building.

N/A

56

DS 15-411 (Howley)
January 13, 2016
Conditions of Approval
Page 5

*Acknowledgement and acceptance of conditions of approval.

______________________________
Property Owner Signature

___________________________
Printed Name

__________
Date

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

57

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EXISTING HOUSE

Existing House

Proposed Main Level Area

Proposed Upper Level Area =

Total Proposed Floor Area
Total Added Floor Area
Total Anowabte Floor Area

Proposed Site Coverage

Existing Site Coverage

Floor Area
1,415 sq. ft.

Existing Lot Area

1,208 sq. ft.

Existing Coverage
Including Stairs and
Upper Balcony

587 sq. ft.

1,795 sq . ft.

380 sq. ft.

1,800 sq. ft .

'/

4,000 sq . ft .
804 sq. ft .

or

Spaced Board Deck

Stone Pavers in Sand
Stone Gate
Stone Deck Surround,
Grill and Shower Pad
Entry Stone Pavers
DriVE~way with Sand Set
Pavers
Driveway Retaining Wall
Stone Gas Firepit
Fences

269 sq. ft.

55 sq. ft.
3 sq. ft.
91 sq . ft .

Total Proposed Site

Coverage

554 sq. ft. with 384 sq. ft. (or 69"/o)

as Permeable/Semi-Permeable

Allowable Site Coverage

556 sq. ft.

25 sq . ft.
40sq. ft.

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RECEIVED
JAN 0 6 ~2016

2 sq . ft.
13sq. ft

36 sq. ft.

No Trees are Proposed to be Removed on the Property.

(1) Acacia Tree encroaching on the driveway is proposed
for Removal.

City of Carmel-by-the-Sea

Planning &Building Dept.

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APN: 101-183-001

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45 .2

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46.7

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// /

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GARAGE

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Existing Elevations

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Kevin and Dyanne Howley

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ARCHITECTURE
PCl 80><470!=1 C'ARVIFI_,r.o.t.mi=INIA !=13921 v: B::l1_915.5AD2 f: B:l1.3Cl.ci!=la99
infoll'!dyerarchitecturt'l.com

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The Architect's Drawings, Specifications Or Othgr Documents Shall Not Be Used By The Owner Or Other On Another Project Except By Agreement In Writing And With Appropriate Compensation To The Architect

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SCALE:

118"=1 '-0"

Proposed Street Elevations

Southwest Corner of Lincoln and Eleventh

Carmel-by-the-Sea, California
APN: 101-183-001

Owners:

Kevin and Dyanne Howley

'

ARCHITECTURE
Email:

infO@dyarar~;hitecture.com

P.O RI1X 4709 CARMEL, CALIFCANIA 93921 v: 831.915.5602 f: 831_309.9999

DYAR

The Architect's Drawings, Specifications Or Other Documents Shall Not Be Used By The Owner Or Other On Another Pmject Except By Agreement In Writing And With Appropriate Compensation To The Architect

Howley Residence Addition and Remodel

2015

lc

Novem:~er3,2:115

_ December 23, 2015

&Revised:

68

1/8"... 1'-0"

Existing Street Elevations

SCALE:

Southwest Corner of Lincoln and Eleventh

Carmel-by-the-Sea, California
APN: 101-183-001

Owners:

Kevin and Dyanne Howley

'
~
ill

Em~ail:

info<'ldo;'ararchitecture.com

P.O.BOX4709 CARMEL,CALIFOF.NIA 83921

v.

831.915.5602

DYAR ARCHITECTURE

The Architect's Drawings, Specifications Or Other Documents Shall Not Be Used By The Owner Or Other On Another Project Except By Agreement In Writing And With Appropriale Compensation To The Architect

Howley Residence Addition and Remodel

2015

r: 831.309.9999

November3,2015

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Landscape Design

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JAN 0 4 2015
City of Carmel-by-the-Sea
Planning &Building Dept.

SCALe

DATE
1.2,/23/1

Scale:
RSS

Job:

'Pl.--AN"'\ I N&

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HOWLEY

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70

GENERAL IRRIGATION NOTES:

ELEVENTH AVE.

GENERAL LIGHTING NOTES:

Design
IRRIGATION TO BE RUN OFF SEPARATE MAINLINE
EXTENSION WITH ISOLATION SHUTOFF VALVE.

2.

ALL DRIP ZONES TO HAVE AN IN-LINE FILTER.

3.

PRESSURE FOR DRIP IRRIGATION TO BE REGULATED

TO 23-35 PSI.

4.

ALL VALVES TO BE SUB-GRADE WITHIN A

WEATHERPROOF VALVE BOX. GRAVEL BASE AND
LINED WITH GOPHER WIRE.

5.

VALVES TO BE PLACED WITHIN PLANTING AREAS,

NOT TO INTERFERE WITH TRAFFIC OR PLANT

6.

NEWLY PLANTED CANOPY TREES TO HAVE3

EMITTERS AT 2 GPH PER TREE.

1.

2.

GROWTH.

,....--...."
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HEDGE

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ALL DIRECT BURIAL 12 GAUGE LDW VOLT WIRING

SHALL BE 6" BELOW GRADE AND ADJACENT TO
HARDSCAPE WHERE POSSIBLE.

4.

ALL MATERIALS USED SHALL BE IN NEW AND

PERFECT CONDITION.

5.

CONTRACTOR SHALL DEMONSTRATE THE

OPERATION SYSTEM TO THE OWNER AND PROVIDE
lliEM WITH COPY OF OPERATING MANUAL AND
WARRANTY

=F

--

POINT OF CONNECTION

BACKFLOW PREVENTION ASSEMBLY

IRRIGATION SHUTOFF VALVE

3.

LIGHTING LEGEND:

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[2]

FODo:-.ZI-5!
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R~towe:< ~0.:.tt.net

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INSTALLING CONTRACTOR SHALL VERIFY ALL

DIMENSIONS AND AREAS BEFORE START OF JOB.

IRRIGATION LEGEND:

ALL LIGHTING SHALL COMPLY WITH THE

REQUIREMENTS OF THECA ENERGY CODE. TITLE 24
PART6.

Mobile.SJ12.1.,.-.!~b7

FX LUMINARE HC PATH LIGHT

FX LUMINAIRE PD LED STEP LIGHT

FX LUMINAIRE 150 WATT LX TRANSFORMER

CONTROLLER- HUNTER PROC

WAC HR-LED309-NIC; SOFFIT LIGHT w/ HRLED331 TRIM

RAIN SENSOR- HUNTER RAIN CLIK

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KICHLER25w WALL LIGHT

~ VALVE FOR DRIP- HUNTER PGV 3/4" w/30 PSI

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PRESSURE REGULATOR & FILTER

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112" TUBING wl POINT SOURCE EMITTERS

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IRRIGATION PLAN
118"~1'-0"

ZONE 1

MEDITERRANEAN CLIMATE DROUGHT

TOLERANT PLANT MATERIAL

ZONE2

MEDITERRANEAN CLIMATE DROUGHT

TOLERANT PLANT MATERIAL

ZONE3

MEDITERRANEAN CLIMATE DROUGHT

TOLERANT PLANT MATERIAL

WAC LIGHTING: HR-LED309-NIC

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KICHLER 25w WALL LIGHT

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SPECIFICATIONS
Cottlttuctlan: Ole-cast aluminum heat sink painted bladl.
Hollslng and junction box are 20 gilllge steel.
ftame and hanger bars Bll!! hea\1)1 gauge galvanired neel.

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J.lox: s..... n knockout5 and four Romeo<" tyle wiring connectors

provided for ease of Installation. Ral!d for brancn wiring.

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Ddnr: Electronic driver, 120VAC/6QHz Input. S:SW output, 4SOmA current

Powerfactof >M. Dimming with thermal protection.

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Ught 5alll'C8! lndudas threa JW ANSI compliant warm/NeutrallEDs

for the nn!!!t color consisl!!ncy possible. Replacement modules IMlilable

Dimming: Dimmed to 10% with electronic low voltage {ELVJ dimmer.

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Mounting: SUpplied with hanger ba"' adjustable from 14l!o'-24lil" to

ao:mmmodanvarious Joist conururtlon and grid lias. Hanger b.lrs

include a cap!ilfe mou.nti ng 'screw-Mil' for ease of installa~on.

Armmmo- surlioa! up to 1" thick. 3111" OJtout hale.

REVISIONS

btlllg: ICRated; Suitable far direct contact with insulation.

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DATE

Stllndllldsl UL & CUL Listed.

12./!,/1.

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LIGHTING PLAN

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1/8"~ 1'-0"

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Landscape Design

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~" 1'-0"

Scale:

HC: Path Light

PD:Wal: Ught

Drawn
Job:

By:

RSS
HOWLEY

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L-2
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