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R-2016-22b, RM-2016-18b O�F9CE�F COM6ViUN11'Y DE!/ELOPMEN'f F'LANNINC DIVIS@ON ;>� CITY HALL 10300 TORRE AVENUE�CUPERTINO,CA 95014-3255 �� (408)777-3308�FAX(408)777-3333 a elannina aC�cupertino orq July 5,2016 Lynn M.Hofland 10850 East Estates Drive Cupertino, Ca 95014 SUBJECT: TWO STORY PERMIT AND MINOR RESIDENTIAL PERMIT ACTION- LETTER— Applications][�-207L6-22 and lL�1V�-20��-18 This letter confirms the decision of the Director of Community Development, given on July 5, 2016, approving a Two-Story Permit and Residential Design Review (R-2016-22) to allow for the constrttction of a new 642 square foot second'story addition to an existing single family residence and a Minor Residential Permit(IZM-2016-18) to allow a balcony on the new addition, located at �0�50 lE�st]Esfates�rave with the following conditions 1. APPROVED PROTECT �'This approval is based on a plan set entitled, "Modification to the Residence of Lynn & Rosanne Hofland at: 10850 East Estates Drive, Cupertino, CA 95014" consisting of six sheets labeled"A-0.0,A.1 fo A4.0 and E.Estafes Topo Survey", dated"May 31,2016" except as may be amended by conditions in this resolution. 2. ANNOTATION OF THE CONDITIONS OF APPROVAL The conditions of approval set forth shall be incorporated into and annotated on the building plans. 3. ACCURACY OF THE PROTECT PLANS � The applicant/property owner is responsible to verify all pertinent property data including but not limited to properiy boundary locations, building setbacks, property size, building square footage, any relevant easements and/or construction records. Any misrepresentation of any property data may invalidate this approval and may require additional review. 4. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM The project shall comply with the requirements indicated on the Public Works Confi.rmation form, including, but not limited to, dedications, easements, off-site improvements, undergrounding of utilities, all necessary agreements, and utility installations/relocations as Two-Story Permit&Minor Residential Permit Action Letter Page 2 R-2016-22&RM-2016-18 deemed necessary by the Director of Public Works and required for public health and safety. 'The Public Works Confirmation is a preliminary review, and is not an exhaustive review of the subject development. Additional requirements may be established and implemented during the construction permitting process.The project consiruction plans shall address these requirements with the construction permit submittal, and all required improvements shall be completed to the satisfaction of the Director of Public Works prior to final occupancy. 5. PRIVACY PLANTING Privacy plantings shall be added to the western property line adjacent to 10858 East Estates Drive wherever the view cone from the balcony projects onto said property line. The final privacy-planting plan shall be reviewed and approved by the Plaruzulg Division prior to issuance of building permits. The variety, size, planting distance shall be consistent witll the City's requirements. 6. PRIVACY PROTECTION COVENANT The property owner shall record a covenant on this property to inform future property o�vners of the privacy protection measures and tree protection requirements consistent with the R-1 Ordinance, for all windows with views into neighboring yards and a sill height that is 5 feet or less from the second story finished floor. The precise language will be subject to approval by the Director of Community Development. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 7. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Communify Development Department. 8. EXTERIOR BUILDING MATERIALS/TREATMENTS Final building exterior treatment plan (including but not limited to details on exterior color, material,architectural treatments and/or embellishments)shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. The final building exterior plan shall closely resemble the details shown on the original approved plans. Any exterior changes determined to be substantial by the Director of Community Development shall require a minor modification approval with neighborhood input. 9. INDEMNIFICATION Except as otherwise prohibited by Iaw, the applicant shall indemnify and hold harmless the City, its City Council, and its officers, employees and agents (collectively, the "indeinnified parties") from and against any claim, action, or proceeding brought by a third party against one or more of the indelnnified parties or one or more of the indeinnified parties and the , applicant to attack, set aside, or void this Resolution or any permit or approval authorized hereby for the project,ulcludulg(without limitation)reimbursing the City its acttxal attorneys' fees and costs incurred in defense of t11e litigation. The applicant shall pay such attorneys' ;_. Two-Story Permit&Minor Residential Permit Action Letter Page 3 R-2016-22&ILM-2016-18 fees and costs within 30 days following receipt of invoices from City.Such attorneys'fees and costs shaIl include amounts paid to counsel not otherwise employed as City staff and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. 10. NOTICE OF FEES DEDICATIONS RESEI�VATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements,reservation requirements,and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a�description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a),has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. ]['lease�ote that gf�hgs�ergnit is�ot vested�thim a yea�,it shall exp�re �n�taly 5,�0�7. During the public review period, staff received one response from a neighbor retracting the privacy waiver fihat was signed by them. As the neighbor will not waive the privacy requirements,the applicant is now conditioned to provide privacy mitigation plantings along the affec'ted property line. The ;proposed second story residence and balcony meets all the setback requirements and is consistent with the R1 Ordinance.All privacy protection measures required by the Code will have to be met. The building demolition and construction processes will be required to meet specific standards required by fihe Public Works and Building Departments. The project is compatible with other recently approved homes in the neighborhood and is consistent with the R1 Ordinance. City staff has determined that the proposed project is in compliance with the provisions of Chapter 19.28.140 (A) and 19.28.140 (B) of the Cupertino Municipal Code. Therefore, no conditions of approval are required in order to address the comments raised during the noticing period. City staff has determined that fihe proposed project is in compliance with the provisions of Chapter 19.28.140 (A) and 19.28.140 (B) of the Cupertino Municipal Code. Therefore, no conditions of approval are required. Staff 11as made all the findings that are required for approval of a Two-Story Permit and Minor Residential Permit as required by Cupertino's Municipal Code, Chapter 19.28.140 (A) and (B). 1. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purposes of this title. ,: Two-Story Permit&Minor Residential Permit Action Letter Page 4 R-2016-22&RM-2016-18 The proposed project is consistent with the General Plan as fihe project is within the Low Density land use area. There are no applicable specific plans that affect the project. The project has been found to be consistent with fihe requirements of Cupertino Municipal Code Chapter 19.28 Single Family(R-1) Residential. 2. The granting of the permit will not result in a condition that is detrimental or injurious to property irrcprovements in the vicinity, and will not be detrimental to the public health, safety or welfare. The granting of the permit will not resulf in a condition that is detrimental or injurious to property improvements in the vici_nity, and will not be detrimental to the public health, safety or welfare as the project is located within the R1-6 (Single Family Residential) zoning district, and will be compatible with the surrounding uses and neighborhood. 3. The proposed project is harmonious in scale and design with the general neighborhood. The proposed project is located in a residential area consisting of single family homes.The proposed project maintains the single family home scale found in the neighborhood. 4. Adverse visual impacts on adjoining properties have been reasonably mitigated. Any potential adverse impacts on adjoining properties have been reasonably mitigated through the installation of privacy protection plantings and a new front yard tree as required. Also,jplease x�ote that an appeal of fhis decisaon ca�be�nad.e�vith�n 1�cale�d.ar days fro�n�he - date of this letter. �g this happens, you vvill be �o�afied_�f a �ublic.hea�ing, �nrhich vvill be scheduled before the l�lannang�olnmgssio�. Sincerely, Gian Pao10 Martire Associate Planner City of Cupertino Enclosures: Approved Plan Set CC: Sharen&Ambrose Guerra, 10858 East Estates Drive,Cupertino, Ca.95014 � g p� p�g�ae ,p oo, a ou - �� Fo��J��!!e� o Ill�� o� �� \ I � �/IODIFICATION TO -fHE RESIDE�ICE OF �y+ , � g E FUTURE RESERVE GARAGE 8 AREA.SO AS TO HAVE .KY '°'"� # � � AMIN.20�-�"x20�_��CLR. i/ , �---I �YNRI � ROSANNE HOFLAND AT. �� ..�. - � �� SPACE:19 SF `�� I ' � �� E I I �� !,% I I I JOSEPH H.GUTIERREZ I� , , k/ �� - -- - J I ARCHITECT �i / - . � . 755 CAYMUS COURT /f�,ST�� L +��8 � .�"�'� I EXISTING 1 ST FLOOR:1685.8 SF ( � �- �� s i y Y �. sUNNVVALE,cA saaes V:(850)823-0555 , _ . /� b"¢A .P f D� f;�� .>>' (NO CHANGE PROPOSED). 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ACOUSTIC INT. INTERIOR GENERAL INFORMATION: SHEET# SHEET TITLE&CONTENTS ��u e°� � � ADJ. ADJUSTABLE �r. �owr � ALL WORK SHALL CONFORM TO: � - . �� AC. AIR CONDITION LAV. LAVATORY PROJECT ADDRESS 10850 EAST ESTATES DRIVE Q-0.0 COVER PAGE,PROJECT DATA ALUM. ALUMINUM MFR. MANUFACTURER . - � � CUPERTINO,CA 95014 AB. ANCHOR BOLT MAX. MAXIMUM � �-��F��, - TOPOGRAPHICAL LAND SURVEY ..---�.-.� � ANG. - ANGLE MECH. MECHANICAL �^ �j , 2013 CALIFORNIA BUILDING CODE �� BM. BEAM MED.CAB.MEDIqNE CABINET �'„� A-1.0 SITE PLAN&GENERAL SPECIFICATIONS GOVERNING JURISDICTION: CITY OF CUPERTINO BYD. BEYOND MTL. METAL �% � 2013 CALIFORNIA�RESIDENTIAL CODE BLK'G BLOCKING MIN. MINIMUM �_p � APN: 36s-22-o05 A-2.0 PLANS: EXISTING/DEMO.,PROPOSED 1ST&2ND FLOORS& BD. BOARD N - NORTti F--p � ZONING DESIGNATION: R-1-6 2013 CALIFORNIA ELECTRICAL CODE A-3.0 ROOF ELEVATIONS:EXISTING&PROPOSED � BLDG. BUILDING N.I.C. NOT IN CONTRACT f" p�� oT size: a,�so sF. 2013 CALIFORNIA MECHANICAL AND PLUMBING CODE CAB. CABINET N.T.S. NOT TO SCALE � ,;,J A�.O CROSS SECTIONS CLG. CEILING O.C. ON CENTER +-" ^' � �� OCCUPANCY GROUP: R-3 �e�vm•�.e�mt�' CJ. CEILING JOIST O.D. OUTSIDE DIAMETER �� T � �� 2013 CALIFORNIA ENERGY CODE < CENTER LINE OI OVER � � �, TYPE OF CONSTRUCTION: V-B 10850 E.ESTATES DRIVE, CER. CER4MIC PR. PAIR �� 2013 FIRE CODE C.T. CERAMICTILE PL. PLATE PROP.ISTFLOORFOOTPRINT:2384.4SF � CUPERTINO,CA �(INCLUDES FUTURE RESERVED GARAGE AREA) MINIMUM SETBACKS: 20'I3 CALIFORNIA GREEN BUILDING CODE C.O. CLEAN OUT PLYWD. -PLY4VOOD . CLR. CLEAR PT• POINT (SEE FLOORAREA CALCS.-THIS SHEET) CONC. CONCRETE P�• POURJOINT �� ` 'IstPLOOR: � CONT. CONTINUOUS R RADIUS � � � FRONT: 20'-0" SHEET TITLE: CON.O. CONVENIENCE OUTLET R.W.L. RAIN WATER LEADER REAR: 20'-0" CSK. COUNTERSINK RWD. REDWOOD � -------�`(� PROJECT:DATA,SCOPE,CALCS. °"��"'`�� ' SIDES: MIN.5'-0";15'-0"COMBINED DTL DETAIL REF. REFRIGERATOR � -DIA. DIAMETER REG. REGISTER �� - � VICIIVITY MAP,ABBREVIATIONS� DIM. DIMENSION REINF. REINFORCE 2nd FLOOR: DW. DISHWASHER REQD. REQUIRED � FRONT: 25'-0" DR DOOR RET. RETURN `' � DBL. DOUBLE R•A• RETURN AIR 1ST FLOOR&2ND FLOOR •`� �x� REAR: 25�-0° _ APPLICABLE CODES, D.F. DOUGLAS FIR RIS. RISER ROOF O/H 8 BALCONY:462 SF�� ' SIDES MIN.10'-0";25'-li"coMeweo SHEET INDEX DN. DOWN RM• ROOM 31.5 SF 1ST FLOOR STOOP k'�t<� � D.S. DOWN SPOUT R•�• ROUGH OPENING 82.0 SF 2ND FLR.DECK �*;� �� p D.,DWR. DRAWER SCHED. SCHEDULE 348.5 SFROOF O/H "�� DWG. DRAWING SECT. SECTION 462 SF , �j LOT COVERAGE:(SEE LOT AREA CALCS.-THIS SHEET) q�gp EA. EACH SHTHG. SHEATHING �.�,��,��„�� `"m�� E• EAST S•M• SHEET METAL LOT AREA: 8,730.0 SF � EDG. EDGE 5• SOUTH .� � � � � � �� ELECT. ELECTRIC SPEC. SPECIFICATIONS MAX.ALLOWABLE(%): 45%+5% , T CORNER WILL BE EN LY REPLACED BY THREE ,. ,;:.: - <. ;< A FAMILY ROOM IN THE SOUTHEAS TIRE EQ• EQUAL SQ• SQUARE MAX.ALLOWABLE LOT COVERAGE(SF): 4,365.0 SF `; BEDROOMS&A FULL BATHROOM. EXH. EXHAUST STL. STEEL (E) EXISTING STOR. STORAGE (E) LOT COVERAGE(SF): 2,573.7 SF ° , OOR TER BEDROOM SUITE WILL BE ADDED ABOVE THE NEW EXP.JT. �(PANSIONJOINT STRUCT. STRUCTURAL SF (E) %LOTCOVERAGE 29.5% � :: EXT. EXTERIOR SYS. SYSTEM " >::: ^ >. _ ; . • A SECOND FL MAS F.S.,FOS. FACE OF STUD TEL. TELEPHONE PROPOSED LOT COVERAGE(SF): 2,846.4 SF ; • � > , FLOOR. ('),FT. FEET OR FOOT THMP.GL. TEMPERED GLASS (E)LOT AREA 8730.0 PROPOSED%LOT COVERAGE 32.6% o @ JOB#. y TH F.C. ERE WILL BE A WOOD BALCONY SECOND FIBER CEMENT THICK A (E)BED - INDOW WILL BE MOVED 50 AS TO ACCOMMODATE THE NE ROOM 4 W w F•C•B• FIBER CEMENT BOARD TP• TOILET PAPER DISPENSER � - � . �� ' ' TION F.H.W.S. FLAT HEAD WOOD SCREW T&G TONGUE&GROOVE (E)BLDG.AREA 22532 SEE FLR.AREA CALCS. FLOOR AREA RATIO:SEE FLOOR AREA CALCS.-THIS SHEET , ; � FLR. FLOOR T.O.G TOP OF CURB � � i > ; ,;: e 0 INCORPORATE THE FOLLOWING GREEN BUILDING ASPECTS: CONSTRUC F�• FLOOR JOIST � T•�•P• TOP OF�PLATE E ROOF OVERHANGS 320.5 � ALLOWABLE(%): 45% �..,'. ..� ;� ; : .. Ti E OBER CEMENT HORIZONTAL SIDING(GREEN,NON-HARVESTED PRODUCT) DATE FLUOR. FLUORESCENT TB• TOWEL BAR � � ' FTG. FOOTING T• TREAD ALLOWABLE FLOOR AREA(SF): 3,928.5 SF. 2.COMPOSITION FIBER PLANKS FOR SECOND FLOOR BALCONY FLOOR. FA.U. FORCED AIR UNIT TYP• TYPICAL �E�LOT COVERAGE 2573.7 (E) FLOOR AREA(SF): 2,2532 SF , ��kr� '� (GREEN,NON-HARVESTED PRODUCT) WITH THE TITLE 24 CODE. 05.3'I.2016 FOUND. FOUNDATION V.T.R VENT THROUGH ROOF , � � 3.ALL PLUMBWG FIXTUR FR.DR. FRENCH DOOR VERT. VERTICAL (E) FLOOR AREA(%): 25.8% ` 4.EXISTING SOLAR PANELS SHALL BE REPLACED.T � F•�• FINISHED OPENING V•r'• VERTICAL GRAIN - �� - ' DRAWN 8Y. GALV. GALVANIZED � WA•R• WARM AIR REGISTER � . �- �� ` � � - GA• GAUGE W�• WATERCLOSET r SP GL. GLASS WH• WATERHEATER PROPOSEDLOTCOVERAGE: PROPOSEDFLOORAREA:(SEEFLOORAREACALCS.-THI�SHEET) y G.F.OL� GROUND FAULT INTERRUPTER WP• WATER PROTECTED . -. �- �� GYP.BD. GYPSUM BOARD W'P'�• WEAKENED PLANEJOINT BUILDING FOOT PRINT 2384.4 SEE F�LR.AREA CALCS. 1ST FLOOR: 2,384.4SF _ . �� ' � SHEET O HW HARD WOOD W' WEST 2ND FLOOR: 642.0 Sr' � ' HDR. , .. ... ,�..:. .. :...� . ` ...: N HEADER W WITH TOTAL: 3,026.4SF Hr�. HEATER W/O wirHouT ROOF OVERHANGS/DECK 462.0 PROJECT SITE H•B• HOSE BIBB � W�' WOOD � PROPOSED FLOORAREA(%): � 34.7% - � � � . ("l��N• MCH W'W'F' WOVEN WIRE FABRIC � �•�• iNsioeoianneTeR PROPOSEDLOTCOVERAGE: 2846.4 RATI02NDFLR.AREAT0ISTFLOORAREA: U.27 INSUL WSULATION NORTH 1 oF 6 � � � E.ESTATES DRIVE � . , � (E)WATERMETER �\\ \\� \ TOREMAIN p �. ` . � G s . '��i��a\�� ua .�`� r,..\ 0 (E)SEWER CLEAN-OUTTO JOSEPH H.GUTIERREZ REMAIN �40,76� ARCHITECT � � - � � -�155CAYMUSCOURT � '�—� � � SUNNYVALErCA 94086 � � � V:(650)823-0555 � ^ o V� � _ V:(408)530-1738. � / �_ � N m� (E)DRIVEWAY TO REMAW / � � �_ � . ~ . . 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SLOPE � 10850 E.ESTATES DRIVE, ta�-o^(N)PL HT.� CUPERTINO,CA ----------- -----9r ———————— �2 +6,_$„F.O..TYP. 2.5 eO��M � SHEET TITLE: CHORD ' SLOPE CROSS SECTIONS iV � in � __t0'-0"2ND FLR. � ------- ---- t8'-0"(E)PL.HT. ——————— ——— — +6�_8"F.O..TYP. ,y --�J' �.-�i p�*k,ti �..��a�"�� ii�h�`�� t� r ` � _,�-�- �,�.�� o �R �1:,� ,...._.,,_.�. u ., � , ..-�.s�� '-0"1ST FLR. ,6 ,��h� ��st�"�� ' �� :��aa�x3.��e�.�.�es..�sc � JOB#: �E�� G @5> _ . � . . `� o g k � �R�.E�` � ,��sf9 �, �tY�`�a.�\✓f';��' � ��U� �F��s !�..�r��' �� _ _ m��---�.�a�::�-a `� � :�i -�+ • ....� .``';\r. .' �,�, ;�:• '•. ,�v��:^'� J��%/��j 4� �� '��/ �l/.%.�,�.M1��•��" l��l/�,I,.,;Q��/. ,��{�'.�,��'�� \,�\��r i r �'�4�� DATE �` �'�y "_�� ,2 ' ,. ' 05.31.2016 �^g F �`�: -�:�� G�� ;;n'�.��.. ��.��. ��>>�,�..�� «��•�' �`�'��SF:£�o.� �..J-- –��.,___ ��.,��1.�� -- DRAWN BY: SP SHEET NO. �� u�� SCALE:1/4"=1'-0" � 6 oF 6 SURVEYORS STATEI�AENT. THIS MAP CORRECTLY REPRESENTS A TOPOGRAHICAL SURVEY �� MADE BY ME OR BY REPONSIBLE CHARGES UNDER MY DIRECTION / 1N CONFORMANCE WITH THE PROFESSION OF LAND SURVEYING AT THE REQUEST LYNN HOFLAND IN JULY 2015. Arner�can �aseline C�m�any S�o � o� / 1736 Ravizza Avenue,Santa Ctara,CA 95051 \ 0�,5 N '�� 408/394•9281,americanbaseline.com \ � � .. �`o � . BEING A SURVEY OP THE LANDS OF HOFLAND et at. ��Y / AS DESCRIBED IN DOCUMENT NO.18982013 , \ w:sa�s / COMMONLY KNOWN AS 10850 E.ESTATS DRIVE N�9TF aF cp��F°Q�\e � CUPERTINO,SANTA CLARA COUNTY,CALIFORNIA NOTES: \ 0 5 10 15 20 APN:369-22-005 MARCH 2O16 1,SITE: 10850 E.ESTATES DRIVE,CUPERTINO, CA 95014-4534 \ O,y / SCALE: 1 Inch =10 Feet CONSISTING OF ONE SHEET 2.OWNER. HOFLAND et aL 1085�E.ESTATES DRIVE, CUPERTINO,CA 95014-4534 \ / 3,ARCHITECT: Joe Gutierrez,joeC�archalliance.net � 4.APN: 369-22-005 S.TOTAL ACREAGE: 8;730 SQ. FT., 0.2004 AC. 6.ALL DISTANCES ARE IN FEET AND bECIMALS THEREOF. \ 0,�, THE UTILITIES SHOWN ON THIS MAP ARE DERIVED FROM RECORD DATA AND/OR SURFACE OBSERVAl10N AND ARE APPROXIMATE ONLY. ACTUAL LOCATION AND SIZE, TOGETHER WITH THE \ PRESENCE OF ANY ADDITIONAL UTILITY LINES NOT SHOWN ON THIS MAP, SHALL BE VERIFIED IN THE FIELD BY THE CONTRACTOR DURING CONSTRUCTION. THIS MAP REPRESENTS TOPOGRAPHY OF THE SURFACE FEATURES ONLY. ALL DECKS ARE WOOD,ALL WALLS ARE WOOD, ALL FENCES ARE WOOD AND ALL STEP.S ARE CONCRETE UNLESS OTHERWISE NOTE�. \ / O,S, 7.ALL TREE DIMENSIONS ARE THE DIAMETER AT 46"ABOVE GRADE. SPECIES OF TREES TO BE \ DETERMINED/VERIFIED BY AN ARBORIST. 8.A CURRENT TI7LE REPORT FOR THE SUBJECT PROPERTY HAS BEEN EXAMINED BY AMERICAN / �,'� BASELINE COMPANY. NO OTHER EASEMENTS OF RECORD EXIST THAT ARE NOT SHOWN ON THIS \ MAP. - 9.BSBL T0 BE DETERMINED/VERIFIED BY THE CITY OF CUPERTINQ � 10.THIS DRAWING REPRESENTS A TOPOGRAPHIC SURVEY PREPARED IN CONFORMANCE WITH THE �' PROFESSION OF LAND SURVEYING.THE PROPERTY LINES SHOWN HEREON ARE COMPILED FROM \ S� ' RECORD DATA AND REPRESENT THE BEST GRAPHICAL FIT BETWEEN RECORD INFORMATION AND / Z�pUE THE TOPOGRAPHICAL FEATURES SURVEYED AND SHOULD NOT BE RELIED UPON OR USED FOR 62 M 18� ANY OTHER PURPOSES. �' PUE s. / �� .� 6Z M 18 , mh O� �� m , 15�O� o� SH�� s:O�s�' N � � �4• ya��`� SN 'v� � � 550° / � � o� s; -� � LEGEND \ ', o � c SNEp SN� .�'� �,� .a' . \ �� .S � ."N `�'' o � ��o`� . . g• � � PROPERTY LINE o' rv o, OH OH OVERHEAD UTILITY LINE \ �n `�° n° �+ �s��8.��CO�C GO � SS SS SANITARY SEWER LINE � o' ° m^ Q� 62 M 8 � `� • p �'� AP SD SD STORM DRAIN SEWER LINE . w�' ��` � Sn � o' � � S� O�G � / � �O� � fl.�_� - WOOD FENCE DW � � � SSMH G��C o' ^N �� / HOUSE SET MONUMENT SET 3/8"REBAR RIM=99.60 > CL PGE FF=103.12 � _ � w/PLACTIC CAP � 1�� :I9�� EASEMENTS— GAR�4GE FF=101.60 m� � �' m �-�`��2 6Z Ni 18 / � .,> ,^� � AD AREA DRAfN �C `�� n°� ��'� ^0j8 a," �^ ��24. APN ASSESSOR�S PARCEL NUMBER � �n �• & 1�• o'Y o' S �0�� AC ASPHALT „ �^' `� s� �� . ,., �� CB CATCH BASIN � � / EM �v �' s� °ry CO CLEANOUT � } � o pECK s• p10" S CONC CONCRE7E � �p ,` � $TUPqp '�' Z' DW DRIVEWAY ��'�m' � . ry,m N m � m `� EB ELECTRIC BOX � � COPlC s'?,yro 9 0 0'�'., �o.r S' "om," ,s EM ELECTRIC METER , 'o• o. o EP EDGE OF PAVEMENT �__---25.57—�,--- ��. ,� s• ,^• ' '� FF FINISHED FLOOR I Sa � S ry� �3 �G W o• � '` TREE DRIP LIIVE(TYPICAL) �� FlRE HYDRANT �„� g� O g � o � .o �U GROUND C� GA GUY ANCHOR � 8g s' ,,ry / .�� ' �V Z GM GAS METER A . s Pry O D4 ry `w GAS VALVE ^^g CK � `� IV IRRIGATION VALVE ^`^ 8� / o � •� mo �Q� JOINT POLE • � , , GROUfNDo' s' M8 MAIL BOX " a � SDMH STORM DRAIN MANHOLE g GROUND 2 SSCO SANITARY SEWER CLEANOUT �t / ,�.� ��° � SSMH SANITARY SEWER MANHOLE � � �-� >U � ." .P r � SIREET LIGHT '"�' �1�0 n GROU9tD . m o G I o°' s � TREE g / ,� �., �� o0 o WM WATER METER I - • . cn ,,. • � WATER VALVE 8 � ALDER oem CON�. o° �O'J9�3O��A/�+��6.�3� •3` P WOOD POST �' m �'� `8 �n �.3.36=-5 j nm °°� �3 � �' - � �^� � �^. Q � � ^s GPE PERE81 MAPSL40 E10.EMENT . � � o' � g . . - . � L.J � �� $ � � 8` m .� "I U T W p 9��5�.��`�5�� f��,6=,. �� " �� o � � AC �O ��xi4�}�� 4sr 2 �_,W�.��.s � 1 �- a�� . . .�, � � � � �. ...��..� ��.,� � � SITE BENCH(�AARK REFERENCES. � � ` � � �� °�`�� } s < O Rl 62 RSM 18-19 � � g q� � ��v�;x �� , § '��/�:�'z�-••�tm-�"_,°.��..�: SURVEY CONTROL R2 DOC 18982013 a = z�am-� `' SET MAG NAIL � �� ,��rk�� X� � ��. ELEVATIOIJ=100.00(ASSUMED) I '��§�F�c�� ';��_` — „gr c .�.,..y--,�.� �' (SJG:�Zt'�;'�F��',�k`.?'; � MAR 21,2016 BH I Dw \ JULY 29,2015 BH SHEET 1 OF 1