CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

April 13, 2016
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, Interim Community Planning and Building Director

Submitted by:

Catherine Tarone, Assistant Planner

Subject:

Consideration of a Track 1 Design Study referral (DS 16-023) for

alterations to an existing residence located in the Single-Family
Residential (R-1) and Beach and Riparian Overlay District.

Recommendation:
1.) Deny the applicants proposal to replace an existing 7-foot-high wood fence with a 3foot-high stucco retaining wall topped by a 3-foot-high wrought-iron fence.
2.) Determine the appropriate action regarding the proposal to revise the design to convert
the wood railings to wrought-iron.
Application: DS 16-023 (Salehi)
APN: 010-221-018
Block:
31
Lot: 20
Location:
NE corner of Monte Verde and 3rd Avenue
Applicant:
Mark Thompson
Property Owner: Amir Salehi
The project site is a 4,000-square foot property located at the north-east corner of Monte
Verde and 3rd Avenue and is developed with a 2,258.5 square-foot, two-story, single-family
residence. The property was built in 1973 and is 43 years old and thus lacks sufficient age to be
considered historic.
On April 8, 2015, staff approved a Design Study (DS 15-093) application for the replacement of
the existing wood-shingle siding with board-and-batten siding, installation of new unclad wood
windows and doors, installation of a new wood-shingle roof, construction of a new stone
chimney on the south elevation, and the removal of 75 square feet of site coverage. On July 30,
2016, staff approved a Design Study (DS 15-216) to revise the proposed board and batten wood
siding to stucco.

257

DS 16-023 (Salehi)
April 13, 2016
Staff Report
Page 2

On January 20, 2016 the applicant submitted a Design Study application proposing the
replacement of an existing seven-foot-high wood fence with a three-foot-high cement plaster
(stucco) retaining wall topped by a three-foot-high wrought-iron fence along the property's
west property line facing Monte Verde. The applicant is also proposing to revise the originallyapproved design by replacing the wood railings on the decks and balconies with wrought iron.
Staff has referred this application for Planning Commission review because the height of the
proposed wall/fence exceed what is allowed by the Municipal Code and the design does not
comply with the Residential Design Guidelines. The Commission may consider whether the
proposal is consistent with the Municipal Code and Residential Design Guidelines.
Staff analysis:
Wall/Fence Design:
According to CMC 17.10.030(E): Fences located within the front or side setback facing the
street may be 4 feet in height. These limits shall not be altered through Design Review by the
Planning Commission and Existing fences and walls may be rebuilt if damaged or deteriorated
without conforming to current height limits upon submittal of plans and photographs
documenting existing heights and materials prior to demolition. The director may approve the
rebuilding as long as heights are not increased.
The applicant is proposing to replace an existing 7-foot-high wood fence with a 3-foot-high
cement plaster retaining wall topped by a 3-foot-high wrought-iron fence. The wall and fence
are proposed to be located on a slope in which the propertys grade is approximately 2 feet
higher than the grade on the street-facing side of the wall and approximately 6 feet higher than
the street-level grade. The total height of the wall and wrought-iron fence would be 6 feet as
measured to the grade on the lower side of the fence. The retaining wall topped by a wroughtiron fence is proposed to extend for 67 linear feet along Monte Verde Avenue.
The Municipal Code grants authority to the director (or Planning Commission) to approve the
replacement of a fence at its non-conforming height. The code indicates that this decision is
discretionary. Staff does not support the replacement of this fence at its non-conforming
height because the proposed design is not consistent with the Residential Design Guidelines.
With regard to fence design, Design Guideline 11.2 encourages the use of grapestakes or wood
pickets, and states that ornate, Victorian wrought iron and chain link fences are
inappropriate.

258

DS 16-023 (Salehi)
April 13, 2016
Staff Report
Page 3

Staff could support a replacement wall/fence at a non-conforming height that is more

consistent with the guidelines. Alternatives designs that would comply include:
1) Construction of a 3-foot high retaining wall, with a 3- to 4-foot-high wood fence stepped
back from the top of the wall approximately 8-12 inches to enable the height of the
fence and wall to be measured separately. Staff notes that the wall could consist of
stone to match the residence rather than stucco.
2) Reconstruction of a 6-foot high wood fence as an in-kind replacement of the existing 7foot high wood fence.
Deck/Balcony Railings:
Residential Design Guideline 9.2 states an objective to avoid overly ornate details and
Guideline 9.6 encourages the use of wood siding, and states that stucco, in conjunction with
some natural materials, may be considered depending on neighborhood character but should
not be repeated to excess within a block.
Staff approved the conversion of this residence (DS 15-216) from wood to stucco because the
finish details still included natural rustic materials such as stone at the base and wood around
the windows and on the railings. In staffs opinion, the proposal to replace the wood railings
with wrought iron shifts the design of the residence further from the recommendations of the
Residential Design Guidelines. The issue of the railings on the residence being inconsistent with
the Design Guidelines is augmented by the proposed stucco wall/wrought-iron fence design.
The Commission should consider whether wrought iron railings should be used on the
residence.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15301 (Class 1) Existing Facilities. The project consists of the replacement
of the existing 7-foot high fence with a retaining wall and fence and the replacement of railing
and paving materials, 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 Site Photographs
Attachment B Project Plans

259

Attachment A - Site Photographs

Front elevation of the residence currently under construction

Existing 7-foot-high wood fence at the propertys west elevation and the proposed location for the 3foot high retaining wall topped by a 3-foot-high wrought-iron fence

260

Existing 7-foot-high wood fence at the propertys west elevation and depiction of elevation of street
level

West side yard of the residence

261

Location of balcony railings on the 2nd-story west elevation of the residence

Location of proposed wrought-iron railings on the 2nd-story wood deck of the residence

262

REVISIONS

13Y

COF'YRfGI.IT NOTIFICATION
ORKEJNAJ..S AND C~IES OF THESE t=L.ANS, /Nci.IJOING ANY 8FECIFICA rJON6,
.4RE COP'f'FI!k>TED. $/.ICH PLAN6 AND SPECIFit:ATION$ ANf:J 71-/E COPYR16J.IT
ARE 71-iE ~OPERrt' OF TJ.IE OE$16~ AND AfCE NOT TO BE ~EORAUIN,
t'RAC0. OR REPROOUt!ED IN ANY HANNEftil l!IY ANYt:JNE I=OR ANY Pi.AiiP06E.
THEY ARE NOT TO .eJE IIIE..uM:D BY AN't"ONE FOR CO~TRUCriON OR OTWER
PURP~ES UIITHOUT ~E~ UIRITTEN PERN18SION FRON HARK TJ.IOHPSON.

EX~TJ~

.341- oJA

PINE TREE

50.00'

PROJECT DESCRIPTION

NEW IJI. ~ FENCE

.3~0 J..IEIGJ.IT; ABOVE
3'~'J.IJGJ.IC. 'ENT
~J....A~~
"AINJNG WALL

LANDSCAJ
70REHAIN

()

EXTERIOR CI-IANGES TO INCLUOE, RE/'10VE IJ./000 OECK

RAILS ANO REPLACE W/Tf-1 WROUGI-IT IRON RAILING.
RE/'10VE EXISTING OLO l.i/000 FENCE ANO REPLACE
WITI-I NEW RETAINING WALL ANO WROUGI-IT IRON FENCE
WALL TO BE I-lAVE CE/'1ENT PLASTER FIN/SI-t. FIN/SI-lEO
FENCE 1-/EIGI-IT TO /'1A TCI-I EXISTING FENCE I-IEIGI-IT.
RE/'10VE ALL EXISTING NON PER/'11ABLE SITE COVERAGE
ANO REPLACE 1/J/TI-/ SE/'11 PER/'11ABLE PAVERS.

SITE DATA

fE)

SITE INFOR/'1ATION TAKEN FR0/'1 ORAWINGS PREPAREP BY

001/G JONES IN OECEHBER OF 1972. IN AOOITION TO
FlEW /'1EASI/RE/'1ENTS -1 INFOR/'1AT/ON PROVIOEO BY OWNERS.

W41ER

l"fETER WI
I~M"'-IW 10

OWNERS, A/'1/R I EL/'1/RA SALEf-11

!6055 ROSE AVE,, LOS GATOS, CA 95020

~ESID&ICE

"-:]

APM ............................. O!O-:i2!-0!8-oOO

LOT SIZE: .................. (4000 SQ. FT.J .09 ACRES

~
~~

rASSUHEDJ

~~

~I.:
~ij

~
~

<=>

~"'?.

0-.
""'
~

= t
I
~if
:E..,

<=>

.-<00

~~

"'"'

::::.:::

c::: ~~
<X "';:<
d<'>
~ c.:~

SITE COVERAC:,E:
(EJ PATIOS I WALKWAYS,
548 SQ. FT.
(EJ ORIVEIUA y, ........................
117 SQ, FT.
(EJ REPWOOO OECKS .................. 288 SQ. FT.
EXISTING SITE COVERAGE: ......
953 SQ. FT. 23~
PROPOSED SITE COVERAGE.....
878 SQ. FT. 21. 9!1>
TOTAL COVERAGE ALLOWEP ...... 55b SQ. FT.
OCCUPANCY CtROIJP, .................................... R.:J/1)
CONSTRUCTION TYPE' ..................................... V$
FIRE SPRINKLERS REQU/RE!:J, .......................... YES
( OIFFEREP 81/B/'1/TTAL FOR OES/GN ORAWINGS J
PARKING: ........................................ I SPACES
(I COVEREI:?, 0 UNCOVEREPJ

~~
NEW lt.t
'N FENCE
.3'-0"' J.IEIG 1; ABOVE

.3!-o" ~~ ' CENENT

PLASTE/ii!

Ll'

~8
V\ glR
1..1-1
~
c::::a {Sm
::z: ~i;j ~

PROJECT AOORE6S,
N.E. CORNER OF HONTE VEROE I 3RO, CAR/'1EL, CA 93921
FLOOR AREA:
(EJ RESIOENCE' ................................. 1851 SQ. FT.
(EJ C:,ARAC:,E ................................
407.5 SQ. FT.
(EJ C:,ROSS FLOOR AREk ................ 2,258.5 SQ. FT.
(NO CI-IANGES TO (EJ FLOOR AREAJ
TOTAL AREA ALLO/UEO............
1800 SQ. FT.

s 1f><18T/Ntj
RESJPE
FIN. FL.R. 100.00

><

::z:
\._::

TAINING UIALL

GRAOING I DRAINAGE
6RAO!Nr:Js FOR PROJECT TO E!E LES6 Ti-IAN 100 CI.IE!IC
YAROS CI.IT OR FILL.. SLOPE AL.J.. F'IN161-/ GRADES A 7 NEI/J
CONS TRtiCTION 5-" HIN. AWAY FROf1 131J/LOJN6. 6RADIN6
LIMITED TO FOOTIN65 I PAD FT6'5. 1/J/TJ./ /"'INI1'1AL 6RA01Nr:Js
AT ORIYEI/JAY AND FRONT ENTRY. (0 CI.J.FT. Ct/T, 0 FIW

<El LANDSCAPE

IN CIT!' ROW.

fEJ LANOSCAPE
INCm'ROUJ.

Ai.i. NE/1/ ROOF 5YSTEH ORAINA6E TO TIE INTO..;" t=RENC/-1

DRAINS ANO DRAIN INTO fEJ AREA ORAINA6E SYSTEH
ANO LANDsCAPE AREAS.

WINTER GRADING
TJ.IE FO/..L.OIUIN6 HEASI.I!CI:S /'11.15T 13E TAKEN OI/Fi!IN6 1/JINTER
OPERATIONS, OCT0/3ER 15 TJ.IRI.I APRIL. 15,

3RD AVENUE

OISTUR/3ED 6t/RFACES NOT INVOLVED IN Ti-lE IHHEDIATE

OPERATIONs HI.IST 13E PROTECTED 13Y HI.ILCI-IIN6 ANO/OR
OTI-IER EFFECTIVE f1EANS OF SOIL. PROTECTION.

AU ROAOS AND ORIVEI/JA YS SHALL. J.IA VE ORAINA6E

FACILITIES SUFFICIENT TO PREVENT EROSION ON OR AOJACENT
TO TI-lE ROAOUIA Y OR ON Ti-lE 001/JNJ.IIi.i. PROPERTIES.
RUNOFF FROH TI-lE SirE SJ.IAJ.L. 13E OETAINED OR FILTERED
BY 13ERHS, VE6ETATED FILTER STRIPS, ANO/OR CATC!-1
E!ASINS TO PRNENT TJ.IE ESCAPE OF SEOIHENT FROH TJ.IE SITE.

II

ORAINA6E CONTROL HEASIJRES SI-IA/.L. 13E MAINTAINED AND

IN PL.ACE AT TJ.IE END OF EACI-I DAY AND CONTINI.IOUSL r
TI-IROI.Ir:Jsi-IOI.IT TI-lE LIFE OF TI-lE PRO.JECT OI.IRIN6 1.1/INrER
OPERATIONS. rHON7E!i<EY COUNTY' 6RAOINr:Js/EROSION
ORO/NANCE 2f306-16.12.0'f!0) I CITY OF CARHEL STANOAROS
SEE 51-/EET El FOI'C 13EST HANA6EHENT PRACTICES.

GRAPI-IIC SCALE

SWLOING CODES

REVISION

APR ,o4 2016

City of Carm~-by-the-Sea
Planning & Building Dept.

ALL /J/ORI< 51-/ALL CONFORH TO TI-lE 2013 EDITION OF

TI-lE CALIFORNIA EJI.III..DIN6 CODE, rBASE COOE 2012 113CJ
HECJ.IANICAL., (2013 CHCJ PL!JHSIN<Js, (2013 CPCJ.
El-ECTRICAL COOE, (;;OI!J CEC). FIRE, (2013 CFCJ STATE
OF CALIFORNIA TITLE 24 ENER6Y CODES, (20/3 13/.JIL.OIN6
ENER6Y EFFICIENCY STANOAROSJ AND ALL APPL.ICAEJLE
CODES/ ORDINANCES OF TI-lE CITY OF CARHEL. ANO
STATE OF CALIFORNIA.

&>RA!JJNSY:

H. TJ.IOHPSON

DATE~

20 JANIJART, 2016

TJ./15 PROJECT SJ.IALL COHPL. t' 11./ITJ./ 7J.IE ::t0/.3 CALIFORNIA

RE510ENTIAL. CODE. ANO TI-lE CALIFORNIA 6REEN i31.1/L.OIN6
COOE fC613CJ. REFER TO SJ.IEET Cl FOR HANDA TORY F'EA71.1RES.

AS NOTED
.JOB No.

Sf-IEET No.

AI

263

OF

/9

SWEETS

SY

REV/8/0NS

CH/11NErNo7f!,
TOF OF CI-IINNf!Y' HIJ!!JT f!!XT/fNP A HINIMJJM OF 2 t=EEi ASOVf!
ANY PART OF 71-1!= /31)/W/NG WITHIN J0 PEEr CF CHIHN~. ANO
J.IAVE AN A!''ROYEO SPARK ARRESTOR.

STONE

REPLACE 5111/J/.4 rEO 51-/4KE ROOF

UIITI-f CEDAR IJJOOD 51-f/NI3LE5
ROOF 111./ST HEET CI..Ae5 'A" Ae5EHSL r'
TREATED IJ/OOD 51-fAKE OR 61-1/N<SLE
OVER 72J..B CAP 51-/EET OR DENSDECK

F'/.4TE 1-17'.
/08.0C'

><

z: ""
t..:l
;;:::::; ~g
g{~

JEW-/.1/EN
/J/000 IJIINOOIJ/S

'-'-'

~
~

a=

fEJ FIN. FLR-

NEW Iii. IRON RAILS

STAIRS

* OECK I

__ __!.Of?~.'-

::::..:::

"''""
~f
O:M

~~

s~
NOJ

e:::: ~m
<t "';:;

:e:

fEJREO/JJO
DECK I dTAIRd

NE1U IJI. IRON PENCE

3'-0" 1-/E/GI-IT, AE!OVE

Cl
5~ ~
z: >--

CR4f"TI3/14N STri.E
IJJOOD TRI/1

~~

I
lg

.3'-o" I-IIGH CEHENT

Pi.AdTER R ETAINING /JJAI.L
fEJ NAT.
<11R4DE

NE1U CRAI"TSHAN STri.E

<11ARA<11E DOOR

(EJ dTONE FRONT ENTRY

REVISED
EXTERIOR ELEVATIONS

60UTi-l ELEVATION

OI5TANCE TO ROAD EDGE

16

GRAPI-IIC SCALE

CI-IIHNW NOTE:
TOP OF CI-Jf!1NET NIJBT t:><TENCJ A MINIMUH OF 2 FEET ABOVE

ANY PA/<2T OP 71-IE SJJILDING JJ/m.JJN !0 FEET OF CI./JMNEY, ANO

J.MVE AN APPROVED SPARJC ARRSTOR.

P/.4TEHT.
IO!J.OO'

./EL0-1.1/EN
IJ/OODIJIINDOIJJS
CRAFT8114N STrLE
/1/00D TRI/1

CEHENT PLAe TER

F/N/51-1
fEJ FIN. FLR.

NEIJI IJI. IRON RAIL

AT fEJ SALCONY

- . -'Of?:::P~-

CEHENT PLASTER
I"IN/81-1
NEIJ/ IJI. IRON FENCE
.3~0" HEIGI-lT, AEJOVE

.3'-o" J.IIGI-I CEHENT

Pi.AeTER RETAININ<SIJIALL
fEJ ED<!IE 01" ROAO
fEJ ED<!IE OF ROAD

WEB T ELEVATION
264

REVIsiONs

REPl-ACE SIHI.ILA TED 51-1AKE ROOf'

/JJITI-1 CEDAR /JJOOD Si-11NC!.LES
ROOf' HI./ST HEET Ci.ASS ':4' AssEHSL r
TREATED /JJOOD 51-<AKE OR SWINC!.LE
OVER T.lLS CAP SI-1EET OR OENSDEcK

SY

CARHEL STONE
CI-11HNEr

:z:
<..::1
v:;

PUrE l-IT.
/08.00'

..g

...... ~
=

<(

:z:

JEJ..O-IJ)EN
/11000 /JJINOOIIIS

:e: I
c..
"""

CRAFTSHAN STYU
/11000 TRIH

=
<l

fEJ FIN. FLR.

100.00'

-.

. ~

___ _:_ ___:-:. ~--- ~-~---- __ .::.._ _.:___,_

--- .. ----- -. .
.

I
I

~ l ~-----=-----

,!

@:

ij
E:

- ------. ------1
.. !

mil

Iml

, ~-------------~---

::!

==

----

lJ

1,,

\'

fEJNAT.
aRAOE
--~----~--

----.. ___,:_

() FIN. FLR.
.:.~

91.00'

fEJ NAT.
c;RADE

NOR TI-l ELEVATION

REVISEO
EXTERIOR ELEVA r!ONS

16

6RAPI-I/C 6CALE

CARHEL STONE
Cl-iiHNEr

P~ATEI-/T;

108.00'

f!EJ CEHENT PLA/3 TER

"''INISI-1-

.JELD-IJ/EN
/J.IOOO /J/INI:>O/J/5
CRAFTSHAN S TrLE
I1JOOD TRIH

(EJ FIN. Fi.R.

100.00'

---(E) REOIVD
DECK I STAIRS

NEW rliIRON RAILS

fEJNAT.
aRADE

fEJNAT.
aRAOE

EA6 T ELEVATION

A6
265

OF /9 5J.IEETS

/i!EVISIONS

FOlJNOA riON NOTES:

I. EXI$rJNG CONDITIO~' CONTiiiiACTOR SI-IALL VERIFY TI-IAT X/STING CONOITION!J,
ANO FRAMING AliiiE AS 51-10U/N, NOTIFY ENGINEER OF ANY OISCR~ANCIES
Pliii/OR TO PROCEEDING W/Ti-1 /JJORK. ALL NE/U /JJORK AND FINJSWE!J AliiiE TO
MATCI-I EXISTING /J.O.N. OR SPECIFIED.
2. CONCRii'TE STRENG TI-l,

EJY

CE/'1ENT PLASTER WAI.L

~BOTH SIOCS OF STAIR

1-/ARJ:>/J/OOJ:> ST.41R TREADS

f RI/3ERS, SEE PLAN.

1-112" SPACE
MINJ/"IIJH

U/ROU6i-IT IRON
RAILING

ALL CONCRETE AND GROUT SI-IALL BE REGULAR UIEIGI-IT fl45 pcr.J

4nd DEVELOP A ff/NIH/Jff COffPR/:SSIVE STRENGrll OF 2500 PSI AT A6E 28 DAYS.

CONCRETE B/..OCJ<S, CONCRETE MASONRY UNITS SI-IALL BE NAT/JiiiiA/.. GREY, WLLO/JI,
OPEN-END UNITS SIJITA!3LE FaR !3/:AR/NG U1.4LL CONSTRUCTION. UNITS 51-/ALL BE G/ii/ADE Nl
CONFtJRMING TO A.!J. T./'1. C9<::\ 1//ITI-/ A MIN/H/JM COffPRE!JSIVE STREN6Tf< OF 1500 PSI.
ALL CE/..L!J 51-/ALL BE 6ROIJTED SO/..ID.
3. ALL REINFOIRC/NCi SI-IA/..L CONFORM TO A.S. T.M. 6RAOE 40, ALL REINFORCING,
VERTICAL AND I-/OiiiiiZONTA/.., 8J./ALL BE SEC/JRI'/.. Y TIED IN PLAC/: TO CLEA/ii/ANCES
AS SPECIFIED PRIOR TO POURIN6 CONCRETE. TIE I-IORIZONTAL REINFORCING TO
VERTICAL Ri:INFORCING AS /J/ORK PliiiOGRESSES.

ib ' {:)/A. SPI-IERe

:::z:

4. A/../.. Jii/EQJ./1/ii/ED 5401iii/N6 SI-IALL BE T"HE SOLE RESPOs/B/LTY OF TI-lE CONTRACTOR.

TJ..IE CONTRACTOR SI-IALL P/ii/OVIDE ALL NECESSA/ii/T BRACING A$ /i!EQ/JIIiiiED IINTIL
ALL /JJORJ< IS COMPLETE.

5. FOUNDATION, ALL NE/U FOOriNGs SI-IAL/.. BEA/i! ON FIRH,

NATM~. UNDISTURBED SANOY

SOIL AND I-lAVE A M/Niff/JM /!SEARING CAPACITY OF 1500 PSF, SOIL TYPE 4 OF TAB/.. 1806.2
OF TI-lE C.B.C. Ti-1/: CONTRACTOI'i! SI-IALL VERIFY TI-IAT XISTIN6 SOIL CONDITIONS ARE AS
ASSU/"IED. NOrJFr ENGINEER IF EX/6T/NG SOIL IS DIFF/:/i!ENT PRIOR TO LAYING ANY ST/:EL
OR POU/i!ING ANY CONC!i!ETE.

STf:E/..,

ALL /"IISC. !JTEEL SI-IALL CONFORH TO A.S. T./'1.

'-='

c::;

......
Cl

ALL 1-/ANORAILS $1-/ALL BE CONTIN/JOUS TI-lE FULL LENGTH

OF T"HE STAIRS. 1-/ANJ:X.RIP PORTION OF ALL HANDRAILS
SI-IALL NOT BE LESS TWAN 1-1!4 ' NOR MO!i!E TI-IAN 2 " IN
CROSS SECTIONAL {:)/HENSION, OR TWE SI-IAPE 5W.4LL
PROVIDE AN EQUIVALENT GRIPPING !/RFACe

STAIR I BALUSTER STYLEs

ARE SCI-IEHA TIC ONLY CONTRACTOR TO COORJ:>INATE
STYLEs / FINISI-IES WIT!-1 0/JINER

6 . BOLTS ALL BOL TS SI-IALL CONFORH TO A.S.T.H A301.

7. L/JI"IBER ALL LUI"IBER SI-IALL CONFORH TO TI-lE

I-IANORAIL
A TTACI-IEO TO WALL

CONC. !JTAIR TREADS

<RISERS, SEE P/..AN.

:::z:

=i
::E:

C>

~~

"""'
~g!

:::.:::: "'8:
c:::: g~
-<E
::E: ~~

6TAIR RAILING6

jL, ~ 4" O.C. MAX.

2" IJ)/OE 1-/ANORAIL

~
~

:;" WIOE 1/./ROIJGI-<T IRON 1-/ANOiiiiA/L

--

3/4" SQ. UIROIJG!-<T

IRON B.4UISTERS

t- I - -

8. NAILING ALL NAILS SWALL BE C:OMHON Wlli!E NAILS AND ALL NAILING
Sf<ALL CONFORM TO TABLE 2304.9.1 OF TI-le C.B.C.

3/ 4 ' SQ. 11/ROI.k:il-iT IRON BALIJ8TERS

fl/E/..OED TO WANORAIL f FOOTRAIL

"'~'-.

9. 1-/ARDiiiARE, ALL FRAHINCi WAROU/ARE SI-/A/..1. BE BY SIHPSON COHPANY OR EQUAL.

10. BACKFILLING, TWE CONTRACTOR SWALL NOT 13ACI<FILL B1.1/ND RETAINING IJ.JALLS
JJNTILL ALL CONCRETE l-IAS CIJRED AND REACWED OC5/GN STRENGTJ..( SEVEN DAYS
/"1/N/HIJ/'1. TJ..IE CONTRACTOR SI-IALL NOT IJ8E ANY I-lEAVY CONSTRIJCrJON ~QIJIPHENT
TO BACKFILL B~I-IINO WALL. COHPACTION SI-IALL BE PERFORMED W/TIIIIAND TAMPERs
01iii SHALL COHPACTION eQJJ/PHENT UNLESS APPROVED IN IJJRIT/NCi BY TI-lE ENGINEER.

"'

1/. CORROSION P/ii/OTECTIOM ALL EXPOSED !"lETA/.., BOLTS ANO NAILS 51-/ALL BE 6ALVANIZEO

o,

OR PROTECTED BY AN APPROYEI:> EQUAL. ALL 8TEEI.. SUCH AS A .B . WASJ.IERS ANO NAILS

AND ALL FI'CAMIN(; i-1.4ROU/ARe SIJCH AS HANGERS, POST CAPS ANO POST BASES, IN CONTACT
WI TW PRES!/RETR~ATCD LU/"IBER SI-IALL BE STAINLESS STEEL OR I-lOT D IP GALVANIZED IiilTH A
/"IINIH/JH COATINCi OF G90, 0.90 e>z P/:R SQ. FT.
12 EPOXY GROIJT, EPOXY GROUT SI-IALL BE "SIHPSCN SET-XP ~ STiiiiiJCTI.IRAL EPOXY TIE ANCI-IORING
AOI-IE51VE, ICCES eSR-2508. CONTRACTOR SI-IALL DRILL 1-!0LE, CLEAN WLE, MIX G/ii/OIJT AND
INSTALL OOUIEL$ AS RECOMMENDED BY HANIJFACT/Jii<ER.

14.

c
;;;

RULes

OF A RECOGNIZED GRADINCi AGI:NCT

AND TAB/..e8 4D T/-/ROIJG/-1 4F OF TI-le N.D .8 .
ALL .JOISTS SI-IALL BE OF. LARC!-1 NO. :; OR BETTER.
ALL BEAMS SI-IALL BE OF. LARC/-1 NO. I OR BETTER.
ALL POSTS SI-IALL BE OF. NO. 2 OR BETTER.
GLtiLAH I!SEAHS ALL (;L/JLAM BEAMS fGLB'sJ SI-IAL/.. I-lAVE A COH131NATION SYHBOL OF
24F- V4, CANTILEVERED BEAHS SI-IALL BE 24F- V4 OF/OF U.O.N. ON PLAN.
PARALL.4HS 51-/ALL BE 2oE PARALLAM PsL.
HICROLLAM5 SI-IALL BE I. 9E HICRO/..LAH L VL
ALL 1..1)11EJER WIT!-<IN 8 ' OF EARTi-1, 01"! EXPOSED TO TI-lE WEATI-IER, IN CONTACT
WIT!-< EARTI-I, CONCRETE I!SLOCKS OR CONC/ii/ETE SI-IALL BE PRE5SIJRETREATED, t'P. T,)
ALL FRAI"IING /../J/1SER Sf<ALL WAVE A ( /"IAXI/"IIJ/"1 /"IOI5TIJ!i<E CONTeNT OF i'.!J& .J AT
T4E rJHE OF INSTALLATION OR /NCORPPORATINCi T4E LU/"IBER INTO TI-le STRIJCTIJ!i<E.

13,

<5ru

C>
......
c.. ~~

NOT TO 8CAI-E

~~....

4 '0/A. SPWEit<E

TYPICAL RAILIWG
NOT LESS TWAN 42" IN WEIGWT
W/TW PATTERN/ SPACING SUCH
Tf<AT .4 SPWERE 4' IN O IA .
CANNOT PASS TI-IROIJGI./

SOL T FOOTING TO FLOOR WI

LAG BOLTS, TYP.

13ALCONY RAILING
NOT TO SCALE

TE/'1PORARY SHORING, ALL fi!EQUIRED SHORING 51-iAL/.. BE Tf<e SOLE RE!JP061BILTY OF TI-lE CONTRACTOR.
T"HE CONTRACTOR SI-IALL PROVIDE ALL NECESSARY SHORING AS REQUIRED UNTIL ALL
CONCReTE HAS C/JRED ANI:> REAC/-10 OESIGN STRENGT4. CONTRACTOR TO PROVIDE THe e/JJLO/NG
O~ART/"IENT /J//Ti-1 A 5!-<0R/NG PLAN. 'OEFERRED SUB/"II TTAL"
D!i!AINAGE' CONTRACTOR 5!-<ALL PLACE DRAINAGE AND GRAVE/.. BEl-liNO WALL AS S/-1011/N ON OETAILS.
GRAVEL I!SACI<F/L/.. si-IAL/.. SE 1:1" IJ)IOC AND EXTEND FROM FOOTING TO WITJ./IN 18' OF FINS/liED GRADE.
EXTEND ORAINPIPE FROM RETAINING WALLS TO OA YLIGIIT AND 0/SCWARGE AT A SUITABLE ANO LEGAL SITE.

,h L...
2' WIOE 1-/ANO/ii/AIL
3

1
'

x.3 11 8Q. ilROJJGJ..IT

4 ' 0.C. MAX

2" WIDE IJROIJGI-IT IRON 1-/ANORAIL

,I'-

I=

IRON PoST

1--

314' SQ. 11/ROUGJ.IT

IRON BALIJ8TERS

,...

l:

'..,,
/

314 " SQ. UIROIJGI./T IRON BALUSTERS

IJIE/..DED TO 1-/ANDRAIL f FOOTRAIL

'0/A, SPI-IERE

2" WIOE FOOTRAIL

\.SOLT RAILING TAI35 To POST

WI 2 LAG BOLTS EA. TAB, TYP.

TYPICAL RAILING
NOT LESS TWAN 42" IN I-lElGHT
WITI-I PATTEit<N I SPAC/Na SUCH
T"HAT A SPWERe 4 ' IN O IA.
CANNOT PASS THROUGI-I

3" x3' SQ. 1/./ROIJGI./T

IRON POST TYP.
ATS'o ' o .c.

FENCE RAILING
NOT TO SCAl-E

RAIL I FENCE OETAILS

A6,/
Or /9 SWEETS

266