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PC Summary 06-12-2012 City of Cupertino 10300 Torre Avenue Cupertino,CA 95014 (408) 777-3308 C U P E RT I N O FAX (408) 777-3333 Communift�Development Department To: Mayor and City Council Members From: Aarti Shrivastava, Community Development Director Date: June 13, 2012 Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE June 12,2012 Chapter 19.32 of the Cupertino Municipal code provides for appeal of decisions made by the Planning Commission 1. Application EXC-2011-11, V-2011-03, TR-2012-19 (EA-2011-17), Barre Barnes (Holiday Drive, LLC), 21740 Rainbow Drive Hillside Exception to allow a 4,478 square foot single family residence plus a 840 square foot basement to be constructed on slopes of 30% or greater; Variance to allow an attached first story deck more than 18 inches above grade to be setback 0 feet from the property line where 10 feet is required; Tree Removal Permit to allow the removal and replacement of a 20" diameter, two-trunked, Coast Live Oak and a 28" diameter, three-trunked,Coast Live Oak Mitigated Negative Declaration Action The Planning Commission approved the application on a 4-0-1 vote. Enclosures: Planning Conunission Report June 12, 2012 Planning Commission Resolution(s) 6704, 6705 and 6706 Approved Plan Set g:planriing/Post Hearing/surnman�to cc061272 OFFICE OF COMMUNITY DEVELOPMENT CITY Hf1I..I._ 103Q0'TORRE AVL;N UE • CUI'L:IZTINO,CA 95014-3255 (408)777-3308 • FAX(408)777-3333 • plaruung@cu�rtina.ar� CUPERTINO PLANNING COMMISSION STAFF REPORT Agenda Item No. Agenda Date: Tune 12, 2012 Application: EXC-2011-11,V-2011-03,TR-2012-19, EA-2011-17 Applicant: Barre Barnes Property Owner: Holiday Drive, LLC Property Location: 21740 Rainbow Drive (APN 366-03-063) APPLICATION SUMMARY: Residential Hillside Exception for a new 4,478 square foot single-family residence plus an 840 square foot basement to be constructed on slopes greater than 30% on a vacant lot. Variance to allow an attached first story deck more than 18 inches above grade to be setback zero feet from the property line where 10 feet is required. Tree Removal Request to allow the removal and replacement of a 20" diameter, two-trunked, Coast Live Oak and a 28" diameter, three-trunked,Coast Live Oak RECOMMENDATION: Staff recommends that the Commission approve: • A mitigated negative declaration for the project,file no. EA-2011-17, • The Residential Hillside Exception and Tree Removal Request per the draft resolutions (Attachment 1). Staff recommends that the Commission deny the variance request per the draft resolution (Attachment 1). Project Feature Ordinance Proposal Consistency Requirement with City Ordinance Residential Buildin S uare Foota e Total Proposed Building 5,640 sq. ft. max. 5,318 sq. ft. Yes Area 4,478 sq. ft excluding basement Total Proposed Living n/a 4,714 sq. ft. Yes Area(excludin ara e) Basement* Exem ted from s . ft. calc. 840 s . ft. Yes Gara e 441 s . ft. min. 604 s . ft. Yes Entr Level 1st Floor) n/a 216 s . ft. Yes Main Level 1st Floor) n/a 2,815 s . ft. Yes Barre Barnes (Holiday Drive,LLC) EXC-2011-11,V-2011-03,TR-2012-19,EA-2011-17 June 12,2012 Upper Level (2nd Floor) n/a 843 sq. ft. Yes Project Feature Ordinance Proposal Consistency Requiremenf with City Ordinance Setbacks 1St Floor 2nd Floor 1St Floor 2nd Floor Front 10' min. (grade 25'min. 91' 95' Yes >20% Sides 10' min. 15' min. 13' 8" 16' 7" Yes Rear 20' min. 25' min. 340' 355' Yes Deck Setback (> 18" 10' min. 0' No, variance above rade) re uested Other Re uirements Buildin Hei ht 30' max. 30' Yes Grading Quantity in 2,500 cubic yards max. 821 cubic yards Yes cubic ards Parkin 6 s aces min. 6 s aces Yes *Per Ordinance,basement square footage is not counted towards the floor area of the house. BACKGROUND: Project Site £�Development Requests The applicant, Barre Barnes of Holiday Drive, LLC, is requesting a hillside exception to facilitate the construction of a new, 4,478 square foot, single-family, split-level residence on a slope greater than 30% in a RHS zoning district. The proposal has an 840 square-foot basement with the three story element in the front of the residence and the two story portion toward the rear. The lot is vacant but surrounded by other hillside single-family residences in the Regnart Canyon area of Cupertino. The property is accessed via a private driveway off of the Rainbow Drive cul-de-sac. The project parcel is part of a two-lot subdivision approved in December 1998. Recently, the Planning Coinmission approved a hillside exception and a variance request for another hillside residence on the adjacent lot (Steakley Residence) in March 2011. As part of the project, the applicant is requesting a hillside exception to construction 5,318 square feet of building on a slope greater than 30% when 500 square feet is allowed. In addition, a variance is being requested to allow an attached ground floor deck with zero setback from the side property line when 10 feet is required by the Ordinance. The zero setback line is requested along the Midpeninsula Regional Open Space District property. DISCUSSION: Zoning Consistenc� With the exception of the proposed building over 500 square feet on a slope over 30% and the deck setback variance, the proposed home complies with all other aspects of the Zoning Ordinance (Residential Hillside & Accessory Structure). Exception for Development on Slopes Greater Than 30% The Residential Hillside Ordinance (RHS) prohibits any structures or improvements over 500 square feet in area on slopes greater than 30% unless an exception is granted. The intent of this rule is to minimize and discourage unnecessary hillside grading activities and visual disturbances. However, if the Barre Barnes (Holiday Drive,LLC) EXC-2011-11,V-2011-03,TR-2012-19,EA-2011-17 June 12,2012 project/property presents unique circumstances or hardships (typically physical/geographical challenges), then the City may consider an exception provided that the project is designed to minimize the extent of exception and impacts to the surround hillside. The project is being proposed on a portion of the property that has the shallowest slope, few visual impacts, will cause the least amount of grading and remove the fewest protected trees. The location of the proposed residence is also severely restricted by the steep slopes, location of the driveway, geometry of the lot, and the presence of a 75-foot wide PG&E easement that runs lengthwise through the lot. The proposed location for the residence is the only feasible location. Under such circumstances the Planning Commission has approved hillside exceptions for residences to allow a reasonable use of private property. Variance Request for Setback of First Floor Deck The Accessory Structures Ordinance requires that accessory structures, such as a deck, with a height greater than 18 inches from grade must be setback a minimum of 10 feet from the property line. The regulation is needed to protect the privacy of adjacent neighbors in typical situations when buildings and yard areas are close together and the grade of the ground is relatively even. This proposed project site presents an atypical situation where the grade of the ground is very steep and the adjacent southerly landowner is the Midpeninsula Regional Open Space District (MROSD), a public open space agency. Plans were distributed to MROSD and verbal comments were received. Open areas to the north are not suitable for the deck as those areas lie within the PG&E utility easement area. Areas to the east and west are steeper in slope or occupied by the driveway. The applicant is requesting a variance approval to allow the first story deck to be setback zero feet from the southerly side property line for a length of 28 feet. MROSD is concerned with the project given that the proposed deck with a zero property line setback will have no defensible space for fire protection and that there might be some visual impacts from the project as viewed from certain vistas and/or trails. MROSD is recommending that the variance request not be granted and that the deck be adequately setback from the property line to create a safety buffer for the dwelling. In order to address the fire safety issue, staff is recommending that the variance request be denied and that the proposed deck be constructed from fire resistant materials (i.e., alternative fire rated materials as determined to be appropriate by the Fire Department or non-combustible material such as metal). Without the variance, the minimum setback for the deck as prescribed by the Accessory Structures Ordinance is 10 feet. The fire safety concern was also discussed with the applicant and he is agreeable with the denial of the variance. The proposed deck has a finished elevation of 663 feet,while the nearby ridgeline of the adjacent MROSD parcel is nearly 100 feet higher at about 760 feet. There will be no visual impacts into the majority of the MROSD lands. Neither the deck (nor the residence) is located on a prominent ridgeline nor are there any nearby hillside residences. Tree Removal £�Landscaping Two arborist reports were prepared for this project: one commissioned by the applicant (Shady Tree Company - Attachment 2) and another comprehensive report prepared by the City Arborist (Michael Bench - Attachment 3). There are numerous protected trees on the property, but only a few would be affected because of the restricted footprint of the residence. The recommendations are summarized in the table below. Barre Barnes (Holiday Drive,LL(_� EXC-2011-11,V-2011-03,TR-2012-1y,EA-2011-17 June 12,2012 City Tree` �Txu,nk Cc�ndii�4� ,ShadyT�'ree.�c�mpa�.y , ,�Cit�Arborist j , �, �� � � � �� . � ��.��,� Arbc�z�:ist� � �r�P�c�es �: ��C7iar�efer ` 4 R�camme�ndai�ons � Re�arnmenciations � ° 'I'ree Report � � � �� �� , � # ������' ��` � �� � No. ` �`�� ... , ,. � , ��, , � e, 1 Coast Live Oak 18" Excellent n/a Retain tree. Require rotective fencin . 2 Coast Live Oak 12" (x2 Fair n/a See comments for Tree trunks) No. 1. 3 Coast Live Oak 14" Good n/a See comments for Tree No. 1. 4 Toyon Shrub n/a n/a See comments for Tree No. 1. 5 Coast Live Oak 24" Good n/a See comments for Tree No. 1. 6 Valley Oak 10" Excellent n/a See comments for Tree No. 1. 7 Coast Live Oak 28" (x3 Fair to Retain, oak. Cut Remove. Basement trunks Poor roots clean, wrap grading too close to roots, monitor roots. Tree is a stump regularly, etc. sprout & hazardous lon term. 8 Coast Live Oak 20" (x2 Poor Remove, heavy lean Remove. Heavy lean trunks) and trunk cavity. and trunk cavity. Hazardous lon term Since Tree Nos. 7 & 8 are deemed hazardous by the City Arborist, staff recommends their removal. A condition of approval requires tree replacements, in this case four 24" box or two 36" box Oaks to be placed in appropriate locations on the site. Replacement locations shall be determined prior to building permit submittal. Mitigation to protect trees not being removed (Trees No. 1-6) is incorporated in the resolution. Geological Reviezv The applicant comnlissioned a geologic report for his project prepared by Earth Investigations Consultants (Attachment 4 & 6). The report was reviewed by the City Geologist (Attachment 5 & 7). The City Geologist concluded that sufficient information has been presented to demonstrate the geotechnical feasibility of the proposed residence. The recoinmendations of Earth Investigations Consultants and the City Geologist have been incorporated as a condition in the approval resolution. Building Materials and Colors The building colors comply with RHS design standards in that they are muted vegetative or earth tones with low light reflectance values (< 60 LRV- see Attachment 8). V-2011-03 CITY OF CUPERTINO 10300 Torre Avenue Cupertino,California 95014 RESOLUTION NO. 6705 (DENIAL) OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO DENYING A VARIANCE TO ALLOW AN ATTACHED, FIRST-STORY DECK MORE THAN 18 INCHES ABOVE GRADE TO BE SETBACK ZERO FEET FROM THE SIDE PROPERTY LINE WHERE 10 FEET IS REQUIRED AT 21740 RAINBOW DRIVE (APN 366-03-063) SECTION I: PROTECT DESCRIPTION Application No.: V-2011-03 Applicant: Barre Barnes (for Holiday Drive, LLC) Location: 21740 Rainbow Drive SECTION II: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Variance, as described on Section I. of this Resolution; and WHEREAS, the necessary notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Cominission has held one or more Public Hearings on this matter; and WHEREAS, the Planning Coinmission finds that the applicant has not met the burden of proof required to support this application, and has not met all of the following findings in order to grant the variance: 1) There are special circumstances applicable to the property that do not apply generally to property in the same district. The development of the subject 1.6 acre parcel is severely restricted by the shape of the lot, the location of the road, the preponderance of steep slopes and the presence of a 75-foot wide PG&E easement which bisects the property. Approximately 4,100 square feet of the lot area or 5.9% of the lot is suitable for residential development. 2) The special circumstances applicable to the property deprive the property of privileges enjoyed by other property in the vicinity and under identical zoning classification. The RHS Zoning Ordinance allows property owners to have a maximum flat yard area of 2,500 square feet. Due to site constraints, the proposed deck is the flat yard area and amounts to about 759 square feet with the variance request. Without the variance, the deck must be setback 10 feet from the property line, which reduces the deck by 375 square feet, leaving 384 square feet of deck area. Except for a small area in the front yard, the deck represents the only flat yard area on this property. 3) The issuance of the variance will not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zoning in which such property is situated. The granting of the variance will allow the property owner to provide a reasonably sized deck/flat yard area that is not excessive compared to what surrounding RHS properties may develop. 4) The variance is not being issued for the purpose of allowing a use that is not otherwise expressly authorized by the zone regulation governing the parcel of the property. The deck use is allowed in the RHS zoning district. Resolution No. 6705 V-2011-03 June 12,2012 5) The granting of the application will be detrimental or injurious to property or improvements in the vicinity and will be detrimental to the public health, safety, and general welfare, or convenience, and to secure the purpose of the title. The property is located in the Wildland Urban Interface Fire Area and the deck variance does not provide a defensible fire safety space between the structures and wildland areas of the Midpeninsula Open Space District. Granting the variance would not be consistent with the Residential Hillside zoning requirement to site buildings and driveways as far as feasible from the abutting public open space lands. NOW,THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for variance is hereby denied by the Planning Comiiussion of the City of Cupertino. That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the Public Hearing record concerning Application V-2011-03 as set forth in the Minutes of the Planning Commission Meeting of June 12, 2012 and are incorporated by reference though fully set forth herein. PASSED AND ADOPTED this 12th day of June 2012, at a Regular Meeting of the Planning Coinmission of the City of Cupertino by the following roll call vote: AYES: COMMISSIONERS: Chair Miller,Vice Chair Sun, Lee, Brownley NOES: COMMISSIONERS: none ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: Brophy ATTEST: APPROVED: �s/Gar�Chao /s/Martti Miller Gary Chao, City Planner Marty Miller,Chair Community Development Department Planning Commission g/plari�iing/pd report/res/2011/V-20ll-03res.doc TR-2012-19 CITY OF CUPERTINO 10300 Torre Avenue Cupertino,Califarnia 95014 RESOLUTION NO. 6706 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING THE REMOVAL AND REPLACEMENT OF TWO PROTECTED TREES:A 20"DIAMETER,TWO- TRUNKED AND A 28" DIAMETER,THREE-TRUNKED COAST LIVE OAKS IN CONJUNCTION WITH THE DEVELOPMENT OF A SINGLE FAMILY HILLSIDE RESIDENCE AT 21740 RAINBOW DRIVE (APN: 366-03-063) SECTION I: PROTECT DESCRIPTION Application No.: TR-2012-19 Applicant: Barre Barnes Property Owner: Holiday Drive,LLC Location: 21740 Rainbow Drive(APN: 366-03-063) SECTION II: FINDINGS FOR TREE REMOVAL WHEREAS, the Planning Commission of the City of Cupertino received an application for tree removal, as described in Section I of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino,and the Planning Commission has held at least one public hearing on this matter; and WHEREAS,the Planning Commission finds the following with regard to this application: 1. That the location of the trees restricts the economic enjoyment of the property by severely limiting the use of property in a manner not typically experienced by owners of similarly zoned and situated property, and the applicant has demonstrated to the satisfaction of the approval authority that there are no reasonaUle alternatives to preserve the tree(s). NOW,THEREFORE,BE IT RESOLVED: That after careful consideration of the maps, facts, exhibits, testimony and other evidence suUmitted in this matter, suUject to the conditions which are enumerated in this Resolution beginning on page 2 thereof,: The application for a Tree Removal Permit, Application No. TR-2012-19, is hereUy approved, and that the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the Public Hearing record concerning Application no. TR-2012-19 as set forth in the Minutes of Planning Commission Meeting of June 12,2012,and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on the arborist report titled: "Evaluation of the Existing Trees at 21740 Rainbow Drive, Cupertino, California" dated November 17, 2011, consisting of 6 pages, prepared by Michael L. Bench, Consulting Arborist,except as may be amended by conditions in this resolution. 2. CONCURRENT APPROVAL CONDITIONS The conditions of approval contained in file nos. EXC-2011-11 and V-2011-03 shall be applicable to this approval. 3. APPROVED TREE REMOVALS/REQUIRED TREE REPLACEMENTS The applicant has approval to remove tree #7 and #8 identified in the Michael L. Bench arborist report descriUed in Condition #1 and further identified as a 28° diameter three-trunked and a 20" diameter two- trunked Coast Live Oaks. Applicant shall be required to plant Coast Live Oak replacements in and around the Resolution No.6706 TR-2012-19 June 12,2012 property in accordance with the City's Protected Trees Ordinance. The required replacement trees shall Ue planted prior to final occupancy of the project associated with file no. EXC-2011-11 and V-2011-03. 4. TREE PROTECTION Prior to building permit issuance, the tree protection measures contained in the Michael L. Bench Arbarist Report described in Condition #1, shall be implemented as deemed appropriate by the Director of Community Development for the trees to be retained. The tree protection measures shall be placed in the construction plan set. A report ascertaining the good health of the trees mentioned above shall be provided prior to issuance of final occupancy. 5. NOTICE OF FEES,DEDICATIONS,RESERVATIONS 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 hereUy 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. 6. DISPOSAL OF REMOVED TREES Oaks approved for removal shall only be removed during the dry season and disposed of in a Santa Clara County-based landfill. Removal activities shall comply with protocol recommended by the California Oak Mortality Task Force. Prior to building permit issuance, applicant shall submit a tree removal plan that will be reviewed and approved by the City Arborist. 7. PERMIT EXPIRATION The subject tree removal permit approval shall expire two(2)years from the date of approval if not used. PASSED AND ADOP`I'ED this 12th day of June 2012, at a Regular Meeting of the Planning Commission of the City of Cupertino,State of California,by the following roll call vote: AYES: COMMISSIONERS:Chair Miller,Vice Chair Sun,Lee,Brownley NOES: COMMISSIONERS:none ABSTAIN: COMMISSIONERS:none ABSENT: COMMISSIONERS: Brophy ATTEST: APPROVED: /s/Gary Chao /s/Marty Miller Gary Chao,City Planner Marty Miller,Chair Community Development Planning Comrnission G:�Planning�PDREPORT�RES�2012�TR-2012-19 res.doc EXC-2011-11 CITY OF CUPERTINO 10300 Torre Avenue Cupertino,California 95014 RESOLUTION NO. 6704 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A HILLSIDE EXCEPTION TO ALLOW THE CONSTRUCTION OF A NEW 4,478 SQUARE FOOT SINGLE FAMILY RESIDENCE WITH AN APPROXIMATELY 840 SQAURE FOOT BASEMENT ON SLOPES GREATER THAN 30% ON A VACANT LOT LOCATED AT 21740 RAINBOW DRIVE SECTION I: PROTECT DESCRIPTION Application No.: EXC-2011-11 (EA-2011-17) Applicant: Barre Barnes (Holiday Drive, LLC) Location: 21740 Rainbow Drive. APN#366-03-063 SECTION II: FINDINGS FOR EXCEPTION WHEREAS, the Planning Coirunission of the City of Cupertino received an application for a Hillside Exception, as described on Section II of this Resolution; and WHEREAS, the necessary notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more Public Hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support this application, and has satisfied the following requirements: 1. The proposed development will not be injurious to property or improvements in the area nor be detrimental to the public health and safety. 2. The proposed development will not create a hazardous condition for pedestrian or vehicular traffic. 3. The proposed development has legal access to public streets and public services are available to serve the development. 4. The proposed development requires an exception,which involves the least modification of, or deviation from, the development regulations prescribed in this chapter necessary to accomplish a reasonable use of the parcel. 5. All alternative locations for development on the parcel have been considered and have been found to create greater environmental impacts than the location of the proposed development. 6. The proposed development does not consist of structures on or near known geological or environmental hazards that have been determined by expert testimony to be unsafe or hazardous to structures or persons residing therein. 7. The proposed development includes grading and drainage plans that will ensure that erosion and scarring of the hillsides caused by necessary construction of the housing site and improvements will be mulimized. 8. The proposed development consists of structures incorporating designs, colors, materials, and outdoor lighting which blend with the natural hillside environment and which are designed in such a manner as to reduce the effective visible mass, including building height, as much as possible without creating other negative environmental impacts. Resolution No.6704 EXC-2011-11 June 12,2012 --------------------------------------------------------------------------- --------------------------------------------------------------------------- 9. The proposed development is located on the parcel as far as possible from public open space preserves or parks (if visible therefrom), riparian corridors, and wildlife habitats unless such location will create other, more negative environmental impacts. 10. The proposed development is otherwise consistent with the City's General Plan and with the purposes of this chapter as described in Section 19.40.010. NOW,THEREFORE, BE IT RESOLVED: That after careful consideration of the initial study, Environmental Review Coininittee recommendation, maps, facts, exhibits, testimony and other evidence submitted in this matter, the Coininission finds that the project with mitigations incorporated will not have a significant environmental impact and adopts a mitigated negative declaration with a mitigation monitoring report (file no. EA-2011-17) and application no. EXC-2011-11 is hereby approved;and That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the Public Hearing record concerning Application EXC-2011-11, as set forth in the Minutes of the Planning Cominission Meeting of June 12,2012 and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on the plan set titled: "21740 Rainbow Drive/Single Family Residence-New Construction/21740 Rainbow Drive, Cupertino,California" dated October 25. 2011, and consisting of 11 sheets labeled A000, A00 through A09 and an Engineering plan set prepared by Nordic Engineering, Inc. titled: "21740 Rainbow Drive/Cupertino, California" dated October 2011 consisting of 4 sheets labeled 1 through 4, except as may be amended by the conditions contained in this resolution. 2. EXTERIOR BUILDING MATERIALS/TREATMENTS, LANDSCAPING Final building exterior treatment plan (including but not limited to details on exterior color, material, architectural treatments and/or embellishments, lighting, retaining walls and landscaping) shall be reviewed and approved by the Director of Community Development prior to issuance of building permits for compliance to RHS zoning and other relevant regulations. Any exterior changes determined to be substantial by the Director of Community Development shall require a modification approval with neighborhood input. 3. NOTICE OF FEES, DEDICATIONS, RESERVATIONS 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. 4. GENERAL PLAN DEVELOPMENT ALLOCATION The applicant's project is granted a General Plan Development Allocation of one dwelling unit from the Other Residential Neighborhoods allocation pool. Resolution No.6704 EXC-2011-11 June 12,2012 --------------------------------------------------------------------------- --------------------------------------------------------------------------- 5. LANDSCAPE PROTECT SUBMITTAL Prior to issuance of building permits, the applicant shall determine in consultation with staff whether a full landscape project submittal per section 14.15.040 of the Landscaping Ordinance is warranted. The Water-Efficient Design Checklist (Appendix A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water Budget Calculations shall be reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits. 6. LANDSCAPE INSTALLATION REPORT In conjunction with any required landscape project submittal, a landscape installation audit shall be conducted by a certified landscape professional after the landscaping and irrigation system have been installed. The findings of the assessment shall be consolidated into a landscape installation report. The landscape installation report shall include, but is not limited to: inspection to confirm that the landscaping and irrigation system are installed as specified in the landscape and irrigation design plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that causes overland flow,and preparation of an irrigation schedule. The landscape installation report shall include the following statement: "The landscape and irrigation system have been installed as specified in the landscape and irrigation design plan and complies with the criteria of the ordinance and the permit." 7. LANDSCAPE AND IRRIGATION MAINTENANCE In conjunction with any required landscape project submittal, a maintenance schedule shall be established and submitted to the Director of Community Development or his/her designee, either with the landscape application package,with the landscape installation report, or any time before the landscape installation report is submitted. a) Schedules should take into account water requirements for the plant establishment period and water requirements for established landscapes. b) Maintenance shall include, but not be limited to the following: routine inspection; pressure testing, adjustment and repair of the irrigation system; aerating and de-thatching turf areas; replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control; and removing obstructions to emission devices. c) Failed plants shall be replaced with the same or functionally equivalent plants that may be size- adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall either be replaced or be revived through appropriate adjustments in water, nutrients, pest control or other factors as recommended by a landscaping professional. 8. ATTACHED DECK The proposed ground level deck shall be constructed from fire resistant materials (i.e., alternative fire rated materials as determined to be appropriate by the Santa Clara County Fire Department or non- combustible material such as metal). 9. PERMIT EXPIRATION The subject hillside exception approval shall expire two (2) years from the date of approval if not used. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT 10. STREET WIDENING Public street widening and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. Resolution No.6704 EXG2011-11 June 12,2012 --------------------------------------------------------------------------- --------------------------------------------------------------------------- 11. CURB AND GUTTER IMPROVEMENTS Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and standards as specified by the City Engineer. 12. STREET LIGHTING INSTALLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be no higher than the maximum height permitted by the zone in which the site is located. 13. GRADING Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact Army Corp of Engineers and/or Regional Water Quality Control Board as appropriate. The developer will be required to provide both a geotechnical recommendations as well as structural design and calculations for any retaining greater than 4-feet in height from the bottom of the foundation to the top of the wall. Review of these documents will be performed by the City's third party reviewers, and the developer will be required to post deposits with the Public Works Department prior to review and approval of retaining wall designs. 14. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and post- development hydraulic calculations must be provided to indicate whether additional storm water control measures are to be constructed or renovated. The storm drain system may include,but is not limited to, subsurface storage of peak stormwater flows (as needed), bioretention basins, vegetated swales, and hydrodynamic separators to reduce the amount of runoff from the site and improve water quality. The storm drain system shall be designed to detain water on-site (e.g., via buried pipes, retention systems or other approved systems and improvements) as necessary to avoid an increase of the one percent flood water surface elevation to the satisfaction of the City Engineer. Any storm water overflows or surface sheeting should be directed away from neighboring private properties and to the public right of way as much as reasonably possible. 15. UNDERGROUND UTILITIES The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of underground utility devices. The developer shall submit detailed plans showing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 16. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits Fees: a. Checking& Inspection Fees: $ Per current fee schedule ($2,468.00 or 5%) b. Grading Permit: $ Per current fee schedule ($2,217.00 or 5%) c. Development Maintenance Deposit: $1,000.00 d. Storm Drainage Fee: $TBD Resolution No.6704 EXC-2011-11 June 12,2012 --------------------------------------------------------------------------- --------------------------------------------------------------------------- e. Power Cost: ** f. Map Checking Fees: $Per current fee schedule (N/A) g. Park Fees: $Per current fee schedule (N/A) h. Street Tree By Developer ** Based on the latest effective PG&E rate schedule approved by the PUC Bonds: Faithful Performance Bond: 100% of Off-site and On-site Improvements Labor&Material Bond: 100% of Off-site and On-site Improvement On-site Grading Bond: 100% of site improvements. -The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 17. TRANSFORMERS Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be screened with fencing and landscaping or located underground such that said equipment is not visible from public street areas. The transformer shall not be located in the front or side building setback area. 18. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMPs), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in grading and street improvement plans. 19. NPDES CONSTRUCTION GENERAL PERMIT When and where it is required by the State Water Resources Control Board (SWRCB), the developer must obtain a Notice of Intent (NOI) from the SWRCB, which encompasses preparation of a Storm Water Pollution Prevention Plan (SWPPP), use of construction Best Management Practices (BMPs) to control storm water runoff quality, and BMP inspection and maintenance. 18. C.3 REQUIREMENTS C.3 regulated improvements are required for all projects creating and/or replacing 10,000 S.F. or more of impervious surface (collectively over the entire project site). The developer shall reserve a minimum of 4% of developable surface area for the placement of low impact development measures, for storm water treatment, on the tentative map, unless an alternative storm water treatment plan, that satisfies C.3 requirements, is approved by the City Engineer. The developer must include the use and maintenance of site design, source control and storm water treatment Best Management Practices (BMPs), which must be designed per approved numeric sizing criteria. A Storm Water Management Plan, Storm Water Facilities Easernent Agreement, Storm Water Facilities Operation and Maintenance Agreement, and certification of ongoing operation and maintenance of treatment BMPs are each required. All storm water management plans are required to obtain certification from a City approved third party reviewer. Resolution No.6704 EXC-2011-11 June 12,2012 --------------------------------------------------------------------------- --------------------------------------------------------------------------- 19. EROSION CONTROL PLAN The developer must provide an approved erosion control plan by a Registered Civil Engineer. This plan should include all erosion control measures used to retain materials on site. Erosion control notes shall be stated on the plans. 20. WORK SCHEDULE Every 6 months, the developer shall submit a work schedule to the City to show the timetable for all grading/erosion control work in conjunction with this project. 21. TRAFFIC SIGNS Traffic control signs shall be placed at locations specified by the City. 22. TRASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Manager. Clearance by the Public Works Deparhnent is needed prior to obtaining a building permit. 23. REFUSE TRUCK ACCESS The developer must obtain clearance from the Environmental Programs Manager in regards to refuse truck access for the proposed development. 24. STREET TREES Street trees shall be planted within the Public Right of Way to the satisfaction of the City Engineer and shall be of a type approved by the City in accordance with Ordinance No. 125. 25. FIRE PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City. 26. SANTA CLARA COUNTY FIRE DEPARTMENT A letter of clearance for the project shall be obtained from the Santa Clara County Fire Department prior to issuance of building permits. 27. FIRE HYDRANT Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as needed. � 28. SAN TOSE WATER COMPANY CLEARANCE Provide San Jose Water Company approval before issuance of a building permit approval. 29. DEDICATION OF WATERLINES The developer shall dedicate to the City all waterlines and appurtenances installed to City Standards and shall reach an agreement with San Jose Water Company for water service to the subject development. 30. SANITARY DISTRICT A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to issuance of building permits. 31. UTILITY EASEMENTS Clearance approvals from the agencies with easements on the property (including PG&E, PacBell, and California Water Company, and/or equivalent agencies) will be required prior to issuance of building permits. Resolution No.6704 EXG2011-ll June 12,2012 --------------------------------------------------------------------------- --------------------------------------------------------------------------- PASSED AND ADOPTED this 12th day of June 2012, at a Regular Meeting of the Planning Comnussion of the City of Cupertino by the following roll call vote: AYES: COMMISSIONERS: Chair Miller,Vice Chair Sun,Lee, Brownley NOES: COMMISSIONERS: none ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: Brophy ATTEST: APPROVED: /s/Gar�Chao /s/Marty Miller Gary Chao,City Planner Marty Miller, Chair Community Development Department Planning Commission G:�Planning�PDREPORT�RES�EXG2011-llres.doc f:l , NW _ _-- -- ___ _ -- Scale:-- NE Scale: V »�t`//r�.� � , ,. 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PLATE HEIGiif , PR PAIR (R) RELOCATED REF REFRIGERATOR SH SINGI.F.HUNG SLD SLIDING TF.MP 'IEMPERARY TYP TYPICAL WASH WASHER WTR WATER LeQend: NEW WALG2X9 STCTDS NEW WALL-ZX6STl,'DS DOOR 3'-0' DpUBI.E DOOR,4'-0" SI.IDING DOOR,4'-0"Xb'-8" WINDOW,4'-0"X4'-0"SINGLE HUNG General Scope TO DEVELOPE LAND FOR SINGLE FAMILY RESIDENCE General Notes: ALL NEW WORK TO BE IIV CONFORMANCE WITH: CBC-CALIFORNIA BUILDING COD&2(ri0 CECLAL�ORNIA ELECTRICAL CODE-2010 CMC�ALIFORNIA MECHANICAL CODE-2010 CPC-CALIFORIJIA PLUMBING CODE-2010 CFC{ALIFORNIA FIRE CODF-71riU CEC-CALIFORNIA INERGY CODE-2010 IBC-INTERNATIONAL BU[LDING CODE-?A09 UMC-UNIFORM MECHANICAL CODE-2009 UPC-UNIFORM PLLTMBING CODE-2009 NEC-NATIONAL ELECTRIC CODE-2009 CALIFORNIA ENERGY CODE 20]0 CALIFORNIA GREEN BUD.DING STANDARDS CODE CUPERTINO MUNIC[PAL CODE ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED D�tENSIONS. CONTRACPOR ASSUMES FULL RESPO[YSABILITY FOR METI lOD AND MANNER OF CONSTRUCT'ION AND FOR ALL JOB SITE SAFET7 DURING CONSIRUCTION. GRADES TO BE S[.OPED A MINIMUN OF 2%AWAY FROM THE STRUCTURFS FOR HORIZONTAL DISI'ANCF. AT LEAST 5'-0". ALL CONCREI'E'FLATWORK"(DRIVF.WAY,WALKS,EI'C.) S�iiALL HE CONSTRUCfED IN ACCORDANCE W/'IHE suiis K�t�uxr. / Vicuuty Map: �� \ 4Q'�'�/ rtnuvsow cr I Drawing Index: A00-Title Sheet,Site Plan ' A01-Topo-Trees&House loc. ' A02-Basement FP . A03-First Level FP ;� A04-Second level FP ' A05-Roof Plan A06-Exterior Elev. • A07-Exterior Elev. A08-Building Sections A09-Reflected Ceiling Plans Owner Data: HOLIDAY DRIVE LLC 2175 DE LA CRUZ BLVD#C SANTA CLARA,CA 95050 BARRE BARNES PH 408-234-9061 CELL FAX 408-827-4252 " PH 408-827�1251 ._ . . .. _ Lot Data: A1'.N.: 366-3-63 Lot Size:69,696 Sq.Ft. ' Property Locarion: 21740 Rainbow Drive Zoning District:RHS Stories:Three Allowable Floor Area:4,550 Sq.Ft. �,12.2.�,�, House:FAR Calculations: A=Maximum allowable house size prior to instituting the maximum 6,500 squaze foot building size. B=Net lot area. Slope Adjustrnent Criteria Average percent slope of lot=30% Floor Area Rario(FAR) 4500 for first 10000 sf 59.59 sf for each 1000 sf over A=((B-10,000)/1000)(59.59)+450Q A=((69,696-10,000)/1000)(59.59)+4500 Total Allowable Square Footage=8,05728 sq.ft. Maximum Allowable Square Footage=6,500 sq.ft. ,Allowable Floor Area=8,057 x 0.70=5,640 sq.R. 'Proposed Conditions 'House: �entry lower level= 216.00 sf garage= 604.00 sf main level= 2,815.00 sf upperlevel= 843.00 sf Total Allowable Footage: 4,478.00 sq.ft. basement= Impervious Areas Driveway 840.00 sf 2,835.28 sq.ft. 4.06%� 1,232.09 sq.ft.1.76% 4,067.37 sq,ft. 5.82% � I � � �����\1 1�� ��I°-��I � ��II �!II III� ( ��� � � /��� �%� �I I � � `'�1i,��� �� I���I ���I�'-illig�lli IIII Ill� l � � � � � �' � �i � x��� � � � I�� I�I ���` Ii�` I��I I�I �Nlll�lll� ��//l � i ���' ��i /� �op� r � � � ������� I�I � ��� �1 lII�1l1.��( �-'�7` ' ' � ' � �' ��` Tr 1\������ I�y� �I��� 1��� llll Illu°.�1��� ������r �� �� �i.��� �i ����� ��� 1 1 11 ������i� ��I I �I I� I I I I I I I� I�� o `l�/ � �/i / / �� /�„>� �/�i /��� �� ��1 ��1� ��1� �I I I � I I I� � I � I °�r�� ;vv �� � ���� � /��iF' i� �i ��ii � ��= -- �� I I 1 �1� �!� I I I I 1 1 ` � �► / / /i i / � �i i ' - �\ 1 � �t �1� � � � � � / � � /� � �/ j �i i � �� - \\��\\\\\�\� �� �I,�y� I I I I 1 1 1 1 � � � � � i � � / v � � � / � i � i�—�_ f� ���� �;11 1�1� �1 1 1 11 I 1 1 �1 � � / �?' � � / l ��/ � � �i / � � i ����=-�' - \\\��1� �\ i � � � � � � � / / � � / �i � � j � ��i i ���- - 11�1\ �1 �\\ � 1 1� 1 I � � / / � � / r / i / � i i -- _�_a s� \1\ V� V II I I � N// / / / / / � � , � -�� �� \1�\\ ��\ �\\ �\\\ ��` � � � I / � � � / � / r l r / � � / //� / � � �,- _- ''�T� \\\ �;�� \��� \�� \�� \\\ \�� \�\ \ � � � i / � � ��� 01� /� � � �� //� � i � i � � -_--' ���� � � �\111 � \ � 1 �l � �y / �i / / \\ � 1 �l �\\ �\� � � \ / //� i i i �i � � � �� �i� ���� ��� � � � � i � � � i� � _N.(�r,�,� , , �, , - - - - - "�������\ -- p� / � � ��\ � � ��� 1�\� \�� \\\� � � � � l ( � l � 1� �l �r�,%/���, / �� � � � - - - - -� ����������� -�� � � ill\�\�\�\\� 11��1��� �� \ �� ���� � _� � � �� � � �� �� �� �i �� iii �,°,� �ii ' '� — — - - ���\��������� \��1. y�� ��� �` (� \ � \ \ \ �� �� i\\\ \\\\\ \� e�\\� \� � � � \ ��( l� ll l� l� ��� � l�j p�j`' i �i , - - - - -`- �\ ���� \\\� �\�� �� � '' /ll 1 �\ \ � \ � I 1 � �\� � \ \ � \ / �� � � � � � � b. ���� \ ��:� � I I � � 1 I il. �� �� ���� �� �� �� � II1� �1� \\ \ � ! �II �I�� �� � \��� \�y\ \��� \��\ � \ � ,1 ��1� I I` 1 lll� ' ll � , ��y�i � � �� �� ���� \�� \���� ���� � --��- E ! 1� I �I�t��-� I}�� a — L 1 1 1 L1 ! 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'���FS; ��i� � � � % �I ��I� ��I ��� I I�I� I I � ��II �I�� ��� otiT �ts��t'r�� � � � I ll I � III I f I I� � c�� �,v, r /1 I �I I� I I�I� I I � II I f� ��'o ��� ������ ,�" '��' ���r i,�i �iii iii� �i�i iii� ��ii ���� i��� ���,Q�� ;�, �� r�/r �i � � i r�� �ii� ���� �i�i iii� ��i� �i�� ���� `"r�°�� �„ �� �� � � - i �� �iii ii�� � � �i�� �i�i i�ii i i P� z,'ti� I l I ��% F.,�;L ��' �� �_ -, �i���i�i r��� �iii ���� �i�i �r�� ��i� ���� i�� Fo �;� � - _ _' ,i� i�ii i��i �i�i ���� ii�i ��ii ��ri �r�l�7 � ����� ��� �i�i ���� iii ���� �i�i iii� ��i� �i�� ' � r ���- _ - � ;;�r „- _ _ �� ,iri ii�� �i � � �i�i i��� ��r� �i��i�� =_ ��\= _ --/,/// ���I �(lI ���� 1 �����11�� �l��J�' I _�\� � \ ` _ - J�%� !/�� �I(I ���� �1�1 � �/� �l'� �i - ���� , � ; _ _, i,�i �iii ��i� ��r� ���� � ii , ±� l , ����� ��� � - '', i �iii� ���t � i i � ��i� i�,�i ��i i � �� � � � �� � � � i �lll ���� ���� ���1 ���� �� ���I I�� I�. , r .a� �- � � � � � - _ � / '1� 1�l� �� (i I I �l 1 \ '�1�� � �' `_ � �/// ' �� �l�l ��/!� �� � ���� ���� ��II �lll Iti _-�� �� � � � � - ri i �l�� 'rr� ��� � � �I � ��II ���� �'I - - `� ��\\ ;; _,l�0�9`;� �f�� iJ�,, �ii ,I�i ��ii i,ii ii�i 3 =�� \ ��\�,� ;;;_.�����,�,�r �i� ���i ��ii �iii iiii �� _ ` � � �\�\ � `- - ��/� a',���' ���� �^`� � ��I� '��I _ , � �� � �� , - - _�, � �,i� �, i i ii � � �` � �� ��� ' _-- � � �� i i �� i�,��� ��ii �i�i i ;� � �I�l�� � � - - - - ��� j '� w � ��// ///� r ' ��� � � � �� � � - ���� / � �/vi / \ / /� i �-���� �� � \�� � � // �/// �/� /�/ ��� ll/ / � � ` \ � �� � �� �� - �i / // �/ /�/ � ��1,�l/�,o+�\ � `��� � ��� � � �`- - � � � / / /, / ����������� �� � �-�- -�/i��i i�i �ii� � ��� i�i � i ` �� � I� � �� � � � - � ��� ��/ //� ��` � / �� � �� �� � � _ /� � / // � � ��°� � �\�\� �\�`� _ _ - _ �/ / /�� ///// ( ' � .��� �� �� � - � �/� � � � � / � \�� ���_ Eh�EN r_, / � � � � � ��/ � . �� / ,� r WlLQLAND- URBAN iI�TER�ACE �ir�Area Reference: Caiifornia 8uifding Code Ch�pier 7A AG�lltatior� Alt new bulldings su�mitt�d for buflding permlt on�r after,lanuary i,2Qt}8 shafil tompty w�th ati sectton3 of CBC ChaFter iA, � Mat�rial�.�vstem�and g o of�o s jc lr�n RoQfln�Assemb)leb Roafing ass�mbll�s shald be deslr�ned ta prev�nt the intnrsion of ffames and embers aetwee�the roof coverir�g and the ro�f deeking. �tavf valley flashtng shail be rnad�a€nat less that 26-gage galvanized sheet metal tnsCaiied aver a minimum 36"wide underf�yrment of one tayer of 72#eap sheet rur�ntng the fufl iength of the vattey. Ravf gutters sttaft be designed to prevent the a�.cumuiatian of#caves and debris in the gutter. / � / GRAPHIC SCALE 2� 0 ,� �0 .0 B� ( �N rF;H;•r� , ,n<,t� �� << �� , ���; � ���q ��T > ,_�� �� a$ NO Atttc Verttitation -Ftoaf and a�tte ver�ts shal!be desig�ed to�eslst the intrusian of fiames and embers into the at�le of a strutiure,ar shati be protected with corrosJvn- reslstant,nonct�mbusttb�e wire mesh wich 1/4"apening�,or eqe�lvatent. ,�ave artd cQrnl��vents sha14 be designed to resist the lntrusion of ftarnes and embers(r►ta the atttc af a structure,or shall be protecte�with corrosion- res is tan t,nancom bus t t b i�wi r e m e s h w i t h 1 i�€"r�p e r t i n g s,o r e q u i v a l e n t. �ve prc�t�etiot�-Eaves a!�d s�ifits si�all be pratecied by ignition-resistant materisis or nsac�combustib#e ronstruaton on the expoxed urtderside. EittB(i0i`Vi/+Gt�}5 . E�steri�rwalIs sha{I be deslg�ied u�ing tgn��lon-resistant materials, noncornbustlbie const�uciion,heav�ttmbe�,�og waU constructior�,ar equivalen*, E�cteriorwal�cov+erings shall exte�d fr�rn�e�og o#thQ foundatian to the roaf, and termtnat�ai�"nomina!so{id vvood blocking between th�rafters at a!!roof rnrerhan�5,orterrr�inate at an eaVe en�losUre. .E�tteriorwalt ue�rts shali be rfesigned xo restsi the intrus�ofl af flame and embers into the s�n�eture,or Sh�ll be proteCtEd Yt�It�t a C4t'fo5lc��-�'eSiSt��t, noncombu�ilble wtre rnesh vdrith 3/4"apening�,or eqaivalent. • �cteriorw9rtdaw,windovawall,and g[azed door as,sernblles sh�ll have a 24- minute fire-resista�t rating,or h�designed t�sing insulating-giass untts witit a m€nimurr►c�f one tempered�ane,or�{ass bl�rc�.units. cxieriar door assetrbiies shatl have a 20-minute Fire•res�stani ratiag,or Ue 'x des�gn�d using noncorr�bustibie constructian,crr be constru+cteri of solSd-core waod having stil�s and r�ils nat iess that 2 3�8"thick,and fleld pan�Is nc�t fess t��Ft 1 ��+�#��L�tiCl�. �ct�rior ve#�icle�e�ess��ors shai[be non-eombust3bte or ex�er�or��e-reta:���.nt treated wcaod. .. _.__ _ _. ,,��,1("�'� � ` � ;/ ��'� 'J V ` ; . -�=x�,°;��I� /Y!.�lT�J2c��-��; � �i J� { 'iT y� ���� s�y _ , � r�4 D �� �I /� l I 7�1 ���` � �l �� �ri �ii � ii . ` ; �� �� �IIf �I� � 11I ��� � ��� os .o"� � � . �`i������ ll ��� ��'��Pl� � I 1 1 1 ��1 ' �I� l �� �, ,pr . .. .,. -..� .,..s �( 1��I '�I�l �Ill ��1�, �l��l (1�� / � ,L _ �� � ��� AV����� I(II ��1� � I� ���� ��� �i�i _ 'd �j °' ,i �` ��, �iti ii i� ii, i,�, ,�,, �� � , : �1 IN��\ o���\ 1�1 � � �I�� I� � IIl/ � / � _ �r� � � � �` �� � �=-� -�. 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Topography/ Trees Locat�on/ House Locat�on ! *After backfill of all excavated areas of the house and retaining wa11s, plant nat�ve drought Scale.l��=20�-0�� � - -- -- ----___ - - --_ tolerant grasses and ground cover as to minirnize erosion W � .r...� � � � � � � •�� � � O � � � N � .� � i � U O �i .� � � � �I � U O U � � a� I � �' I � � � � .--� .,.., � N b!J y � � Q O � � O n e--� N x H � C� w � F � a _ , _ _ � li �I � � ol i � � i___ U U W � � � � Q a a a c� w > O � � p � � � o � � C� 0 � a x � 0 b � a w � � \ s � H � 0 � F - _ __ DATE October 25,2011 ---- --_ _ SCALE 1"=20'-0" JOB project Number _N°. _ _ _ SHEE'I' . N°. A01 � � � , �'� �►� �� ,�y� �°°, ��, � � � � �I� ,i����i�� iii '���III��,III�i��'�I�����III�,��!!!�,�III� ���II�, �Iliiillliii�ll �i�� iii ii�����ii 11�; �111�i�, � � � � � � � N III III , ��' '� � I���III II� I I � � � , � � /� � � � 111- i.l. 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SECOND FLOOR RCP Scale:3/16"=1'-0" FIRST FLOOR RCP Scale:3/16"=1'-0" � � •�� � O � � � V � � � � 0 O " � � � z � •.--� � � � � .,..I � � � 0 � .�� cv � y � �' N �: � � � � � P. -—� _ I I 0' W I c II .-- -- __ V z � Q � � � ,� Q ~ � a � .-� c� w ; o � � � � � � � � �� � � i p- bo � _� � 'd � � DATE � October 25,2011 I SCALE 3/16"=1'-0" ��B Project Number N° i SHEET i No A09 GENERAL NOTES i.ALL WORK SHALL BE IN ACCORDANCE WiTH THF_STATE OF CA�IFORNIA DEPAR7AIENT OF TRANSPORTATION STANDhRD SP;CtFICAliONS(DATED MAY 2006),STANDARD PLANS(DA?ED MAY 200G1,AN6 CITi GF CUPERTING STANDARD DE7AIL5.THE fONTRACTOR SHALI PERF(N?M THE WORK DESCRIBED IN THF SPECIFICAT�ON,AND AS SHONN ON THE DftANANGS,AND TO ME SATISFACIIONOF THF CITY EN��INEER. 2. fHE CQNTRACTOR IS RFOUIRED TO NO?�FY THE PUBLIC�tiORnS INSPECTOR TWG(2)WORKINi; DAYS PRIOR TU REOUIRING aN INSPFCTION.TWO(�)WORK!NG QA'YS FRIOR?0 INSiALLING PERMANENT S7RIPING,TNE CONTRACTOR SHALL CALI FOR RFVIEW ANO hPPROVAI OF THE PROPOSED STRIPING 8'Y iHE CIiY TRAFFiG FNGtNEER.TNE CITY S4ALL HAVE THF RIGiiT TO MAKE CHANGES IN TH£LOCATI�W OF�f}tE:AIJGNMENT OF LANE STRIPES APlQ PAVEMENT MARKINGS. 3.All UNDERGROUND U17LITtES SHAIL BE INSiALLED AND AOEWATELY DACKFILLED BEFORE PLACEMENT OF THE BP.SE MATERIAL AND SURFAC£STRUC7URE5.IF UP.�ITIES AP.E TO BE INSTA.LL:D SUBSEOUENTLY,A NRITTEN NO'�FICATION fR01A THE AFFECTED UT!LITY COMPANY IND!CAIING ITS COMMIiUENT TO BORE tN2 TUNNEL SHALL 6E SUBMI7TED TO THE CITY ENGINEER BEFORE PROCEEDItJG N7'H T.HE ShOR�C.IiNDER('�ROUNp UTILITIFS,EXCE?i STORM AND SANI7AF'y SF'kER, WiiL NOT HE PERMIf7ED!N PAVEMENF AREA,Wlhl THE EXCEFiION OF STREE7 CROSSiNGS, OTNEitMASE SF'EqFIGALLY AFPROVED AND AUTMOFtIZED BY THE CITY fNCINEER. 4.THE CONTRACT(X2 SMall HAVE ALl UF THE ViIUTIFS,UNDERGr2WN0 MAiNS,ANG SERVICES THAT MAY CONf"LICT WITl;THE PRCJECi LO�",nTED IN THE FIELD.THE�ONTRAC?OR SHAU.CONTRAC? UNDERGRWND SfR�CE ALERT(USA)1W0(2)WORKING DAYS IN ADVANCE OF ANY WOHK, FOR LOCATIONS OF THE UNDER(i20UND FACIl171ES,AT(800)642-2444. 5.ALL?RENCH BACNFLL,Fl�l AREAS,AND BASE AIAlER1AL SHAIL AT?NN A AtIN;A/UM 35� REIATI`F COMPACTIQN AS PER STANDARD SPECIFICA710N5.FOR TYPICAL iRENCH SECTIOMS, REFER TO THE CITY STANOARC DEtA1L5,WITH THE EXCEPTION OF SANITAR�Y SFWEP,. 6.ALi iREES,ROOTS AND F(XtEIGN MATTER IN EXISTING OR PROPCS[D RI[iHT OF WAY SHAIL BE REMOVED 70 A UEPTN OF TWO(?)FEET BELOW SURGRADE AND DISPOSED Of. 7.ALL EXISTING PAVEMENT REMOV£D ilR DAMAGED SHALI 8E REPLACED AS kEQUiRED B't THE GTV ENCINEER. 8.All CONCRETE USED FOR ALL STf?UCTUR.S MV51 8E CLASS"A"(6 SACKS PER CUBIC YARD) AS PER STANUAR�SPECiFlCAT1�NS AND SHALL 4T'fAIN A STREPIGtN OF 3,000 P.S.!.IN 28 DAYS. SIDEWALKS,CURBS AND C=I;TiERS SHALL BE CLASS"B"(5 SACY,S PER CUBIC YAftD)P.S PER SiAN4ARD SPEGFICATION AND SHALL ATTAIN A SIRENGTN OF 3,000 P.S.I.IN 28 DAYS. g.DROP M1.E75 INSTALLED SHALI BE CITY GF CUPf_RTINO SiANDARD UNLESS OTNERNNSE NOTEO(h��TriE PIANS.iNE BOXES SNAiI BE INiiAIIED A7 THE SAM,E�tIME iHE P.C.C.CURB AND GUiTER IS 1NSiAL�ED.CLASS°A"P.C.C.SHAiI BE USED.ALL DROP INLETS WITHIN THE PROJECT SHALL BE S?ENCILED"NO DUMPMG FLOWS TO BAY'.STENCii>TO SE PR�"ADEG 8'f iNF C�TY. 10.A AIiNIMUM THICKNESS SIX(6)INCHES OF P.C.C.SHALL 8E RGQUIREO FOR C�kAMERClAL.DPoVEWAY APPROACHES AND FIVE(5)FOft kE51DENPAL LOCATIC,NS Sk1ALL 8E OETERMINED PR16R TO THE INSTALLATIGk GF�?HE CUR85.THE DRiVEWAY SHAL(.BF iNSTALLED AT THE SAME TIME AS THE ClIRB. ?i.ALL STREE'CUF.BS SHALL BE VERi1CAL.V.L.C;.�URbS. 12.iNSTAtL CI?Y OF CUPERTMO STREE?NAME SIGNS,FOUR(4j B�ADES EACH PER ASSEOABLY AS SHOK*1 ON iHE PLANS. �3.iNSiALL CITY OF CUPERTINO STANDARD MOMUMENT BOX(ES)AN�MONUMENT(5) AS SHOWN CNJ 111E PLANS. �4.ALL GRn4E SiAKFS A.ND U7H5 REOUtRED 8Y THe CITY E'NGiNEER SHnil BE INSTALLFD BY THE CONTRAC70R'S ENGINEER AS OtRECTED.RlINIMUM OFF-SFT�FOR CU7 SfAKES SHALL BE FIVE(5)FEET.CONTRAC?�R'S ENGINEER'O CFRTl1"Y THAT LOCA110N5 C�F NEW �IQEWALK.CUR3 ANC GUTT'cR IS IN ACCC�DANCE'MiH iNE APPRCVED?LANS. 15.PRIOR?0 COMMENCING F1'ORK,1HF_C(MITRACTCK2 SHAII HAVE CUT SHEETS APPROVED BY THE CITY EMGINEER.NOTiFY THF CITY Ef�GINEER N1G(2)WORf(ING DA':5 PRIOR TO REQU�R!NG INSPECTION. I6.TNE CONTRACTOR SHALI SUBIAIT.4 14Ri7"TEN REQUEST FOF FINAL INSFfCi�ON. 77.ONE POUND OF GISr^ERSING HLV.CK SHALi BE MIXED Wil}I EACH i;UBiC YARD C�CUNCRE�AT THE BATCH PLANT. 18.GRADfNG Oi'LO i OUTSID�OF R/W AS FER TYPICP.I.;ECTIUN ANU FOR CROSS-SECTION. SHALL BE COMPLETED AND APPROVFD 8'/TNE CITY ENGINEER BEF(Y2E PROC[EDINI•iMTH PREPARATON UF 7HE SUBGRADE AND PIACEMENT OF SUP,FACE STRVCTIJRES ON LOTS.ALL LCTS SHAC1 8F GRADED TD THE STREET Ei,EVq7}ON,OR AS 1N01WJ ON THE PLANS,OR AS DETERNINED SY THE qTY ENGWEER. 19.NO11FY THE CfVll ENGINEER TWO{2)WORKING DAY$IN ADVANfE OF REOUiRlNG S�RVUl,ES FvR FiEi.G�T n'N.:.A?'F'��Tt��E �H^nEC.i,�J CGP ES OF`?i �'.�:E�T.^.:57L.3.. F!iRNIriEG. I Id 7H R F RAIANENT 7 'MENTS L6T Cf�NER PPES A D G E E 20 ALL STAND�IRU STREE MONJ MONUMENTS DIS7URBE0 OURING CONSTRVCTICN SHALL.8E RFFLPCED 9EFORE ACCEPTANCF OF THE IMPROVEMENTS BY THE CITY OF CUFEF?1N0. 21 MANNOIE FRAMES AND COVERS SH4LL 6[BROUGH TO FINISH GRADE BEFORE FINAL PAV!NG. 22.THE CITY SNALL PAY ALL COSTS OF�MOiSTURE-DENSiTY CURVES(CALF.TEST No.216E) ANG ANY 0?NER iESTS REQUIRED BY TNf�;TY ENGENEER QURNG STREF.T CONSTr?Ut:i�ON. 23.AP?ROVA�OF i}IESf P!ANS DOES NOi RELEP.SE 7HE CONTRAGTOR OF THE RESPONSIBII!ll' FOR iHE CORRE�iIONS OF MISTAKES.FRRORS OR OMISSIOtJS THERFIN.IF,DURING THE CCIUP,SE OF CONSTkUCTIpN OF IU,FROVEUFNTS,PIJ9lIC!NTEFEST REQi)�RFS A NODIFiCATiON O�jGF A DEPARTURE FR�iM TNE�I?Y OF CUPERTIN�SPECIFiCATiON OR?HE>E IMPROVEMENI FLANS, 7HE CITY ENGtNEER SNALL HAVE IHE AUTHOR!TY TO REQUtRF SUCH MODIFI,r,AiION OR DEPARTURE. ANp TO SPECIFY THE MAPINER IN 1MiICH THE SAME IS TO BE COMPLE?ED. 2i.FOR Ali.FlVE(5)�OOT MON�ITNlC�IuEWAL'F,S.AL�tIRL HYDRAMTi AND EL�CiRJUERS Sh�IL BE wStaL�ED BEHiND SIDCW.SLk 25.IT SNALI_6E irfE RESP0�;S16I�iTY OF 7HE i:ONTftACTOft,AND ALL SU9CON?RACTOkS TO�NSUftE. 1HE'r AfiE FURNISnEO`M M APNRnvFD PLAh��R THE I_AIESi RtVISED PLANS. 26.AlL WATER LINES,VALVES,H'tDRANT'S,ANL A?PURTENANCES TNERETO!NSTALLEG 1MiNIN THE CITY OF CUPERTINO MUNICIPAL WATER UTN?Y'S SERVICES ARF.A,SHALI BE TNE PROPERTY OF SAID WAIEN UTIUTY. <'.7_CONS7RUCTICN 51GNING SHALL B[INSTALLED PRiOR TO BEGINNNG OF WOP,i( 28.ANY ANO ALL STORM DRAIN LIkES WSTALLED AS PART OF THE WORK ON THESE?LANS SHAtL BE CLEANED OF ALL E%CE55 MATERIAL,DEBRlS AND OBSTRUC'IONS,STURM t)NES SHALL Bf FLUSHEO AS DIRECiEO BY?NE CIT`!ENGINEFR. 29.ALL NEW ELECTRICAL SERVICE(POWER-PHONE-CABIE)SHAII BE UNDERGROUNDEC. 3G.TO INI71AiE THE RELEAS'c Qf BGNDS,CCNTACT PUBLIC WOkKS INSPECTUR FOR FINAL INSF''cC7lON. 31.PRIOR TI BEGINNING ANY WORIi N1TH:N THE FUBLIC RIGHT OF WAt;"iHF CCNiR/.CTOk W�LL 9f RESPCNSIBLE fGR PUIUNG Ati ENC.F.OACNMEIGT PERtAIi�ROhi THF PUBUC'NORKS QEPAf2'M�NT. CITY OF CUPERTINO APPROVAL APPROVEC: D A TE: TiMM BORDEN,RCE 45512,EXPIRES: 12;�31/72 61REC°OR OF i'U3LIC WORKS � N QQ L8" � P � PRQJECT SITE I Qv (APN:342-17-068) I \O �/ �'N JUqNT� p� 85 o�o\���( O ��" �� ���� O i VICINITY MAP (NG7 TO SCALE) ��___ TOP OF FENCE HUNG WITH � FLUORFSCEN?�LAGGING TAPE �� EVERY 10 FEET. -+ 5' CHAIN LINK OR WELDED N1lRE MESN I I $' FENCF POST QF 2" DIAMETER LINt ----- GI PIPE OR T-ANGLE POST. i i /� \ �_ l �' / X �� � _ � I � 1 � ��_�.r\ �� � �/����. TYPICAL TREE PROTECTtON DETAtL . , G�'�� � 1�"��>�'�.� �'�x��,�-1 l, TREE PROTECTION NOTES 1. TNE DEVE�OPER SHALL�NSTA�I THE"TREE PROTECTiON°OEVICES PRIOR TO?HE S?ART CF GRADING OR CLEARING WORK. 2. �HE CITY RE5ERVES TNE RIGHT TO IJJUt A Y:�TOP`NORK" NOTICE IF THE "TREE PR07ECTlON" - �F UEVI(;tS ARE Nv�MAiNIAiNtU F'RVF_RLY. 3. SEE THE PROJECT GRADING P�AN FOR SPEGFIC TR[ES THAT REQUIRE PROTEC�ION. A�L SPEC!MEN TREES REQUIRE PROTECT!ON UN�ESS OTHERWISE NOTED. 4.NO EXCAVATIONS'vVt7H!N"if1E TREE PROTECTION AR�A"ARE AU_OWED UNLESS UNDER THE S:!PEkVIS�ON OF A TREE SERVICE COMPANY. �. ANY FIL'..ING WITHIN THE°TREE PRO"TECTiON ARtA";HALL BE DQNE IN ACCCRDANi;c W9?H A DE?AiLEG IMPROVEME��T PLAN APPROVED BY THE CITY. 6. NO TRIMMING, CU?TING NOR PRUNING OF DESIGNATED TREES CAN OCCUR WETHOUT A RE�ISTERED TftEE SERVICE C-OMF'AN1'. 7. CONSULT ORDIIJANCE 778 Of TNE CITY OF CUPERTINO FOR PERMIT REQUIREMENTS AND EXCEPTIpNS. 8. APPROVED WOCO CONSTRUCTION IS .4N ACCEPTABLE SUHSTI?UTE FpP THE CHAIN L!N!<FENCiNG, � ��y�./�(�/��l ��-+ � .'��' . �? �-l.��-/,� i / !` / . � +. ���. . . . -+�.�� :�^--P./1 . - ..._....�.. .�_-.- t... _....5� ., � � � � � � � I NOV 0 3 2011 / v NOTICE TO CONTRACTORS: CONTRACTOR SNALL NOTIFY USA (UNDERGROUND SERVICE ALERT) AT 800-227-2600 A MINIMUM OF TWO WORKING DAYS SEFORE BEGINNING UNDERGROUND WORK FOR VERIF�CATlON OF THE �OCA710N OF UNpERGROUND UTfLiTIES. GRADING NOTES i) CIVIL ENGINEER OR SOILS ENGINEER TO REV![W AL� GRADIN; AND SUBMIT A FlNAL RFPORT TO THE CIT`f PRIOR TO GCCUPANCY'. 2) COMPACTION REPORTS AND PAD ELEVAT!ON CERTIf-1CAT!ON iS REOi)!RED 0�! ALL BUILOING Pf1D WORK. 3) CONTACi PUBLIC WORKS, (408) 777-3104, FQR DRAiNAGE AND FINAL GRADE INSF'ECI�ON, WHICH INCLUGES URAIN LiNFS AND NC10F DRAINC�pQVdN SPOUTS. 4) CONTRACTOR IS RESPONSIBLE FOR DUST CuNTROL ANn INSURIN� THE Af?E.A F�DJACENT TO THE WCRK IS LEFT IN A CLEAN CUNDITION. 51 iHE CON TRACTOR SHA�L REVIEW STD. DE fAIL 6-4 ON TREE PROTE(:TION PRIOR TO ACCOMPUSHING AN'f WORI< OR kEMOViNG ANY TRFES. 6) ALL GRADING SHALI BE DONE IN ACCURDANCE WITH THE SOILS REPORT PREPARED BY PGLL.AI< ENGINEERWG iNC., DATED 8/28/i'. ;J) ALt_5TQRM LfNE INSTALLATIGN WI?H SLOPE LESS Ti-IAN 2%SHALL.8E CERTIFIED BY' A CIV!L tNGiNFFR. 8) ALL ON-Si'fE SANITARY SEWER UNES ANU LATERAi.S SHAL�EE SIiBJECT TO EUILDWG DEPARTMENT APPRQVAL PRlUP, TG!NSTALLA?iON. 9} UTILiZE BES(MANAGtMENT PRACTICES (BMP's), AS REQUIRED BY THI= ;TAiE WATER RESOURCES CONTROL BOARQ, FOR ANY ACTIVI?Y VJH!CH DiSTURBS SOIL. lOj NO HILLS(DE GRADlNG SFIALL 6E PERFORMcD BE?WEEN OCTUE3ER 1, ?_O71 TO APRIL 15, 2012. 11) ALL ROO� ORAiNS AND/UR DOWN SPOUTS 5HALL RELFASt TO GROUND SURFACE V!A SPIASH BLOCKS. ALL OTHER DRAINi�GE SHALL EE AL.LO'�v'EG TO��HFET FLOb'J TO A PFRltiAFTrR CWAI F TFiF PFRIMET'ER SWALt DRp,iNS INTO RFTENTION CHAMBER WIiH ?HE UVCRF�OW GOING INTO CITY OF CUPERTINO STORM DRAIN SY'STEM.. ABBREVIATI4N: (E) cXISTING {N� NEW gyy SOTTOM Qf WA�L A�, qSpHALTIC CO�;CRE?E CONC CGNCRETE D'NY ORIVEWAY Eg tLECTRICITY BOX E� EXISI'iNG GRADE fF FINI�H FLOOR F�; FINISH GRADE F� FLGWLIN't GR GRATE GRD �H�UND INV INUERT Lr LINEAR F007 tv1�\. MAXIMI�M �I�. MINIMUM N.T.S NOT TO SCALE �_o_�; R�cHr-or-war SDCO STORMDRAIN CLE,4NOUT SDMH STORMpRAIN MANHOLF SSCO ���+ITARY":EVJER CLEANOUT SSMH SANITARY SEWER MANHOLE ,c,'y�! S!Dt�NALK jg 7E_cFt+ONE eiOY. T� TOP OF CURB rc� TOP 0�?.4`JEMEn;? T'rP r��icn� rw ro�cF wa�� ydM WATER METER yy� WATCR VP,LVE LEGEND EXIS�ING PROPOSED DESCR!PTi�N LINES SOLiG UNES .�-__�.--_._...___._---....._. ._- SAri!TAP,`r SE`A'ER AND FLitSti!NG INLf? ----- '.• --- _ SANI?ARY S[WER AN�MANtiOLE �'':-------- s.r��.� STORMGRAiN AND MANHOLt � cTORtiA D�'OP iNLE?ANa LATERAL - _ __ -�--------- w�q 7ER M AI'� .� .. � F;R�HYt�RANT __... .. ......_._...... . 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TO SCALE) � � ;; � ' �� _ ` ; � - � � � � � G � - `� ��--NATNE MATERIAL ;-�-� COMP,4CTED TO 95� --�^ - '� � �. � � RELATIVE COMPACTION - �� � r ��' - � -�� BACKFILL PER GEOTECH � ENGWEEk'S RECGMMENDATI ��' � - � � � , � _ � --36' CIA. - , _; �> '`-, . ` PVC PIPE WITH S-C.GI , � " � � ` ' M i'N��� �M i N-,: � � --- -- �_� _ T��___�� 1 s p, � -------- _-------------4 DEIAi!ry2: RETE�ITlON CHAMSER iNOT TO Si;ALEI 3j4 " DRAIN C�IARAFI ?40 �ILTEi NATfV� SOIL COMPACTED TO 90� _R PROGFWG TAINING WALL FQR sFrnENr OR BARRIER PFR SCICS REPORT BASEMIENT FLCC�R �r',R�i� Ct�Li-�Y� IV�H I tYCiHL. 1-'ttC JlJ!L.J Kt_F'UK I i � 4" �CHEDULE 40 PVC PERFORATED PIPE DET.AIL 3: RETAINING WALL DRAINAGE (NOT TO SCALEj NOTES: ?. PROVIDE: DRAIN ROCK, FILTER FABRIC AND 4" SCHL. 4U PVC pERFORATEU PIPF PER DETAIL 3 UN 1��E OUTER PERIMETER OF THE RETAINING WALL FOR THE BASEMENT. DFtAIN AT MINIMUM SLOPc OF I%. SEE GRADING PLAN ON SHELT 2 tOR INVERT ELVATION ANL DAYLIGHT. 2 F LOOR 0� BASEMEN i 7G F3E P'ACED ON VAPOR �A.RRiER AND C,4PIL�ARY BREAK �v1ATERIAL. PFR �QIL REPORT. RaiNaoW DRi�,F ti85...._.. . ... ._ ... _... .... ...... .. ... . . . .,._.... , .. ... ._. ...... . .._ .._._ .... .. ....___ ._ . . .._... .._ _..__._. . . _..._. . ���. 0�30 (E)GRADE� � _ . . _ _ _ _ _ ___ . _ __ _ _ ti r(N; WALL 675' _ {_ __._ _ ____ __ _ _ __ f(TYP.} _ _. ; 67G _ _ � (N)M()kts^� _ � �j �RADE FF=664.50 665 _ ._ _. __ . . .. +: . �. _ ____ ___ I __. _ _ _ 660: _ . `______ �tij.GF�A5�� __ . (N)GARAGE (N�BASEMENT S4YALE FF�654.50r FFm654.50 655_ _ �N) DRIVE� _._ __ _ _ _ _ , !E) GRaGE n50: _ .._ _. _ _ _ _ _ _._ _ _ _ _ _ _ _. __ - DATUM ELEV ' ' '_ . _ --------_ _ _ _ _ ._ __ _ _ G50.00 G 10 20 30 4J 50 c0 %0 80 90 100 11Q 12Q ?30 SECTION A—A SCALE:HORlZONTAL:?"=�0' VERTICA�.:1"=20" � RTY LINE PG &_ E EASEA4ENT ' 6i5' v,ppE . ...._......_._ _ ._.. .:.__...... ......._.. ' .. . , . .. .. ... .... _ ... . ___.. . . ....._._. �. 670' . tN)DECK FF�668.�4 (N)HWSE 655' _ __ .. _ F�=S�4.5t3 I , j/-(E) GRr�DE _ _ _ I6601, ,.. _- ,_:..... � _ ___ �N)WALC-��i f (N)HOU3E �TYh.) �' I655. _ __ . ,_ __ ______ __ , FFs654•50 __ _ I 65G _ _ ._ � ____ ..._ _ _. _ _ _ ;-_ _ _ I ____ /M F,LEV ,__ _ ......_. ,.._.._._._..---._.._..._. _. ..,_. .._.._..._ .. __. _..... .... .... _ --...�. ... ._.. .__.. __.._ 645 SECTI_�N e-B SCALF:HOR17_ONTAL:1°=20' VERTICAL.�"=?0" REVISIONS � c � o - o�U � .f. N l � C �v � � =NN �J-T �o - O��' ti�,i. m:� � �:.= iv+�'� "a;� ' =i m ��,_ W m� � v= ro r' v� � � ��Clcs x ` a.�U �c a � - a> ; U� o' C i c � u � ; , . - _ - f ; ("��.yt.(�..-�.'" �'�i;l l""�r.� t .. . � ���,.i����� /�`•/ / t �/1�/ �( ` . : .. _ ��.�/�;,�� . . y.. _ 4 /"` � � F , _. � ✓,��' ; �,�_._ .� ,.. ....<.�_. ..____..� ` �:.. _. . � . F � a e � �e..,.....�,._........__._...s.,__.�.e...._..._oe...s..,.�..a..., --- --,... 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