R-2013-26b OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE•CUPERTINO, CA 95014-3255
C U P E RT 1 N O (408) 777-3308 • FAX(408)777-3333•planninqCa�cupertino.org
July 25, 2013
KQ Design&Engineering
Attn: Ket Le
793 Kyle St.
San Jose, Ca 95127
SUBJECT: TWO STORY PERMIT ACTION LETTER—Application R-2013-26
This letter confirms the decision of the Director of Community Development, given on July 25, 2013;
approving a Two-Story Permit to allow a 1,137 square foot first floor addition that includes 1,100 square
feet of high volume space with an attic area that could be used as habitable space per the Municipal
Code, located at 22064 Baxley Court, with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "Residential Remodel and Addition for: Ping Chen,
22064 Baxley Court, Cupertino, Ca, New Site Plan/Project Info" consisting of twelve sheets labeled
"A1 to Al2", 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 PROJECT PLANS
The applicant/property owner is responsible to verify all pertinent property data including but not
limited to property 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. CONSTRUCTION PLAN SET REVISIONS/CLARIFICATIONS
Prior to issuance of building permits, the construction plan submittal shall include the following
information:
1. Revise lot coverage on Sheet A9 to be consistent with the calculation on Sheet Al2.
2. Revise the front porch overhang as to not encroach more than 3 feet into the required 20 foot
front yard setback.
3. Note on the site plan that no trees are proposed for removal.
5. HOLD HARMLESS AGREEMENT FOR ENCROACHMENT INTO TRACT MAP SETBACK LINE
Prior to issuance of building permits, the property owner shall record an agreement holding the city
harmless against any legal challenges resulting from the porch's encroachment into the building
setback line shown on Tract Map no. 5561. 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�rior to issuance of buildin��ermits.
Two-Story Permit Action Letter Page 2
R-2013-26
6. GEOLOGIC AND GEOTECHNICAL REVIEW
The project shall incorporate all recommendaHons set forth in the geotechnical investigation
prepared for the development by Capex Engineering Inc., dated June 13, 2013.
In addition, the project shall incorporate all the following conditions set forth in the geologic and
geotechnical peer review conducted by Cotton, Shires and Associates, Inc., dated July 1, 2013:
a) Geologic and Geotechnical Plan Review. Prior to issuance of building permits, the applicant's
geotechnical consultant shall review and approve all geologic and geotechnical aspects of the
development plans (i.e. site preparation and grading, site drainage improvements and design
parameters for foundations and retaining walls) to ensure that their recommendations have been
properly incorporated. The following item shall be addressed:
i. The geotechnical consultant indicates in their report that the proposed construction is a single-
story addition. The plans reveal that a two-story addition is proposed. The geotechnical
consultant shall review the plans and provide updated geotechnical design recommendations,
as deemed appropriate, for a two-story addition.
Th e results of the Geotechnical Plan Review shall be submitted to the City for review and
approval by the City�rior to issuance of building�ermits.
b) Geotechnical Construction Inspection. During construction, the geotechnical consultant shall
inspect, test (as needed), and approve all geotechnical aspects of the project construction. The
inspections shall include, but not necessarily be limited to: site preparation and grading, site
surface and subsurface drainage improvements, and excavations for foundations and retaining
walls prior to the placement of steel and concrete.The following shall be addressed:
i. The Project Geotechnical Consultant shall closely inspect all foundation excavations to assure
that they extend through artificial fill and loose colluvial soil and achieve sufficient
embedment into competent, low-expansion potential earth materials.
The results of these inspections and the as-built conditions of the project shall be described by the
project geotechnical consultant in a letter and submitted to the City Engineer for review rip or to
final�ro�ct a��roval.
7. CONSTRUCTION MANAGEMENT PLAN
Prior to buildin� permit issuance, final construction plans shall include a construction management
plan detailing how construction activities will be conducted. The plan shall address, but not be
limited to the following activities:
a. Construction staging area (shall not occur within 15 feet of neighboring residential property
lines)
b. Construction schedule and allowable work hours (with consideration of neighbor's concerns
about construction hours)
c. Construction phasing plan, if any
d. Contractor parking area
e. Tree preservation/protection plan
f. Site dust,noise and storxn run-off management plan
g. Emergency/complaint and construction site manager contacts
Two-Story Permit Action Letter Page 3
R-2013-26
8. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM
The project shall comply with the requirements indicated on the Public Works Confirmation form
dated 6/10/2013, including, but not limited to, dedications, easements, off-site improvements,
undergrounding of utilities, all necessary agreements, and utility installations/relocations as 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 construction 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�rior to final occupanc,y.
9. PRIVACY PLANTING
The final privacy-planting plan shall be reviewed and approved by the Planning Division ri� or to
issuance of building �ermits. The variety, size, planting distance shall be consistent with the City's
requirements.
a. Prior to issuance of building �ermits, one of the following privacy protection measures
must be provided for the rear attic windows with view cones touching the adjacent property at
22074 Baxley Court in the northwest comer:
i. Letter from an ISA-certified arborist confirming that the existing trees provide adequate
privacy screening in any season;
ii. Waiver from affected property owner;
iii. New plantings in accordance with the City's approved planting list;
iv. Fixing and obscuring rear windows with view cones touching the adjoining property; or
v. Raising said window sill heights above 5 feet from the attic finished floor
10. PRIVACY PROTECTION COVENANT
The property owner shall record a covenant on this property to inform future property owners 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 occu�ancv of the residence.
11. 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 Community Development Department.
12. EXTERIOR BUILDING MATERIALS/T'REATMENTS
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 buildin��ermits. 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.
Two-Story Permit Action Letter Page 4
R-2013-26
13. INDEMNIFICATTON
To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City
Council, its officers, employees and agents (the °indemnified parties") from and against any claim,
action, or proceeding brought by a third party against the indemnified parties and the applicant to
attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project,
including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in
defense of the litigation. The City may, in its sole discretion, elect to defend any such action with
attomeys of its choice.
14. 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 Govemment 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.
Please note that if this permit is not vested within a year, it shall expire on July 25, 2014.
During the public review period, staff received e-mails and telephone calls from the public expressing
concerns on the proposed project. The concerns focused primarily on the following:
• Construction-related impacts
• Blockage of views to the hillside
• Lowered property values
The zoning in the neighborhood allows for two-story development and the project meets all the
prescriptive requirements of the R1 Ordinance, including but not limited to, floor area ratio, height,
setbacks, and privacy protection. In addition, this project is not subject to design review. Of the 14 homes
on Baxley Court, 12 are two-story. Moreover, the total height fits within the one-story daylight plane.
Other than requirements to help preserve views and property values, there are no specific regulations to
address these issues.
The project will be required to adhere to the City's construction best management practices (i.e. noise,
dust control) and allowed construction hours. In addition, the applicant will work with neighbors on
their concerns about construction hours,noise, and dust. A condition has been added for the applicant to
submit a detailed construction management plan prior to building permit issuance.
Staff has made all the findings that are required for approval of a Two-Story Permit as required by
Cupertino's Municipal Code, Chapter 19.28.150 (B). Also,please note that an appeal of this decision can
be made within 14 calendar days from the date of this letter. If this happens,you will be notified of a
public hearing,which will be scheduled before the Planning Commission.
Two-Story Permit Action Letter Page 5
R-2013-26
Sincerely,
George Schroeder
Assistant Planner
408-777-7601
georges@cupertino.org
Enclosures: Approved Plan Set
CC:Ping Chen,22064 Baadey Court,Cupertino,CA 95014
Ethan Guo,22054 Baxley Court,Cupertino,CA 95014
Randy Ong,22044 Baxley Court,Cupertino,CA 95014
Parimal Kopardekar,22083 Baxley Court,Cupertino,CA 95014
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SEE SHEET Al2 FOR CONCRETE.
LANDSCAPE AND GRASS AREA
SCOPE OF WORK
REMODEUNG AND ADDITION TO EXISTING HOUSE. 1113 SQUARE F00T NAII BE
ADDED. HOUSE IS ONE-STORY. THE MAJOR REMODELING WORK IS LJSTED BELOW:
1. REMODEL EXISTING KITCHEN WITH NEW KITCHEN.
2. ADD NEW OFFICE AT FRONT.
3.ADD NEW FRONT LIVING ROOM.
4. REMODEL FAMILY ROOM AND HALLWAY BAiH.
5. CREATE NEW MASTER BEDROOAI AND MASTER BATH AT REAR.
VICINITY MAP
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PROJECT INFORMATtON
ASSESSOR'S PARC0.NO.: 356 O6 028
ONE-STORY WOOD-FRAMED HOUSE NATH STUCCO FlNISH
AND COMP.SHINGLE ROOF
OCCUPANCY GRWP: R3 and U �}!i n �O 1��. ���%�j
rwE oF cor�rnucnoN: vB
BUILDING CODES: 2010 CBC
BUILDING HEIGHT: 24'-7'ABOVE GRADE
FLOOR AREA BREAKDOWN
LOT SIZE: 12768 S0.FT.
Ex�snNC �y.r
1ST FLOOR 2153 SF 1137 SF
GARAGE 511 SF 0 SF
REMODELED FLOOR AREA 900 SF
(SEE SHEET A9 FOR MORE DETAILS)
TOTAL
3290 SF
511 SF
PROJECT CONTACTS
�e
PING CHEN (650) 575 - 0732
SI R
KET lE
793 KYLE STREET, SAN JOSE, CA 95127
(408) 209 - 8775 CELL
EMAIL: KETLEI�YAHOO.COM
STRUCTURAL ENGINEER
KET LE
793 KYLE STREET, SAN JOSE, CA 95127
(408) 209 - 8775 CELL
EMAIL: KETLEI�YAHOO.COM
SHEET INDEX
A1 - SITE PLAN / PROJECT INFORMATION
A2 - EXISTING SITE PLAN
A3 - EXISTING FLOOR PLAN AND WALL DEMO FLOOR PLAN
A4 - EXISTING EIEVATIONS
A5 - NEW FLOOR PLAN
A6 - NEW ROOF PLAN
A7 - NEW ELEVATIONS
A8 - NEW ELEVATIONS
A9 - FLOOR AREA CALCULATIONS
A10 - BOUNDARY & TOPOGRAPHIC SURVEY
A11 - PRIVACY PROTECTION PLAN
Al2 - LANDSCAPE AND DRAINAGE PLAN
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FLOOR AREA CALCULATIONS:
A1= (15'-6" X 21'-7") = 333.54 SF
A2= (27'-0" X 20'-6") = 553.50 SF
A3= (23'-0" X 13'-6") = 310.50 SF
A4= (33'-0" X 8'-5") = 277.75 SF
A5= (28'-0" X 13'-0") = 364.00 SF
A6= (16'-9" X 18'-9") = 314.06 SF
TOTAL= 2153.35 SF
GARAGE AREA CALCULATIONS:
G1= (11'--6" X 21'-7") = 248.21 SF
G2= �.21'-11"X 12'-0"� = 263.00 SF
TOTAL= 511.21 SF ,
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NEW FLOOR AREA ADDED:
PORCH AREA= (4'-0" X 6'-0") = 24.00 SF
A1= (12'-11" X 7'-10") = 10`9.Q1 SF
A2= (13'-6" X 17'-10") = 240.75 SF
A3= (20'-2" X 12'-0") = 242.00 SF
A4= (20'-6" X 3'-9") = 82:00 SF
`_•
A5= (10'-7" X 16'-4") = 172.86 SF
A6= (6'-3" X 16'-4") = 100.00 SF
A7= (4'-0" X 4'-10") = 19.33 SF
A8= (14'-2" X 5'-10") = 82.64 SF
A9= (5'-0" X 11'-4") = 56.67 SF
A10= (2'-8" X 4'-0") = S.,QLL� SF
TOTAL= 11�7.26 SF
FLOOR AREA CALCULATIONS:
2153.35 (SEE SHEET A3) + 1137.26
GARAGE AREA: 511.21 SF (SEE SHEET A2�
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= 3290.61 SF
FLOOR AREA RATIO: 3290.6+511.2 / 12768 = 0.298 OR 29.8%
FLOOR AREA RATIO TO INCLUDE ROOF AREA THAT IS
16'-0" OR HIGHER THAN ABOVE FIN. FLOOR
F.A.R= (329a.6+511_2+1100)/12768=0.384 OR 38.4�
LOT COVERAGE:3290.6+511.2+24/12768=0.299 OR 29.9�
ROOF PI.�
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```_ROOF AREA 16'-0"A80VE FIN.FLOOR_
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M 6-7.ASSUIED Q.EVATION
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,�,,,�,.�\ a��- BAXLEY COURT (46' R/W)
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DRAWN BY DCJ
CKD.BY niM
DATE 12/31/2012
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BOUNDARY & TOPOGRAPHIC SURVEY
APN 356-06-028
22064 BAXLEY COURT
CUPERTINO CALIFORNIA
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LEGEND
BOUNDARY ——— ———
�oP�rrur� --- ---
CENTER UNE — —
SETBACK UNE --------------
FACEOFBUILDINGLINE ���������������
WOODEN FENCE ❑ O �
6AS AIETEit Q
SANITARY SEWER CLEANWT Qs
SANITARY SEWER MANHOIE Qs
BRASS DISK PER 349 MAPS 6-7 Q
ABBREVIATIONS
FL FLOWLJNE
TC TOP OF CURB
c cowcrt�
� uP oF currER
G GROUND
AC ASPHALTIC CONCRETE
TS TOP OF STEP
B.S.L BUILDING SEIHACK LINE
P.U.E. PUBLIC UTiLITY EASEMIENT
P.S.E. PUBLiC SERVICE EASEAIENT
NOTES
1. PHYSICAL I7EAIS SHOVMN ON 7HIS SURVEY ARE LiMITED TO 7HOSE
SURFACE ITENS VISIBLE AS OF THE DATE OF 7HtS SURVEY AND FROY
AVNLABLE RECORD DATA. SUBSURFACE OB�CTS,IF ANY,IAAY NOT
BE SHOWN.SAID SUBSURFACE OBJECTS MAY MICLUDE.BUT ARE NOT
IJMITED TO,UNDERGRWi�U11UTY UNES,U11UTY VAULTS,CONCRETE
FOOliNGS,SLABS,SHORING,S7RUCiURAL PILES,PIPING,UNDQ2GROUND
TANKS,AND ANY OTHER SUBSURfACE S7RUCiURES NOT REVEALED BY
A SURFACE INSPECTION.
2 DIMENSIONS SHONM HEREON ARE GROUND DISTANCES IN FEET AND
DECIMALS THEREOF.
3. NO PROPERTY CORNERS ARE PROPOSED TO BE SET BY THIS SURVEY.
4. ASSESSOR'S PARCEL NUAIBER: 358-06-028
5. TREE TRUNK LOCATIONS ARE APPROXIMA7E. TREES THAT CROSS A
PROPERTY LINE AT GRWND LEVEL SHOULD BE CONSIDERm TO BE
JOINAY OWNm BY 7HE RESPEC7IVE PROPERTY OWNERS. CONSULT AN
ARBORIST FOR DETAILS.
6. DIMENSIONS FROIA HWSE TO PROPERTY UNE ARE MEASURED fROM
7HE BUILDING FACE OF TF�STRUCTURE,PERPENDICULAR TO 7HE
PROPERTY UNES
BASIS OF BEARINGS
BEARINGS SHOWN HEREON ARE BASED ON TRACT MAP N0.5581 RECORDED
IN BOOK 349 OF MAPS AT PAGE 6-7,SANTA CLARA COUNTY RECORDS
PROJECT BENCHMARK
ELEHATIONS SHOWN HEREON ARE BASED ON AN ASSUI�D ELEVATION.
ELE
A BRASS DISK qi A10NUMENT WELL IN THE SIREET IN FRONT OF THE SI7E
�ssuum�v�nori ioo.00'.
SURVEYOR'S STATEMENT
TFNS TOPOGRAPHIC SURVEY WAS PERFORNED BY
YE OR UNDER MY DIREC110N.
T01A H.1A1L0 DAlE
LS.6438 EXP.12-31-2014
cR�►c sc�u..e
0 10 20 30 40
1'� 70'
T• K • M •
Land Surveyors iz Bohann �
408.615. 5 phone"�
408.615. 56 fax
JOB NO. � _SHEET
FlLE NO.
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PRIVACY PROTECTI4N PLAN
1/16" = 1'-0"
72074 BA74EY COUtT
REVISIONS BY
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793 Kyle Street
San Jose,CA.95127
Tel.:408-209-8775 ceu
408-258-4614 office/tox
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PUBLIC WORKS NOTES:
1. APPROVAL OF 7HESE PLANS DOES NOT RELEASE THE
OWNER AND/OR CONTRACTOR OF 7HE RESPdJ58111TY FOR
iHE.CORREC'IIONS OF MISTAKES,ERRORS���SSIONS
caawr�n tri�w.�ouRn�c niE couRSE�
CONSTRUCTION IMPROVE�IENiS,PU&JC INTEREST REWIRES
A YOOIFlCAl10N OF/OR A DEPAR7URE FROM THE CITY OF
CUPERlINO SPECIFlCATION OR iHESE IMPROVEh1ENT PlJWS,
rne arr aaN�sr�H�vE n+e wn�or�Tr ro r�ouir�
suai uaar�c�norr at o��nrae�wo To s�aFlr n�E
MANNER IN NRiICH iHE SAME IS TO 8E COMPLElEO AT 7HE
SOLE D�ENSE OF THE OMMER AND/OR CONiRACTOR.
2. CONTACT PUBIIC WORKS,(408)777-310�,FOR
INSAECTION OF GRADING,STORN DRAINAGE,AND PUBUC
IMPROVEMENTS.
3. ALL PUBLIC IMPROVEMENTS MUST BE COMPLETFD PRIOR
TO OCCUPANCY.
4. CON7RACTOR IS RESPONSI�E FOR DUST CONTROL AND
MJSUPoNG 7HE AREA ADJACENT TO THE WORK IS LEFT IN A
c�w coriwnor+.
S. CON1FtACTOR SHALL REVIEW qTY DETAII 6-4 ON TREE
PROTEC710N PRIOR i0 ACCOMPUSHING ANY WORK OR
REAAOVINC ANY 7REES
6. UTILIZE BEST MANAGEMENT PRACTICES(BMP'S),
AS REWtRED BY THE STA7E WAiER RESOURCES BOARD,
FOR ANY ACi1NTY MHICH DISTl1f2BS TVE SOIL.
7. A WORK SCHEDULE OF GRADING AND EROSION k
SEDIYENT CONiROL PUN SHALL BE PROVIDED TO THE QTY
ENqNEER BY AUGUST 15.NO H0.L9�CRADING SFULL BE
PfRFORYEO BETWEEN OCTOBER t TO APRIL 15.
8. ALL NEW ELECTRICAL SERNCE(POWER.TELEPHONE,AND/OR
CABL,E)91ALL�UNDERGROUNDED.
9. TO INI7IATE RELEASE OF BqJDS.CONTACT THE PUBUC
WORKS WSPECTOR FOR FlNAL INSPECiION.
1Q ALL DOWNSPOUTS TO BE RELEASED TO THE CROUND
SURFAC£,DIREC7FD AWAY FROM BUILDING FWNDATIONS
AND DIREC7ED TO LANDSCAPE AREAS
11.PPoOR TO�qNPNNG ANY WORK VA7HIN THE PUBUC RIGHT
OF WAY,iliE CONTRACTOR MALL BE RESPONSIBLE FOR PUWNG
AN ENCROACHMENT PERW17 FROM TIiE PUBUC
WORKS DEPARIMENT.
SYMBOL LEGEND:
DENOTES A DOWNSPOUT DOWN TO A SPLASH
o BLOCK OR PIPE PER PLAN
DOWNSPOUT
SPLASH BLOCK
GRADE
�_______
4� PERFORATED PIPE�I
SITE DRAINAGE NOTE:
1. THE CONTRACTOR SHALL NOT ALTER PRE-EXISTING DRAINAGE PATTERNS
EXISTING FROM ADJACENT PROPERIIES IN A MANNER THAT NEGATIVELY
IMPACTS THOSE PROPERTIES.
2. ROOF WATER DOWN SPOUTS DISCHARGING TO SPLASH BLOCKS
OR 4" DIA. PERFORATED DRAINAGE PIPES MUST BE PROVIDED TO CARRY
RAIN WATER AWAY FROM FOUNDATION. DRAINAGE CAN NOT DRAIN INTO
ADJACENT PROPERT1ES.
3. THE SITE SHALL BE FlNE GRADED TO PROVIDED A MINIMUM OF 5% SLOPE
AWAY FROM HOUSE FOR THE FIRST 10 FT.
4. FOR IMPERVIOUS SURFACE, GRADE TO BE 2% MINIMUM AWAY FROM
HOUSE FOR THE FIRST 10 FT.
Lot coveraoe
House and garage area=3290+511 =3801 sf �.
Roof overhang area=300 sf Y �9 . �.,;.� ,
Covered Patio area=608 sf ` �T..`.�.+ ,t �_����+�� �
LOt size= 12,938 sf �` `i�l�:,�`;;����i`�{�'.` ° �
. ..�. • . . �.' � ... .�.. ._. ._.s. ....._... ,...-:.�.:-:..m„_.�.�....�..�_�
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LANDSCAPE LEGEND: LOt COV@f8ge=(3801 +300+608)/12938=0.364 Of 38.4% �`�`�`,'��i�;,1$,J1���T[ �" .�i ���—�ij
. . . . . w� r. . . ._ -:,.1.-_:_ _. . _ .. ...._. .�.,. .._ �
'�� Denota e�eiatinq concrete area �������������,�����i 1 td 6b1�.,7' L.. ._ .. .
':��:�.'�. toranaM. .���_�.�`���.�-�.�+ vi, . - . . . . _
M�+�:v���}+�
Fence note - - • - - - - - - - • - - -
� Allfencinginfirst20'offrontyard .y`.+:��+�`����+`�`���.�`.`�`.:.`,��
°"'°'°'°°"`°��°`°°°° shall not exceed 3 ft in height `��'� ��
.+.+.+.+.-.+.+.+.�.�.�.+.+.+.+.+►�.�.+.•
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