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DRC Summary 08-03-2017 OFFICE OF COMMUNITY DEVELOPMENT � CITY HALL � ' 10300 TORRE AVENUE• CUPERTINO, CA 95014-3255 �V P,��-�� (408)777-3308• FAX(408)777-3333• planninqC�cupertino.org To: Mayor and City Council Members Planning Commissioners From: Benjamin Fu, Assistant Director of Community Development Date: August 7, 2017 Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE August 3, 2017 Chapter 19.12.170 of the Cupertino Municipal code provides for Appeal of decisions made by the Design Review Committee 1. Application EXC-2017-01, Chittajallu residence, 20984 Alves Dr Description A Fence Exception to allow a six (6) foot tall wall within the required street side setback and a wall with columns exceeding the maximum permitted height within the required front setback area at a single family residence (Staff recommends denial) Action The Design Review Committee denied the application on a 2-0-0 vote. This is effective August 3, 2017. The fourteen-calendar day appeal will expire on August 17, 2017. Enclosures: Design Review Committee Report of August 3, 2017 '� Resolution No(s). 329 Plan set OFFICE OF COMMUNITY DEVELOPMENT CTI'Y HALL 10300 TQRRE AVENUE•CUPERTTNO,CA 95014-3255 (408}777-3308 •FAX(408)777-3333 CUPERTINC? DESIGN REVIEW COMMITTEE STAFF REPORT Meeting: August 3, 2017 Sub�ect Fence Exception to consider allowing a six-foot tall wall within the required street side setback and columns in a front yard fence to exceed the maximum permitted height (by up to six inches) within the required front yard setback. (Application No.(s): EXC-2017- 01; Applicant(s): Santha Chittajallu; Location: 20984 Alves Drive; APN(s): 326-31-023) Recommended Action That the Design Review Committee deny the Fence Exception (EXC-2017-01) in accordance with the draft resolution (Attachment 1). Discussion Application SummarU: Fence Exception to allow a newly-constructed six-foot tall wall to encroach into the required street side setback, and a newly-constructed wall with columns exceeding the maximum permitted height within the required front yard setback. Project Data: General Plan Designation: Residential Low Density (1-5 DU/ac) Special AreaJNeighborhood: Garden Gate Zoning Designation: R1-10 Sin le Family Residential Lot Size: 11,046 s . ft. Floor Area Ratio: 4,970.2 sq. ft. (44.9%) Front Street Side Interior Side Rear Required fence setbacks for 20 feet 5 feet None None 6 foot tall fence Project Consistency with General Plan: Yes Zoning: No, fence exce tion re uested as described below Environmental Assessment: Cate orically Exempt EXC-2017-01 20984 Alves Drive August 3,2017 BackgYound: A Two-Story Permit (R-2014-14) and associated Minor Residential Permit (RM-2014-19) was approved in August 2014 to allow a new two-story single-family home at 20984 Alves Avenue.In addition, a Director's Minor Modification (DIR-2015-01) was approved to allow design modifications to the second story massing and window placement. Subsequently, a building permit for this work was issued in March 2015. The approved building permit plan set indicates, on a red-lined landscape plan, that the applicant intended to construct a six-foot tall masonry wall, that complied with the City's Fence Ordinance - five feet from the street side property line (along North Stelling Avenue), avoiding the corner triangle and that lowered'to three feet in height when located within the 20 foot front setback area (Attachment 2). However, during an onsite inspection, it was discovered that the six-foot wall along North Stelling Avenue is Iocated within the required five-foot street side setback. It was also discovered that a section of the wall within the required front yard setback has approximately six columns that exceed the allowed height limit. While the City does not require that fences be constructed between properties or between the right-of-way and a property, the City regulates the location and height of fences, if one is constructed. Chapter 19.12, Administration, of the Cupertino Municipal Code requires that the Design Review Committee review and approve requests for exceptions to the development standards adopted in Chapter 19.48, Fences. Apt�licant Request: The applicant, Santha Chittajallu, is requesting a Fence Exception to allow the newly constructed six-foot tall wall to encroach into the required street side setback and the three-foot tall wall with columns exceeding the maximum permitted height within the required front yard setback. Analusis: Project Location and Surrounding Uses � -��,.. �" -;�- �,�., ��. p--�,. �� -, The ro ect is located on the corner .� � �. `�� .�� ' � '° ` " p l � �� ,�� r� �� ,��v � ��'� � ' '_� along North Stelling Road. Single �� - ` �-��'r;, _ .�� "��:�`�� ...�� -�� family residential homes are located t� �� , ��- �`� � ��'�� -�9 ��d�-�.w��:.�; to the north and east of the property, ��. � t�� r°�� t j. � 3 I .��, �j,� �� ' ' � wti '� ' � '' ` i : � � and the Abundant Life Church is '� �; �� '� ;� ' , �� ` < ��'�'��'��a_,'z�� ;�� ,i� located behind tlle property to the �� ;� ��P�,;�� r , �--�� rY � V��' i � � 9. � ' ' a� ,,� r� r 3 south. The Commons Townhomes 1s �� ,;�, �� ,� � �� 4 �� located west of the property across �� , -� � � ;'� ' , � } y s� � North Stelling Road. '��..._. _ � _ � _ � � _ � ��'� �. ._� .��''�`�� r � �r.�� ;�� a�� t��Y t.� S � #*11"� EXC-2017-01 20984 Alves Drive August 3,2017 � The setback requirements for the fence was illustrated in the redlined landscape plan from the applicant's building permit set prior to construction. The setback from the street side property line for the as-built wall along North Stelling Road varies from 41 inches (3 feet 5 inches) close to Alves Drive, to 50 inches (4 feet 2 inches) close to the Abundant Life Church.The minimum setback requirement is 60 inches (5 feet).The wall within the front yard setback is located along the front property line. The columns of the three-foot tall wall within the front setback measure up to 42 inches in height. The applicant has offered the following as rationale for retaining the wall in its constructed location in the application for a fence exception: 1. The fence/wall was installed incorrectly due to a contractor error; Staff Comments: The applicant had indicated that the wall was built in the wrong location even though the correct setbacks were measured and the wall placement was identified prior to construction.This rationale does not support the findings that need to be made to support a Fence Exception as it would establish precedence, if approved. An error made by the applicant's representative does not negate the setback requirement. 2. Conflicts with a Cupertino Sanitary cleanout cover located about five feet from the street side property line; Staff Comments:While the updated site plan (Attachment 3) submitted with the Fence Exception application reflects the location of the cleanout and the as-built wall, if differs from the original grading and drainage plan(Attachment 4) approved with the building permit plans in March 2015.Originally,the cleanout was shown to be located approximately two feet from the street side property line. Therefore, the City did not provide comments on the wall placement in relation to the cleanout at the time of initial building permit approval. The location of cleanout cover does not affect the placement of the wa11. The side property line wall can be constructed to accommodate the location of the cleanout cover without encroaching into the public right-of-way. 3. Conflicts with three existing trees, approximately ten feet in height and varying between four to eight inches in diameter breast height (DBH), located approximately five feet from the street side property line; Staff Comments: It appears that the location of these trees were incorrectly shown on the original landscape plan(see Attachment 2).The plan indicated that the wall would be constructed to the east of the trees. However, the wall was constructed to the west of the trees. In addition, these trees, which include two fruit trees and one flowering tree, are not protected trees under Chapter 14.18, Protected Trees, of the Cupertino Municipal Code and could possibly be removed or relocated. EXC-2017-01 20984 Alves Drive August 3,2017 These conflicts would have been apparent when the setbacks were first measured out by the applicant for the contractor to construct the wall and should have been communicated to the City to determine alternatives and do not adequately justify approving a fence exception. The applicant has also indicated an unwillingness to break up the wall plane in order to avoid these conflicts or build the wall setback farther from within the property line. However, alternate options that would warrant lesser modifications or intensification from the regulations in the Fence Ordinance could have been pursued including: 1. Encroaching into the setback only for the areas affected by the location of the sanitary cleanout cover and existing trees or 2. Relocating the wall to a location that avoided these conflicts. Other DepartmentlAgency Review: The City's Building Division, the Santa Clara County Fire Department, and fhe County's Sheriff's Office reviewed the project and indicate that the fence complies with relevant and applicable codes. Environmental Assessment: The use permit is categorically exempt from the California Environmental Quality Act (CEQA) per section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. Public Noticin� and Outreach The following table is a brief summary of the noticing done for this project: Notice of Public Hearing and Intent, Site Agenda Notice & Legal Ad ■ Site Signage (14 days prior to tJie hearing) ■ Posted on the City's official notice ■ Legal ad placed in newspaper(at least 10 days bulletin board (one week prior to the prior to the hearing) hearing) ■ Eight public hearing notices mailed to ■ Posted on the City of Cupertino's adjacent property owners (10 da�s prior to the website(one week prioY to the hearing) hearing) No public comments have been received as of the date of production of this staff report. Permit Streamling Act This project is subject to the Permit Streamlining Act (Government Code Section 65920— 65964). The City has complied with the deadlines found in the Permit Streamlining Act. , i EXC-2017-01 20984 Alves Drive August 3,2017 Project Received: March 29, 2017;Deemed Incomplete: April 6, 2017 Project Received: April 27, 2017; Deemed Incomplete:May 3, 2017 Project Received:May 9, 2017; Deemed Complete:May 25, 2017 Since this project is Categorically Exempt, the City has up to 60 days from the date of deeming the project complete (until July 25, 2017) to make a decision on the project. However,the applicant had made a request per an email dated July 11,2017 to reschedule for a hearing date after July 20, 2017. Conclusion Staff recommends denial of the project and that the wall be brought into compliance as the necessary findings to grant approval of the exception consistent with Chapter 19.48 Fences of the Cupertino Municipal Code cannot be made. Granting approval would set a precedent for future constructions and create unequal treatment of other properties in the City that had experienced similar situations but complied with rules and regulations. Next Steps The Design Review Committee's decision on this project is final unless an appeal is filed within 14 calendar days of the decision, on August 18, 2017. If appealed, the City Council will be the approval authority on the appeal. If approved, the approval will expire on August 3, 2018, at which time the applicant may apply for a one-year extension. However, since the wall is already constructed, the decision to approve will simply affirm the location of the existing fence. Prepared by: Jeffrey Tsumura, Assistant Planner Reviewed by: Piu Ghosh, Principal Planner Approved by: Benjamin Fu, Assistant Director of Community Development ATTACHMENTS: 1 —Draft Resolution for EXC-2017-01 2—Landscape Plan (Sheet L1.0), approved March 24, 2015 3—Revised Site Plan (Sheet A1), submitted June 20, 2017 i, 4—Grading and Drainage Plan (Sheet C2), approved March 24, 2015 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 329 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO DENYING A FENCE EXCEPTION TO ALLOW A SIX-FOOT TALL WALL 'i WITHIN THE REQUIRED STREET SIDE SETBACK AND A WALL WITH ' COLUMNS EXCEEDING THE MAXIMUM PERMITTED HEIGHT WITHIN THE REQUIRED FRONT YARD SETBACK AT A SINGLE-FAMILY RESIDENCE LOCATED AT 20984 ALVES DRIVE (APN 326-31-023) SECTION I: PROJECT DESCRIPTION Application No.: EXC-2017-01 Applicant: Santha Chittajallu Location: 20984 Alves Drive (APN 326-31-023) SECTION II: FINDINGS: WHEREAS, the Design �Review Committee of the City of Cupertino received an application for a Fence Exception from the Residential Single Family Zoning regulations as described in Section I of this Resolution; and WHEREAS, the necessary public notices have been given as required by the Procedural ' Ordinance of the City of Cupertino, and the Design Review Committee has held at least one Public Meeting in regards to the application; and WHEREAS, the project is determined to be exempt from the California Environmental Quality Act (CEQA); and WHEREAS, the applicant has not met the burden of proof required to support said application; and WHEREAS, the Design Review Committee finds as follows with regard to this I application: i Resolution No.329 EXC-2017-01 August 3,2017 I 1. The literal enforcement of the provisions of this chapter will result in restrictions inconsistent with the spirit and intent of this chapter. The strict compliance of the setback and height regulations in the Fence Ordinance would not have caused unnecessary hardship or deprived the residents of the safety, privacy, and property protection rights intended in the chapter. There are no special circumstances applicable to the subject property (e.g. location, irregular shape, topography) that would have prevented the street side wall from being located behind the five foot setback. Additionally, the column heights on the front yard wall provide aesthetics but do not not serve a functional purpose for security or privacy. 2. The granting of the exception will not result in a condition which is materially detrimental to the public health, safety or welfare. The wall is not detrimental to the health, safety or welfare because the fence is otherwise consistent in design and material with the City's Fence Ordinance and provides safety and privacy for the property owners. 3. The exception to be granted is one that will require the least modification of the prescribed regulation and the maximum variance that will accomplish the purpose. The six foot tall wall was built within the required street side setback due to installation error and does not result in the least modification of the prescribed regulation. The applicant could have considered alternate layouts resulting in less setback encroachment to resolve intereference with the Cupertino Sanitary cleanout cover and the existing trees which include encroaching only for the portions of the wall where conflicts exist or relocating the wall to an area where no conflicts would exist. The as-built column heights on the front wall are not a necessity as they do not serve a functional purpose for safety and privacy. h ro osed exce tion will not result in a hazardous condition for edestrian and 4. T ep p p p vehicular traffic. Public Works has reviewed the project and has determined that the existing wall location and height will not be detrimental to pedestrian or vehicular traffic. 5. The proposed development is otherwise consistent with the City's General Plan and with the purpose of this chapter as described in Section 19.48.010. The existing structures on the property, other than the portions of the fence/wall that are the subject of this Fence Exception, are otherwise consistent with the City's I General Plan. i, Resolution No.329 EXG2017-01 August 3,2017 6. The proposed development meets the requirements of the Santa Clara Fire Department and Sheriff's Department, and if security gates are proposed, that attempts are made to standardize access. The Santa Clara Fire Department and the Sheriff's Department have reviewed the plans and have no issues with the walls. These Departments are normally concerned when secuYity gates are proposed. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of the maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 2 thereof,: The application for a Fence Exception to the Residential Single Family zoning regulations, Application no. EXC-2017-01 is hereby DENIED and that the wall be brought into compliance, and That the sub-conclusions upon which the findings and conditions specified in this , Resolution are based and contained in the Public Meeting record concerning Application no.(s) EXC-2017-01 as set forth in the Minutes of Design Review Committee Meeting of August 3, 2017 and are incorporated by reference as though fully set forth herein. PASSED AND ADOPTED this 3rd day of August, 2017, at the Regular Meeting of the Design Review Committee of the City of Cupertino, State of California, by the following roll call vote: AYES: MEMBERS: Chair Paulsen, Fung NOES: MEMBERS: none ABSTAIN: MEMBERS: none ABSENT: MEMBERS: none ATTEST: APPROVED: /s/ effre�Tsumura /s/Geoffre�Paulsen Jeffrey Tsumura Geoffrey Paulsen, Chair Assistant Planner Design Review Committee SITEDRAfNAGENOTE: rxevisiaNs ev Nores LEGEND I BUILOINGCONTAINSRWLFOARODFDIIiUfUIGEtiWL ,�.��m��,�, o : . a ,oR novrnsroulsnxeo�nEcrsomvnvraaMsui�oiNc K�Ma�*�uuLL�m��<�„�,wr�or�Era�r�.,,roR��,�F� 2.9.15 1. HOUSE SHALL MEET ASHRAE 62.2 STD FOR CONTINUOUS i114VBfM!�RUIU0.�IIE�[WixEEiiNPV051l�ME�fu4i11E1UFMKE� SUPPLY,EXHAUST&BALANCED VENTILATION�WITH OR W73HAPPH01'EDSPLISNBLOIXS. Ruu�c�ierTnwearv��eeu r��.��.EONwF��n..aP E THESffESHOULDBRfINEGRl1DEDTOPROVIOEMIN. rpx�uucn�unEnm��rmnwnuax+�,.wnmun�n Fm�.wu�crxrwm WITHOUTHEATRECOVERY. 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I �` `�' 1 � \ ��•�,a�. � � 5.SPLASH BLOCKSTO BE PaCED AT EACH DOWN SPOUT. �, � Q SPIASHBLOCKSTORE�MIN.Zq'DEf.PXiB"WID& �i�4�E�'g�i�?'u�:��i�-�� ?`a6C+s.� ---' � `� � {�' ' \•�� 6.GRIDINGTOBEMIN.5"�AN'AYFROMHOUSE. ti;:i �-.�, -•- :-� •-•-• -•-•-•L•-•-, -•-,-•- .N! � � R.h�E:...'UTtiIFCH,�OO?+I §_�= ----- �PORCH .iX � � . •• mGE OF 2ND.FLOOR �I� ' � � roxa�.s:�sL:�t�:vr��.a z�s�s,s, �.o�. � � r- � . z3•_r vi�. , � WATERPROOFING NOTE: PR�TY , i N. sro_O •• %� � � `r�i WATERPROOFING MEASURES DELINEATED IN THE PLAN SET ��pE ' I �NP � .�i � , �� I :?^ �� . �'" U � � 1FETu1�2G�RC�4�lG= ?�f�.?8�.F. ' �s- �.y ARE SUGGESTIONS ONLY. OWNER AND CONTRACTOR SHALL wa , � I ; .' � CONSULT WITH A WATERPROOFING EXPERT FOR PROPER :��fl:��'C;�.�G� �'?�.4tf S.�'. • �� , ` � �'j� -- •'oap�; i�� O � F� � INSTALLATION METHODS FORALLAREAS REQUIRING T4TAI.fc4?WGcr�i.^�v-.r'4 +565.09 5,:. �'�'�, `O O pE��+, I � U � � � w - � � . � I r�� sEy�x � .. WATERPROOFING p g ' ' _�y ' .7�• , I 1 �J � • :• i � � � � TOT6ELs�r�OPflS:DFL00�A.^�-_`� r�it3?5.:.{45�� . r-------1 �l � .:'. � '� W U NOTE: ALLC+N'r'!BL�I.00�e�x"!?:� ?.�%J.7 S r. z . l, , I I surar � i �I`� n t:,•., / Q d � ALL WORK ON THIS PROJECT IS TO SUPERVISED BY A F� � • O I�•: �� ' PUMP�3� I � a �` i, � H � � L I C E N C E D G E N E R A L C O N T R A C T O R.T H E G E N E R A L X� � � � I I � a ac uNrrs � �•n••,�" , C/� � CONTRACTOR AND HIS SUBCONTRACTORS ARE TO BE ��T G�Z��-'��9��'��'�-'�-��` w N � , YI I I I •�� `. I.'••. � � � � LICENSED BY THE STATE OF CALIFORNIA.ALL CONTRACTORS ':�i'+�rsi.�z FF.t3t7n ?$1�l.!=,F� � N --J � 1� ' ' ! Q � � ARE REQUIRED TO HAVE WORKMAN'S COMPENSATION AND 1iG5«�M4Pu??i9hCH �'�•��.�� ' �' r C�-CCL.tL-LL-C�t'L-CtL'tL`ttLtL�rL-I� ,_; ' ' � • �, _�•a== � ` '�.� � O � GENERALUABILININSURANCECOMMENSURATEWITHTHE �.�ga�LH gbg,��t,�, � r ZLCC'LLZL"LLL"CL'LCLZL'CCL'LLL'L� ,.. �'+ � NEW�0 CAR f LLLLLLLLLLLLLLLL.LL'LL'LLLLLL �� I � . . ' � W p..� SCOPE OF THE PROJECT. It*ECr$�'�IDF.PORL3 �.5�:.ss ' r LLLL.LLLLLLLLLLLLLLLL�I,.LLL � • � a� ' �' �, .�:+r'.-• PRIOR TO CONSTRl1CTION,THE GENERAL CONTRACTOR AND .r��.�`��. p��+� ' �. _ .f �HA� LLLLL4LLLLLLLLLLLL•LLLLLL}LLL� NEW ONE C�R b! '. v..:J � z � U OWNER SHALL MEET WITH THE ARCHITECT TO REVIEW ANY __, L�LLLI�.LLLLLL•LLL�I�LLLLLLI�.LLL - QUESTIONS OR CLARIFICATIONS OF THE WORK DESCRIBED IN ��A �F�'`G '� L,1_LLL4.LLLLLLLLLLLLLLLLLt�.LLL•I� �� '� :�i's'�2'�•��'� r� ' ' 1T7 nat u �c ti FLdoR' L+�L'LLLIiL•LLLLLLI_LL•LLLLLL�LLLLL � • • •` 1 0 1 � TQ':t13.?AC�POSEa�TCflL��.xt�' '-I-1.Ans.�k�C. �9�'f'T.g �R ° �- i THESE DOCUMENTS.THE CONTRACTOR'S COMMENCEMENT � � . L'iCCCLI{tCCLLtCL2L[tLtLL'LTrtLL • � Cnrv/ �o' �ip� `� �LLL4LLLLLL'LI.LLLLLLLLL4LLLI�L - ",fl ' �: OF WORK CONSTITUTES ACCEPTANCE THAT THE PROJECT,A ��ET E� 5IpE E,Ecr. � :� L�LLLLIiLLLLLLLLLLLLLLLL'L4L�I.LL ' tt CL �CL'CC'L '� DRAWN,IS BUILDABLE. SEEAIJ FORADDITIONALGENERAL �T��:°�i4V= Si�.i�,F.�4,e:%�p SEta�ac M � . (,�LLLLLLLLLLLLLLLLLLLLLLLLLLLI.,� LLLLL LLLLL�t,LLLL •• s R in�E(ce COMMENTS. HL�Yi't�a.�et..`��t7�L Sa:?'.�%=.a, i '"-S�IHJCCR tINE- }�L�LL�LL��L,.-�k_L��L ��LN.�LL-L-�{_L L-��L�L ��i.'� : Ff.iALL FEN�E � °% LLLLLLfLLLLLL.LLLLLLL•LLLLLrL �LLLLLLLL LLLLLLLL�LL j � � ,(Fi�si ROqi�. L�LILLLLLLLLL•LLLLLLLLLILL�LLLLLLLLL LLLLLLLLLL o � -••f� � i """ � �LLL4�l..LLLLLLL4LLLLLLLLf.L�[�LLLLLLLLL LLLLLLLLL - • . 7// VENTILATION NOTES: uNoertatour+o � � L��,L��,��(�,�� . ��a'.3��9�53�'�jC�..1`�1�:'�T��r��..��i�� L C.I� etFci. i r L_ ,_�t _ LLI�CLLCLLLLLLLLLLLLI_'�L ' �� 1. VENTILATIONKIiCH:Nt7U5TWCLUOEANE%HAUSTFAIJOUCTEDTOTHE�.OUTSIDE � 1 ,,,� u •.� .�c . LLIiLLLLLLLLLLLLLLLLL w i �•�• e e. � r+eMoveo � • • • L�LLLLLl��R�WH11RLlYLLLL � � °a:• WITHAMINIMUMVENTiL1T10I�RATECFI00CFM.CAENc'RGVCODE150�0)A�D '�`��.'�E'��€��"�'��.� ��..�' � l ra �S 4LLLLLLLLLLLLLLLLL � � ' �T iszca�. � a i 4 M 1 � �o :•� ,��..••��.�,;:•";�. IaLLLLLLLLLLLLLLLLL o emsnr+c �ox 2. llN�ERTHEASHRA£822REOUIREMENT,PROVIDcANOTETHATALABELMUSTBE �].^y3,a��`' '�fi P{!C��{��A�2"�r o r +o '• •+•3 • uLLLLLLLLLLLLLLLLL �sP36 PINE ��¶� ' PROVIOEDNE%TTOTXESYSTEMSWRCHTHAiSTATE37091hINTAINMINIhIUM� ��"'�"`�=�"^� i�d �'�'�'^��'^"� � Uf�'� � ,�, 'Qf�C�.�;:' "� T � �PROK 7NE ", LEVELSOFOUTSI�EAIRVENTILATIONREQUIREDFORG009HEALTH,TMEFAN aS' {g M�.�-.-�p,�+ vq�,�� .� q, � �F � N ,� �bp�q�A:: LLLLLLLLLLLLLLLLL / � aa C/� CONTROLSHOULDBEONATALL?I1IESYJFIENTHEBUILDINGISOCCUPIED.UNLESS i.,e.il�.lP.�°Lt'&L'A.'4.��fLY„M�i'a".�'R:: 7.Lr..�'.o �,n - ,.� .. LLLLLLLLLLLLLLLLL � � 4YH� � :'� �� W rneaeissev�aeour000aniacoiurnuiNATioa. � .�z , LLLLLLLLLLLLLLLLL i � � �� , o � A en LLLLLLLLLLLLLLLLL� � 1 LLLLLLLLLI.LLLLLL � � �' �� 0 Q�O ' Q��•• '� ��..// O }�-7 - �LLLLLLLLLLLLLLL j �� T .9 •, � U 42' ^ .�+ h (� ('{Q ' 3 T , °1ir ` Fa : � O� � � �sV �I,O . --' •a' I . N � � 9 L V}OVOVV.��•� � '° • �„ � 1-� t SUMP PUMP as eun.T � " � � �'• aoo, � � � W o � ' �- ; r. SCHEDULE . • :� • •• . ' ,•: °`°`� ,-� rn E-� ¢ a_ ;-n��. - � �,�� •t�.�°. .4� '�..� •�ab�.� dn�•1's�.:p••• �a . •,, a � � -�� <<,� . . � ... '. : W d a ser�naTc vawir is re� �Reo 20'-0" 40- ,..E"'� � f-U. Pa. �� t' . �,. � FROM P.W.DEPT.FOR M QiYS 25'-0'AIIN. TH DRAINA 6 HIN Mnx. I � � ¢ t� �-: ,,, ,;„� :� ' r a� -,�*." RETAINING WALLS a.o.w. • aeoo. , � Y ., . ._ : . � - � 294830.7n f � EL1A SFIRUBS V E S D� � O �, � _ � ts D�� ELI SHRU85 , ��. -- � z tp� � .,.�: t,�, _ __ _. � 2 ,��,,� . 6 ' W ) ..� _.� , a ^ �= . ' F , �,'-'" - a � �� SUMP PUMP L �� . � ,�.�, , . � -, � / � J� �J THIS PUMP SERVES � ' "x�_ " .. - �= THE LIGHT WELL sErue 5 ' .•;rr,� � °`' - - � ;. .ri.oErt FIXt wowt� � °_. �•• , A7E PERMIT I5�REWIRED � r �� (� /" �/ c _,.. :t: . � Flt0i1 P N d 5 ...�� G✓,`/ V C / � D . }��,.' t, . �: .. . - � ... ,1' . .. � R.O.W. c"�'y-_�,_ v . �,� ,� � ��;,, �s ; _ � �;, o : SUMP PUMP 3� �,�;eyt_..,.a.�` . x�;s�B.�^a�$ 1.6.15 ■ c-r,k, ' �-,' SFWFR E,jE(;Tf1R PI IAAP I 1/8"=1'-0" '�+. �,� ,�: - - - � t � ..+r�r u 4`�'cL v^,�" '� r._.. , t'� ` . ._ . „.. - . ... ,.,. ..__,_"Y._ _` '". _�.� 41(, ,i:sM.en C�:� '"i , .... . .. + ,.. r, , s��a�n, :�«�.�s�y�-• R� ' �,�,' ��,- t:tt�:f�'f:i-.°,�t�7):fl:��.'n'3�,3„7��'�.�:�.7,t';.':.'i��13d�:Pd� ��'a ,_..�'`..,. ALVES ,, .t, �� _».�,�r . , � . w, 4, t k i i' f " ; � ;:,��:. �'SrC h EJt'I!ti' *r,�aT '"�`r''v.:f"_'.�:�= 1i3�� x _ • / k,_.. c E] ! ..� �' ___._ _.. ------ _:..__ ,_._._.�... _: .:, < . �. ,: I r:1a''Ss:.�'�r�...a�i.�_>u�:st^<�a,•..,1ro:�:D.tc7.,�'LriEi�: cit�:._,._.=a_:.:i's'� . .__ ' ,_.__,.>.. - - . .: -i i _„ ;:, ,-.,: .., c ..:e:; - _ , � ,_� . ._ E-:�_� >.:<:'.� „�, .� , � ��, �ta�. . � ., : �1 ,,_ � , � � � �i �� s � , i AUTOMATIC FIRE SPRINKLER SYSTEM � NORTH VICINITY MAP SITE PLAN TO BE UNDER SEPARATE PERMIT �/g"-1�-0" OF SHEETS �i�'t��L�v��-�- � , _ � ' jl j ' 3 � `• 11 II i ll 1 II I � i 11 !I I 11 ! 11 ,�r°°"� � ; i II II I ll 2 � `ll i �� rs mic,;u�t i II ]I I II � a i i ll' �' 'I Ii �• � � �� , �# . � E ! � il; II (�il il II I'dl � 11 II I II o,� ' '� � !I tl I11 � II II I II • —— —— —._.—.x=-r�r=�r=,r=�r,r—,r—r--x�-,r--r--r= � � ' 11 "II I II � � � 4 11 II `I Il � � i'�rt, - � �,, x�a�. � 'o�, j � i �I' I I. I,Il_, I� �� swn�nrr.)� �� .� � �:, � 3 � �I il ��I � �:.:.._.._. ..:..�,......:. ....—: . I -tox ............. _,.ox .:...... . ; �' �� . � io � .:....... ...._.� " . •. . . . REMOVE fENCE � . �. I � � � � � m , _. _.,..... :", �� _...._ __ /- g � � ,' 3 � �� , . � � �GRAPHIC SCALE 4� II .:M4 . foz . , � ' `. ' ao.00' ' ^ . i�� . . � t•-to� . ........_.. AD RIM 1Q5.53 :. . �. . .��. . � .� � , �� . �� a a a a Q � - . RIM f06.20+ ,Q �� I . � INV 104AJ . ❑ : �❑ " , �❑ ❑ •. I . . 704.65 � ` �� I� II ; �� qFESS/p�' �� ,' I . { . � g� PORCH �o �.I 1� � '. � �� -. ,�4`p��qo� � I; � �� ss�oi. '`;) � I 'o a �' Z 11! I� I:If ��' `�� , :,.. ` ,.� 7 ' ., 0.50 , �. ;� _:� ,'. .J �.�� No.70829 � �I," I� 4 �.s-3o-,s rt � �� :I� I � WSfNl.SPUIS�iBOXES AT PLL eaEM FENCE--;--� . 450' ... � I J �I I � I��II . 1�. IV1� �� I 'to7.n ts oz�o DOWNSPOUTS LOGATONS..REFER TO i ;� ' , ' o. � �I I I'll a ca.�� ,oe >> nacH�cruwa.a�ws roR nccuw�� so,e'-7�'evc o� � �� I� I:ll �-j� �� PORCH . _ DOVINSPOUi LOCnTIDNS(7YP.) n� 1 . � . ,,. . . � I II .�., ,� ` E%r �� I.;�I� _ ' '� � ; ' - ` Z II II < �,-�-,. �•_-.� �� t ,� �' s•�'"=!E II I� ,I;�I Po�neio asaw osuun W INDICATES 5X SLOPE AWAY c i �z � !; -i.0 ^ II w�x'.: '� ; 11 I. Ijll RCE mez9 cxr.c-,w-,s �x CONC PAD fROAI BUILDING(IYPJ I� �. $ �' I' ❑ Q£V.107.36� � �I4 '9 � 'II .il � I;�i W�� SD 6'-87'PVC OI ��-. _ .. . . . . -15f r�;�� '.,j �. ' � _ �gcWa I ♦ .' EX.BNC WM�E TNT 1 7 �� . , e ' (I I � � I 11 : � J �� i " w�s e�„� , ',�'� ! II I� I�I ,. ¢j O N l .. , _ _ _ ,: . �p .� `" ; ' r�io»o � _ # I I� I If . � �n o � _.. _---. _ _ ._.. � t 11'� � �� RffER TO ARCWTECTl1RAL PtANS hND/OR SOILS ENGINEER _�� I �� f � � - �� '�l �� a � �p $�� .�.' � �coa�uwonnoHs rroR ur+�s�ae a eas�Q+r wnu.s sueow�w . �- � Q � � . SYSfEM.MIS SUBDRAIN SYSfEM SIWl.HAVE RS OWN SUMP WAIP i � 7 ' �� I II I I�.' . O Z� ()� �� I � SYSiEM WHICH OUIFALLS TO fTS OWN BUBBLER LOGTED IN THE ' I uanc F,mxow� II II �� p U j O� �g�� FROHf OF THE PROPERiY,SND BUBBIER SFiALL BE INSiALLm 10 ' w �0�°�6 I � � AWAY MM.FROIA i}1E PUBUC RI6Hf Of'WAY. - . �� •) �I I� ��`�.. �ptf J Z aD � ; ��_6 � �� ,�,��- gga � v ��2� r U P E R T I N O S^_^!�T A R Y�ISfR i C T N OTES: CUR/E ihe�E I 1� « . oNe(i)a.x�t ` m.�o o I . I$?� ,coraoAu o �;�� 1��. �� $ O No. �ELTA RnpUS LENCI�I K � I �Y.', SEE DEfNL F� I II 1. Q� _ � �� 1. INSTALI.NEW PROPER1Y IINE ClEANOUT OR LOCATE N7D RNSE TO 1 �i ' � �� xI � a �, canoe nn onmr+c�rsoa�n une c�wour.Paoremr ur� c, e000�ao• �o.ao• •ziz• � �" PoacH_�� i� x � 5' "•` ��' 'o� �i 11 `��: �c�v � a. PR R�ftfY . ��`c� ClEANOUT MVST�BE WRHIN 5 FEET OF THE PROPER7Y LJNE � � --'-� � , '� �� U w CLEANOUT SHALL BE 1HE SIWE DUfMEfER fV5 iHE STREET PORTION C2 5718'S5' ZOAD' 1&26' r �Z .` . ..15 107Jt. � � � II ' � ��to .II�JJ.: ��. Q _>H� c3 sr�o'aY te.so' tuT . �� _ � � GiF 106.70 � . � �(2I 4'� - --- � . � GlIRAGE .i ma�i� OF iHE SERVICE IATERAL GRAVlIY IAiERAL.IS 4'�WdETQt MINIMUM. . : , \ ,/' x x.. z� _..t�.' Y �� . \\� �`�c�a 2. OISTRICT WSPECTION IS REQUIRED PRIOR TO CIEMNJCE FOR GIY OF I,� ' : - :, \ . K '., �. � �___ ' .. � � � ��t.�� .� . . �\ . ��z CUPQifiNO FINf1 INSPECfiON.OWNER TO CA11 DiSTRiCT AT LEAS7 48 � . 1a � ../1; .. . . rgyj � � �� CFF 106.70 ��, ��, __ qn a�W HOURS TO SCHWUtE.DIStWCf INSPECf10N.DISfRICT TO PRONDE �,j �,-_ .. �� I i j�-... ._-. � //a4 o i �r �� E ��i� BUILDING DEPNifi,IFM WITH Y/RtTTEN NOTIFlCAlION UPON COMPt.E710N (— �. ... . E a � OF kJSPECTION. z x GARAGE ' CiL�DE BRENC�,_f o ffi� a�-r � 7$ �\� � « ; : 11NE5(m-) .j I� � 5� �\ �" �.,; . � 7 . , --'��,� BUBBLE-UP�� A� \ a ��0 3. STORM tYA7ER FROM SE1RFACE OR.ROOF DRAINS.OTHER I� s .. � � � ' � \ (, \i / ' GENERAL SURFACE RUNOFF WATER OR CONUENSATE FROA1 ANY �, � � - �� ao� _ - --- �-�_ �' � - �� `�V� � �€�•' �� ,� RESIDENML�HVAC EQUIPNENf SHALL NOT BE DISCHARGED TO �� ' � . � � � .� ..�� v�_ _. _� . - . . . ,... `. _ __ RIM f06.J4 � � � E � � � ��W� THE SJWITAf2Y SEY7ER, R/M l05.09� Y �'-� . . . t -� , . �- 3 y� - �` :, . �; . cormitf lw�a �kW' ' � � �,, �e ` \��\ 3�.� ,, mv r _!s �` °. �.:, ,._� ` 1.: wow�s.srzoera� r .•,-a �� C'. .aL-• rNv r �' � W BUBBLE-UP 6A _ •� �r �� di'Sr�Ef U ' I:y �� f C 1 w e L if � �� I�I j- . I�i�. �.HfORMIf� o �.;z :� a �� t � L ,;:3 -` �� ,:. . > e� 7�� x�r u+oExa�axro er �� -: �'oc ow_` _nur_ I 1 - I� m� �yS. � �.'. �',� 4�sy � �.. - W � _.. � ., mxms.w�x�rnmo ctis � a€ ""s' r�° ( ? ti_.� 7 � �� u�w,aEcmrx urss � _ �z'wnms_ � ' � �-� :� aog (POUER.exot�E h C�BIE) �, a � _! �NE SExv�cE _ ,.. ' � m __�� - _ , : �: f C �� < a ' �� t: N a -< . �� casoau m oc. •o k. � c {t ' ;. � �,Y� , �yy..�� conm ratE t �� V �,�y :� eoaa� A�rucE srt�r+c. �Lf� ��a `�o�' _____—ro BfU1FfQ5 _ '�� v/�. �Wz. _ . ��. YA1L ._ 1 � ' . � RtOS.o ��µGfDi'� V ��t�. ��2� _—__—__—.__——� .. .... „ . .� . . . .�� ' . -,� . . /n.� �. � � � � �� S.SiX �� EARTHWORK. QUANTITEES T io'z s�tz ' ca+rvrsu io oc �'^ � � N,�, � u+rai Fx. �� DESCRIPTION CUT FlLL n��. s.00'sio cmm � ?a..,; K o�antm u�i' rc i I.n m aouEo ame r aoeove��riicE h � coaFORu�c.scE� - m ee'a�aapco RoitEo curse .'rc� as �+• ..�'� .. srtePa+c .. Z W S � �-} �{') oerru�c/c3 aE �.�a}.r,' wra+¢x mom n �as. srE oer�c/c3 ' r�w m+�r mcE(rre.).rxccr m�m sc . ro�� , Fi ia.oz , ;� otS � V � y NEW HOUSE WfTH BASEMENT. wsvum er an.meme s�wi carr�r nc , a�µeurtm� 1c .n jj^� �� I� (n 4- W FU1RDSCAPE. AND LANDSCAPE 960 C.Y. 50 C.Y_ an'u m-1zre u�vrsoxc��°"a�cn°" n�ne+c marr a c e g- ee +o II (� � f m,va+,,Hc�rac mc�.,i,xu,wN: � Ec il: �— W p � IMPROVEMENTS. �j �°5^' — — — C7 _ _ — — — — — — --�r- — '_'— Z ` roTn�s Rnw: sso c.r. so e.Y_ ` � �� II II �� > . W � � �I Ii ll' � Z � � 70% SHRINKAGE FACTOR (ASSFJMED) : 5 C Y. � �� II ""(�`-�� . W // Fr?��h('. � � � TOTAL ADJUSTED: 960 C.Y. 55 G.Y. (/ II (� �� Ei�'� r , �'� W o �4LVES-DRNE ir il ii i� „* � ,�-.:,�,�. � Z naertoc.�oca,iai� : 'II l ��`�;; � � 0 NEf EXPORT = CUT — FlLL 9�S C.Y. �a��. �• `:� .. �. II / �Z FlE1D-t�QnF1' ri. . \� . . �G �`�',5'� t.:�,A /Y �J'1�1 "�� 4"�'rV� .. . . ��.`i('_ — Q � h,.,n- ._,.,,�n��.,,,,u��ao,�„u�, --—————— -— —— ——— --——— — — �J _ a: � „�'v ,LL�c� �- _�/ . - _ Q t^'� .-—_ �.F�.., � _ U (,7 � � _ -----------�---- � � n u ii (?, � � _____=___=___—————— _— ,_ _�_ .;. ii �, '' .— _ --- _ — i.enmm+rowc aunrrrmes si+am r�E.a�aoxiun�. R SHA!!BE i19E CONfRAC[Dft'S -�---------- ------ � � ':. J� .. . Resaor+sieum ro irvo�rro�mr[snamrF.awurmiEs FOR.r+is/HEx ovm usE ' L �� 5 T:�`�' �- --r Z O � � �T'�� f.. .:,_ � . _ � � � -------------------.-.._.-----�--'------- --�-'-�-----'-� � � . � 2:ASSUAIED 27'DEIiA FROIi FFNISH'�FLOOR TO P!� � .' � \%\� ,x': -.'� .. . � _ /%/ _�lt , �_ �.':,o � _� � � � � '� g 3.ISSU►�ED t.U'DELTA FROM GfJiIiCE EINISFt FLOOR.GFNDE T0�SUB-CR�DE.FOR G.4RAGE: � ��I %\\ /(� � /� a �s,-�.,z_- ::.- -__.1-.-_ __, ` - PORCH.S BASEtdINF ; . . \\�/ Q.� /pf .-. �� ... ��/// � � g A..NSSUA9ED f.0'�DELTA FROSf F1PdSH;CRADE T(1 SUB-GRf�DE FOR DRNEIVAY. � \\ �\ � f� ¢ ] /O 5.0.55Ufi1m 11�CEIIJNG�AF1D�1.795 S.F 60.�A7ENi !. ..: i,� _y' .`/ I, v-, �\�\ � w ..,. ,v �__ , �f J� -� ��' a __ ___:...._ ._._, �j� SHEE \. \'\ � .. , , �/j ; � �� I ` � rii �2 ,� �Y�f OF 5 SHEETS E�ot i��«i�'�1.�;�" ` l.:L�' �. i� � i ; �� WATER USAGE LEGEND EnV2, Inc. %J - Gni+irion of Yamrc � . (ii I.SC.:0.A.C_'7 9!(1951 a ZQNE DESCRIPTION IRRIGATION AREA f937CONCOURSEUR. � STcc"-i�>s�4 � ZONE F1. GRASS AREA HIGH 193 SF r"+Y:t�`�"�S4J2:9 �' -�� `,1 t ( Lt)iVli L3. YLF11V 1 11�Tta E�1R.�A MI�i 200 SF � � �� ZONE C. PLANTING AREA LOW 1867 SF S; E7Q511NG APFROX 72 FT.7ALt,ITAIIAN ''�.. CYP4En ALRNG ENIRC REM�EtiCE RLANTING AREA �: ^'1 _ " ZONE C(112'E Q.F?) � , �� R S` IIARDSCAPE LEGEND TOTAL LANDSCAPE AREA 2,260 SF �� <<��a_�r !� 6�6 M — �; � �, �r � �'� y�__—�:�-T _ g �. � -- - �` - ---- ?�j� ��. ��.��"t a ��OO�OOo06N �., , .. ��i�. ��1 � = — — .^:. �-__.=,�_ --- � � — - ---�--_.._ _ ------- '� hTr , �__s rr Tn��r+ce i ,-� =-E—'`, E,<= =-��, ,t' . C�s�y __ �'� T-1 _ _L_�.�.. " � .�a�_ � . r �,.. � , . . �: ,; � �— ::� __- -�.—�„ "— -- �� ,,a.°��\��, , SYMB�L DESCRIPTION 1. ALL HARDSCAPE AND LANDSCAPE AREAS SHALL f T.Y.P. ; . � � �. � :o F �DR4CREEK RO�K AREA ............. �� 7.��T� ,_,�. �� -- _. �, ; � � . ; , o� , . NO iRRIGA7iaN� - � � � '� . '��•��•-- -----••.•••••- �,�; � �� ----- HAVE PROPER SLOPE AND DRAINAGE AWAY FROM ��, s Fr.rnw�ncE 'E � � �_,� : ,. : �� f�E�SWALE FQR �I�IL)�'� ti �. ' :•:-��•i�•'•:•:-:�:-:•. , s � � � `p ' c � THE HOUSE OR TOWARD APPROPRIATE DRAINAGE `� �� - .- � rq N� ; r ;fi �� ;_ .. �,�.,�,:�ZONE `I#��3��:�3'�:'�.•.•.•. � \ ; , `, CC�NCRETE PATH WAY WITH BROOM FINISH � �•: � 4' ' ' , ;"g N ,L�Q ` ' m '� i ' � `,\,-��' �90S � I---'''��'�''�:�:''':=:�::<=: ' I'Ip 1 �; '� � � STRUCTURE TO CARRY WATER TO AN APPROVED � x ! �`" � �r�� ' �v+r��iNc�,aaEA,,�� ''�:�'•:�:�:-:�-•.•. ' , , DRAINAGE OUTLET O �-+ C.� y .. �.. .a�,r . . ,: � ^ : I�O� ``�,-� ; �. `'-- , , '•:•::•:::'� ' t ��.� ° , � �� TILE OVERLAY OVER CONCRETE �' z Q S�DE WALK ; �� i`�S�AHtpE£}�COLOR C6NCRETE� i'/ , •. .,.t; f \ '\� W O �� _i,' __. `� �i ��'_,� ..::QR TI+�._o.+7�R�yr;.. ,� ..T, .; `�' , . � % � � � ��. `� � ; i .� �., 2.CONTRACTOR IS RESPONSIBLE FOR PROPER z ,.,� � T.Y.P. . �R{(S5 RF�; �• ( „�` �€aa' E U � �..] fx C,�,) � ,, _.::,. . ,`_ \ J. , \ , ,. >` y\ .✓/ . i � �r n ca�� INTER LOCKING PAVER W �' W O � w - � �,\'�`� ; , Y\ ��N\,. �, .. ��, ,i ,- �../>' �Z,' � ��,^�� _,,. �,�. ORAINAGE OF ALL AREAS AND SHALL ADHERE Q � �.�,,, � v ' � � , �,� ` \� ). �4v� �'��j� `,�'� `/�� .! �`. � REc er sio �° > �% �� TO ALL APPLICABLE LOCAL BUILDING CODES W � Q �� w � * � � � ��,� �" �� . � �� , • � •, / -� � �� -sE �K F�RST �,� , `�� ' � BLDG AREA AND INDUSTRY STANDARD FOR ALL WORK � a � d.W , a 1. / J� � \ ;, \ ,./ x .. �k' y:, :< \ ' � � v�g i i � W W } : � ,� �\ ., . , �. ., .. , �,�; •:" � ;� --._ � � CONTAINED IN THESE PLANS. � x ��, ' .� � � ;� , '.'. .1J.:__cL. L J_...J� !. . • \• •• . \•, � •. . � svI � U �� °� �� ;� `�� , , �.,. . ,. ��,� M��,i j I, ? DD LAGSTONE STEPPING STONE w (� o U ( A Z o ,i�. � � �1Li. y � NEw TWO STORY i RQCK;AREA , �•��> � � � . � F 3. CONTRACTOR IS RESPONSIBLE FOR FOLLOWING Z �-. � � IRRIGATION , i ' � APPROVED, BEST INDUSTRY ACCEPTED Q � ' • RESIDENCE ; � i f I i I J /'�'� '' covEaEo en�coNr , '- PRACTICES, SPECIFICATIONS AND METHOLDS �� , _.� � BASEMENT ' --�' � � � �� ! � � f.� ; W� ' � .��. \ ... TIAL _ , ,. j t... ,� I � J r � '�9LQ t\' . ! --1 ' �'0- (� �D; ; FOR INSTALLATION OF ALL ITEMS CQNTAINED IN : r�;� �� : �o ' F ,. � . � , m : , ; � . --= , ; THESE PLANS. , _.....__ _o � i Y � ��\:' �/ � ' / .�12'-5 "�I � � � �`� � �� 4. CONTRACTOR SHALL PROVIDE A �T7I ` i `�� SE7�ACKSF T SID�� , `�;" '\; � .� ,PLANT�Nc A E�4 ;�.o — I � WRITTEN WARRANTY FOR ALL WORK CONTAINED � �� ' ZONE B .1 .,:: i_ + � �m ; � IN THESE PLANS. Z �. , ' ,�i � ' ;. �T-" , � � N. � . �3 ,� l � .I(94SQ.� COVERED i� ,LEi�ii O � � sr3oam� ' , � .� " � = �OeL.s �_��' ��J E OF 2N0.FLOOR �� w �.I� i�r-_r , �1 �W �" � PR�TY � �.;15URP �" : P�NT�N� AR A�- ; ; A� A�s EETSI �o cfi� �, " j . PRIVACY SCREENING MATERIALS a ,� � •1PUMP � s cK cora� `� � PLANTING ,i- . � iHIC cl,pE � F � a I I�I � �I��'''I � �10� �' '4� � HEtGHT SPREAD DISTANCE _ � ' "�, � �r�f � � [j� . i� aac f� !' ' ' 1` •;C'z,.s._• /"\ AX UM ��" " __ .. :�.� � � I,v+u M IM QI �j �-i �,y x " ��. ' '-'--. � • � E . `" .� , . _ . _ F-i � � I '�` � ��i��T . . I ��I � �� .• y � ' T-� 75 GAL CUPRE55US SEMPERVIRENS 60� �-6� �� ,�"i si�..�E,sd 6 z ase o�t..,� T ' ` r , W � � �' ; w ; r � � �� < . _....... _ _ W j I �= I (;,, °N .��_ � � r ' I �I � v ��° •� � l � E� —��-��_��u.-L� _ � � � � _ LJ � � s z ------�%' ' ' ' �R"' � x ' CRONT YARD TREE " -� � �� : �- � � � ; � ,�� i � ; � �< ;,:�:�.�---, �-=z�. � 0 � ' ;I �r . I i f PLANTING ��T / W . � �/ � w t�n � j/ � � I i I � SPREAD '� ` � �'u�"� - -f��' a yi . UM ' � .�,._.-.. _ .y;.� �� r._.. . - _ -`., °v _ ..�.,.. ..� .+_. _ W � I .['�`� �� . ,. .-� r-,.,r- . ` �I � � MIAX MU E � U61P_ 1_._ � � � , _.... �;,:=��c. ._� ' . . : � '� �sriu��' n�;r,ccr � ' 2�� V , L ,Y:=.�7==.� - ZONE B ; •.v �y' ^ i ^ __;-L�j�" tSc-. c�:e,6:.�j,, r `�t � !�� LLI.I_�LCL�LLLLLLLLCL�LLLLLLLLLL7�L � } � � T-'Z Za"BOX ST.MARY MAGNOLIA ✓ � _.�,:�, ,o� �3 � , �� LLLLLL..LI_LLLLLLLLI_LLLLLLLLLLL PLANTING AREA ; Z - � i NEW TWO CAR LLLLLLLLLLLLLLLLLLLLILLC..LLI..LP_ . � o LLLLLLLLLL�LLLLLLLLLLLI_.LLI_LI� (8 SQ.FT� � `� i � .. __ �E LLLLLLLLLL�LLLLLLLLLLLLLLLLL NEW ONE CAR � ' � M_ 1, ,.�, . .. . . .....___�_ �... . "__.. ._. ..._. 611, Nih�F.^A { L�LLLLLLLLLLLLLLLLLLLLLLLLLIL � — �— ' � I � � �� 1 '�' i '? -r LLLLLLLLLLLt_LLLLLLLLLLLLLLL.I� GARAC�E :. .�. M13 ,. . °' (�{-r� �L �� UtnP,.gt_ " • ; . : L '�L't I_ j r LLLLLLLLLLLLLLLLLLLLLLLLL.LL'L � � m '�i% LLLLLL LCCLLLLLLLLI-tLI�LLLLLI� � ._ —I -+ ZONE B LLLLLLLLLLLLLILLLLLLLLLL,LLLP { � i • " /'� LLLLLLLLLLLLL�LLL LLLLLLLLLLir a N�' � E�� I ..:_ �� . � ; ! LLLLLLLLLI.LLLLLLLLLLLLLLLLLL , LANTING AREA LLLLLLLLLLLLLLLLLLLLLLLLLI_LLLL L LL LLLLL - + (�/'� NEW PNO CAR ia° �! ��-;Q '�`�"'«, " L LLLLLLLLLLI_LLLLLLLLLI_LLLLLLLLLLLL LLL LLLLL � ' ' v' LLLLLLLLLLLI.LLLLLLLLLLLLLLLL � d TgA�K , Mer� � �$ SQ.�� LLLLLLLLLLLLLLLC.LLLLLLLLLLLLLLLLL LLL LLLLLL . � 3p� t4�L�../ -- A� LLLLLLLLLI..LLLLLLLLLLLLLLLLLL NFW ONE CAR � _ � ci.i S y � LLLLLLLLL.LL�LLLLLLLLLLLLLLLLLLLLLLLLLL LLLLLL ' o LLLLLLLLLLLLLLLLLLLLLLLLLL.LIL � -f-� ; ��-� � ROCK AREA LLLLLLLLLLLLLLLLLI_LLLLLLLLLLLLI_LLL LL LLLLLLL �� a �� ; � , . . . LLLLLLLLLLLLLLLLLLLLLLLLLLLIF Sx969SzE _ �g�$ i � d C?� � «+� " LLLLLLLL�LLLLLLLLLLLLLLt_LLLLLLLLLL LL LLLLLLL � 1 t I � � � LCLLLLLLLLLLLLLLILLLLI_LLLLLLI^ q �TUAL SI � M. a o NO IRRIGATION � ' �rancK r� 7 T LL LLLLLL.LL�LLLLLLLLLLLLLLLLLLLLLLLLLL L LLLLLLLL ' r� r' ��s' o' x LLLLLLLLLLLLLLLLLLLLLLLLLLLIL � -� , �� . LLLLt_LLLLLLLLLLLLLLLLLLLL j_,L,LLi, ,LL,1.16 . � I� ��/��-�-�-� - j �w'P� � �i- �' �d �' � � ( "'' T 2 "" ' ' LLLLI..LLLLLLLLLLLLLLLLLL � �" "T M"" T �- ��- " �z.�� E --Q nmr � LLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLL �+ 'i -!-c�i a ' �•� - -� I_LLLLLLLLLLLLLLLLLLLLLL -t � + '.� �"r ROCK-AR�EA :- + M CV i �A � � �� LLLLLLLLLLLI..LLLLLCLLLLLLLLLLL..LLLLLL LLLLLLLLLL � � - � v�, _ � LLLLLLLLLLLLL�LLLLLLL�y ' �� ° �-'�-�L��-��-��_�L+�L-bL-�L-+.t_ L-��L-L�L f " ..c�� ? � � � x' LLLLL �I�,��,,(,,��,��LLLLL � � �`10 dRRICsATION � �r '�', ,1� »'-o" ' Nr o LLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLL � � �I `� £ ZONE C— �-- -� � � , LLLLL�L`C'LL"L`LL"L`CC `x � ��o ;,�� q I cTuaL s�o + M1 ;t,,; o LLLL�LLLLLLLLLLLLLLLLLLLLI_LLLLLLLLL LLLLLLLLLL ; � �,; � 0 0 + 'o �r� = LI_LLLLLLLI..LLLLLLLL , F r � N�r•� y�l �' EiBACK Fl r _ LLLLLLLLLLLLLLLLLLL�.LLLLLLLLLLLLLLL LLLLLLLLLL + � {386 SQ.FT � �� -�,L�" � 4�9a � LLLLLLLLLLLLLLLLL ZONE C �� {� f,,�.;� � LLLLLLLLLLLLLLLLLLLLLLLLL I ' � �f 1'--�! ` �� N _n F7 Du LLLLLLLLLLLLLLLLL' � � _�_ F_{ + '{36O SQ. ��C�}�.i�S' 1�f � .6' _ LLLLLLLLLLLLLLLLLLLLLLL y R v --„ �r W i�� . * + LLLLLLLLLLLLLLLLLLLLLL� . t � . ��F � � + �� '� w.�� I.y�,l \. �� W � LLLLLLLLLLLLLLLLL Q. `�s �" . LLLLLLLLLLLLLLLLLLLLL � � %� � PLANTING AREA �� ^¢ ;� � LLLLLLLLLLLLLLLLL � � � ° \� . r "' t . � '+ ` + ,. � .i. i (� � '�''`�` � c� LLLLLLLLLLLLLLLLL L •(1�j. .1` I b �"' �� " - LLL_LLLLLLLLLLLLLLLL _ J 'J z � �� LLLLLLLLLLLLLLLLL 3�' h�"��x' ,Y�.�- . s Q� kq / j 2D� � �g } �' LLLLLLLLLLLLLLLLLLL - • '`� F. '�r� r O � � , , �� - � .�ILLLLLLLLLLLLLLLL �� > 1 �� Q,�� i� �o �4. '-:o�+ LLLLLLLLLLLLLLLLLL r' -� N p� �� __ —�-- .. - Q� � "^--�-i t�' o i L�n LLLLLLLLLLLLLLLLL 1 ,a. �,.' j a .. .. .. .. � � 3 fT.TALL FENCE�'� � 3 FT.TALL FENCE-��- - �� o �" j �z��, ,,,i 80 A OL1A LLLLLLLLLLLLLLLLI ''{ �q'� � � t ;; { 6'6L � 00 00 06N y , �N -� !fp fr° � I �� o /� v ' 9 t � � i � a LLL�LLLLL��LLLLLL � � \d ,�� .F T-Z _..__.._..__._-- ----. __ .i � '--.--j` 1. �'•?'° � c`� LLLLLLLLLLLLLLLL� ?j�� 40 '�� j ., � - ----------- a q � � Q � --- > .v-.':3^'�:-- > b .. . /"- 1 ,.i� o ,��o'� ,:' LLLLLLLLLLLLLLLL O gO �\;�.i �'r 1 S�� _ 1.� i , . . • � � O�O � � t � � o � p . .� - - �' ° �v . ` - - l (��' _"'� - - -- LLLLLLLLLLLLLLI_I_ Q,�.:;�rt�� t;u� i� SCALE: - SUMP PUMP SCH�DULE ' ( : ° a ° t= ' , � y- •. _ ' �LiS 9Qf`1'iY d!�Xal.. S ,_.. - - F -_ , t` __ 3 PG TAtL F v � u��Q�o� 3 FT.TALL FENCE/- __ ' s , `i��, p ;��,�s' . • _�__.- �_ ---- ---- -- - � - -------- ' __ d c r ,. - -�---- "__'rJ�}o'rvrvnr' �+ _. . . . ^Q{�i�- . . ' . /,\ Y %,. . 6N i _ - _ ___ . ._ ___ - -- - „ - - -_ o .--- �- -- - -- -- - ----- --- -- --- - --- 6 -- : .. . . ,.. . �: � :- , � .� a ..� �� _ ��_ � THIS PUMP SERVES _� t �,,, �` � -- r> P;:,_` � � 6-. , - --+, rir v��r'�� ,i' DwGDA�"�.12oD DIT/15 �� L � � D . . . .._ .�. - . f,. p. C�..� j THE DRAINAGE BEHIND `""" I zs-n-uw. � P SGHEDULE _ - ''€-j = a • s _ , e � t ,'i�� .�' � RETA(NING WALLS REfn7. f-� c � � ° d ;.,. --' � CHECK RY: � s,�yt / (;t;Fr�'}'i } CHECK DAT$: � ALVES C?R. �60 WIDE) ��ATEPERNIFISREQUIRm ,.� � _ ; , s" , s HwC1ii:;ancrt .n, SUMP PUMP � 2 fROM P.W.DEPT,fOR W�RK iN qN5 �'��;*r� � �� 1��,��T�� i�`�� w'� Ro.w. �:� _ _--_ -_._. _-- - -- -__ -_ a �iewr'�� aita PJTNO: `{ THlS PUMP SERVES �• (• uh� -�,c.,r�Nu ( THF LIGNT N1ELL „/�'' �t � FILENO: � �� '� TOTAL FRONT YARD WITHIN 20': 20Q2 SQ.FT. "E""'""""� � <' j Su�n� PUtv�� 3 _ _ �( " j: _i ; R—E,7�C?'BR�Uf�P — — — — — �j — ^ � TdTAL NaN—PERVIOUS fNTER LOCKING PAVER AREA WlTFE FRONT SET�BACK ': 608 SQ.Fi. � jl� ' `_ ;� TOTAL HARDSCAPE AREA WITHlN 20': 50 SQ.FT. Sheet:L l O �f ; �! 658j2002=32.8% 1 or 1 s��ccn. { � %% i� � �*°��`��l��u� �-° �