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PC Summary 08-22-2017 _ _ , „ _ ,: � , City of Cuperf.ino ,a , 10300 Torre Avenue Cupertino,CA 95014 (40�) 777-3308 � � ,�� FAX (408) 777-3333 Community Development Department 'I'�o 1Vlayor ancl City Council 1Vlembers . ��°��e �enja�nin Fu, Assistant Director of Community I�evelopment � , � D��ee August 23,2017 ' S�.��e REPORT OF I'LAlVI�TIlVG COl�/IlVIISSIOlV I�EC�SIOlVS 1VIAI�E A���.s��2,���.� �,; C�:�.g������o�.2e�.IO�����C'fl11��7C�fl]C9.�M�fl�fl�fl�➢��.������'��T�a:����7C ' ���e�Y���e�i��.��s�����y��e�'���.��a��C���.�:��Il�n� �.o ����g��$Il:�� � � �t; � � EXC-2016-0�Charles�Iolman(�-Iirano residence):1140b L,incly Place I-iillsid.e Exception to allow the construction of an attaehed pool house,pool and patio to an existing residence on slopes greater than 30% �� Ac�Il��. . TThe I'lanning Colnrnission approved the application(s) on a 3-0 2 vote(Paulserl ancl L,ita absent). Enclosures: I'Ianning Commission Izeport Aiigust 22,2017 Planning Colnmission IZesolution 6�36 � � I'lan Set ; _ � � , g:planning/Post Hearing/suxrtmary to cc082217 '� _: J , : : . _ , : ,. . _ ,. � ,_ . . , F ; , , a � � . . : , �. . . ,.. , �_ - � - �- . � �- � � � � �� �O�M�TIVI�L�E��.�I��E�`IS➢�EP"A�T'�EI�`�' ;, ,� . CITY HALL ' : 103QQ TQRRE AVENUE�CUPE�TINQ,CA 95Q14-3�5� (408}777-33Q& �FAX(40�}777-3333 .� . � ��-- ..: _ l��.Al�l��l�G COl�l�I�S��N S�`A��REPOR'.�' Agenda I�ate: August 22,2017 " S�J��EC� � I�illside Exception to allow the construction of an attached pool house, pool. and patio to an existin residence on slo es reater than 30%. A lYca-�ion 1Vo s .;<EXC-2016-:08; A licant s : ' g p g pl' � ) 1'p O ; Charles�Iolman(I-iirano Residence);Location: 11406 Lindy Place,APN#356-24-011 ; ! ��COl�MEl�TI�A'�'�OI� � _ � �ind that the application is Categorically Exempt from CEQA; and ;; Approve fhe application per the Draft Resolution (Attachment 1). , ���C�Zg�'�'IOl�T Ae �'���ect���a 5�a�a�a� �e���a°ern.ent/S�anda�d All�wed/�e��aired P�°o�os'e� � General Plan Residential:Very Low Density(1/2 No change/consistent desi nafion acre slo e densit formula) Zonin desi ation Residential I-IiIlside Zone(IZI IS-21) No chan e/consistent Environmental n/a Categorically exempt, ; J Assessment Section 15301 (Existing Facilities) arid 15303(New Construction or Conversion ' of Smal1 Structures) � Hei ht limit 30 feet maximum 14.5 feet Setbacks: : Front 10 feet minimum'' No chan e/consistent. Side 10 feet minimurn. Consistent Rear n/a.Per C1VIC 19.08, a Iot bounded n/a by only three lot Iines will nof have a rear Iot Iine, Second-story 15 feet mi:ulimum ` Consistent atio/deck - RHS floor area 3,695 square feet(after slop.e 3,695 square feet : : reduction of 30%} Site radin 2,500 cubic ards (cut Ius fill) 300 cubic ards � ; , ; EXG2016-08 11406 Lindy Place August 22,2017 BACKGROUND The property owners, Bernadette Hirano and Kelly Hirano, propose a 412-square-foot pool house, patio and new pool adjacent to their home within the back yard area. The existing pool would be demolished. The new pool house includes a roof deck with railing of 42 inches as required by building code, and is attached to the primary residence via the structural element of a second-story deck. From Lindy Place, the home and building pad area is below the street elevation. A perspective and elevation, looking west, and a partial site plan, "zoomed in" for greater detail, are shown below(full project plans including civil plans are in Attachment 4): Pers ective/elevation: f , ��,3 � , . 1r � y ��� '. �•C��, �F`�5 S �I��l�} Sk" s� �I�;� �.� . �•" . � }, . I f �. ., ��i� 'z lr . 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EXC-2016-08 11406 Lindy Place August 22;2017 'i I ' A planning permit called a "hillside exception" is required for all grading, structures and other ' development greater than 500 square feet on slopes greater than or equal to 30%. The average slope of the subject parcel is�35.5%.While the pool house is less than 500 square feet, the added grading fo� the entire scope of the project, including the pool and patio areas, would meet the criteria requiring the hillside exception. To clarify, a "hillside exception" is the name of the type , of permif; it is not an exception in the sense of a variance or other simil.ar zoning request to not meet site development requirements. The proposal meets the applicable RHS development regulatio�.s, outlined in the project data summary above and discussed in greater detail in subsequent sections of this staff report. The property is located within the southwest,hillside area of Cupertino. Surrounding land uses are other single-family residential homes shown below, with smaller/flatter lots zoned R1-10 adjacent to the north on Lindy Lane and other residential hillside zoned properties to the east, south and west: . �,� "�t 3 �. �'�;�M�:�' # ...�.�i x;'xy �.����j� ;{-��"'`� ����'����'���;._. � S .... �i; . . � t,x- �o��a'�;, .�d � �. �� � � � �� �'t-�Yv..� ��'� � �.�: �qy,_'� � � `�`",�'.� ���3��"�� `� ..::;..� :.9 'i'a.u� . �'`vy/3�' ¢��'�.. ..ae5. ��`z� �,�+, �'� .. ,;,,�Ip':R � } xhP S 5�`f. �� p s� ��� i�' b"�: .�p'a' f�a�`. �' �iS4 � . . � � na�; � : y%' �x 5�^ ; i�� � � `3' � 'a'�+" �'ti 5� �t�� � � ,� d a -�^r � € �; � _� --� ° -�'' �� �'`^,� ��" "� ,�`�� i��, s�. ea, � � ,..�5 � � . . 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' 8 , � � � .. : . � . . � � o� � S �� � � ��� �� " � '.� i � ���� �'�� �i ,��m �" F �"z= �-` . ; .��'�����",��� . r,�.,� � ' � �z;s : ^, `� "`�*z'°��= j s ��'- .. � �`�'r � .;� ';, ��a; �^ , �, � �; � �s,`��� �s���f�-�� � ,m �" �� ,���'fi,,, �,`�°'� . � '�` � -,t t�c.�-.. s� �� �" � f 3 a�`�����1 f�'� �� .'� . � �� �. � . . �4;����'�' � -�� � �,�. �r�., ^q . y �' ��id '� �: �:... � , y� � �� �� € � � � , �� � j. a �°"��sy� ;5��v,,,�, � `3��'��� ., R� �f � �7 � � ����, ���"s-i� � ��" ,� ;� �,� � ; � ��"-?: a'��?�s�� � �9 �,� �� �� � '� �� � � r r , �� �� ���f � a �.yJ•�s �.y.�''����`^-:�,� ' ' �, �4p}, ; >, . � . �� �.,F .� ` ��-� °�.� f r" y _ .�d "�V .,� .�3 f,f�k. l�,�.,,��-,1 . . � `. ' .� �� � 1�� � . _ �, � 't + � V ; ��,..�.ri , ;�. ....h��._._._ tf ,> ":. t s_ , � .,�-., v ...T` .,<'_, _ , r. , ,-' .'�'�^, ...a�?"�'.,���^ �sw�� �^t'`^3 �� M�° DISCUSSION Environmental Review The proposed project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA), in accordance with CEQA Guidelines Section 15301 (Existing Facilities) and 15303 (New Construction or Conversion of Small Structures}. General Plan and Zonin� General Plan. The City's General Plan "seeks to establish clear hillside policy in order to provide for the realistic use of privately-owned hillside lands, while preserving natural and aesthetic features." The Land Use (GPLU) designation is Residential: Very Low Density (1/2 acre slope EXC-2016-08 11406 Lindy Place August 22,2017 density formula). Properties within this designation have limited development areas based upon their average slope_: formula as defined within the General PIan Appendix. Applicable policies include. General:l'lan policy LU-12.1.1: Ordinance and Development lZeview. �I`hrough building regulations and. development review, limit development on ridgelines, hazardous geological areas and�'steep slopes. Control colors and materials and � � mini-rnize the illumination of outdoor lighting.� Reduce.visible bu�lding mass with measures including, stepping structures down the hillside, following natural contours, and limiting the height and mass of the wall plane facing.the valley floor.:' Zoning. The property ;is zoned Residential. Hillside (R�35-21). IVleeting General Plan policy outlined above is accomplished through implementation of the R�IS zo�-ung standards, which seeks to balance:rights to reasonably develop,:mainta�n or upgrade private property with the , � responsibilities of rneeting specified RHS standards intended to regulate such development. � The proposal is limited to the back yar�area`and''pxoposes no changes to the existing primary home's conditioned living space. T`he proposed attached pool l�ouse meets all applicable site development regulations such as height,setbacks, and floor area ratio. RI�S has no 1ot coverage criteria, for lots greater than or equal to 10,000:sq.ft. Rather, the floor area ratio is reduced by - 30%o according the RI-IS slope adjustment criteria as shown below, for lots greater than or equal to 10,000 sq.fte: 1) :4,500.square feet plus 59.59 square feet for eve'ry 1,000 square feet over 10,000 square feet of net 1ot areae 2) Formula of the above criteria is expressed as; - A=((B-10,000)/1000) (59.59)+4,500 w�ere � :A= 1Vlaximum allowable house size,prior to instituting the maximum 6,500 square foot b=uilding size;and ; , B= Net lot area of 23,086.8 square feet � The resulting calculation for allowable floor area on this lot, after the 30% reduction, is 3,695.89 � ,, � square feet. The proposal conforms to this limit at 3,695 square feet, when the primary home, garage and pool house are added toge.ther. 'I'�ie size of the pool house has been reduced from -the original proposal to �onform to tlii.s floor area Iimit,but remains in the same location as the original proposaL , ��el�.m�n��Geotechnrcal Revge�r � This proposal was subject to review and oversight of the City's geotechnical engineer, Cotton Shires, who is involved af the preliminary phase through to,the construction phase. The report and supplemental review are in Attachment 2. Preliininary plans are recommended for approval,with the required conditions of approval,by the geotechnical engineer as follows: � ,. EXC-2016-08 11406 Lindy Place August 22,201� Prior to issuance of building permits, a geotechnical plan review shall be performed, and a shoring plan sha11 be submitted to the City, as described below: 1. Shoring Plan-A shoring plan shall be submitted by a civil/structural engineer due to the close proximity of the proposed addition to the neighboring property and structures. The shoring plan shall include profiles that depict the existing site topography, proposed cuts, and existing neighboring..structures and property Iiiie. It should be noted fhat an approxi�nate 17-foot high vertical cut is proposed witl�in 10 feet of the property Iine, and neighboring structures appear to be very close to this property line. 2. Geotechnical Plan Review-The applicant's geotechnical consultant should review and approve all geotechi�i.cal aspects of the development plans (i.e.,;site preparation and grading; site drainage improvements and design parameters for foundations, dralnage, pavement and retaining walls) to ensure that their recornmendations have been properly incorporated. Specific performance recommendations for the geotechnical consultant include the following: � IZeview the Iocat�on`of the proposed storm water energy dissipater. • Review and approve the shoring plans. The shoring plans and geotechnical plan review shall be submitted to the City for review and approval by City Staff and the City Geofechnical Consultant prior to approval of building permits. , ' 3. Geotechnical Field Inspection - The:geotechnical consultant/engineering geologist shall inspect, test (as needed), and approve all geotechnical aspects of fhe project consfruction. The inspections shall include, but not necessarily be limited to: site preparafion and grading, swiinming pool `excavation, site surface and subsurface drainage improvements and ' ; l excavations for foundations and retaining walls prior to �the placement of steel and concrete. , T`he following shall be specifically`performed: : • The guesf.�iouse and swuzuning pool excavati.ons sha11 be closely inspected:to assure that the - geologic materials are as anticipated. , � The results of these Inspections and the as-built condition's of the project shall be described by � the consultant in a letter and submitted to the City Engineer for review prior to final project(as- ` built) approvaL Ad��#�o�aT concigt��ns of a���ov�l , The color rendering provided in the application packet shows materials call-outs for wood, tile and stucco. �Nhile recogniz�ng the lunitations of digital rendering of color, which is generally less accurate than a field sample, staff is concerned about the'colors indicated. ViT11ile the stucco indicates a color to match'�the existing house, which would be a taupe or hue of brown and would be acceptable, the color rendering appears as a red tone, which is nof consistent with natural earth and vegetafion tones required for hiIlside. A condifion of approval shouid require that prior to issuance of the building permit, final colors and materials shall be assembled and % mocked up in fhe field for staff review. Changes would'also require staff review and approval. e � . , � ,, , _ _ , , ... ; . . . . , _ � EXC-2016-08 11406 Lindy Place August 22,2017 ' ��.11��.de�xce������'�nd�n� In accordance with C1VIC 19.40.080,the Plai�.lulg Cominission may grant a request for a I�illside Exception only if all of the following findings are made: 1. The proposed development will not be injurious to property or improvements in the area i nor be detrimental to the pub1ic health and safety. I The proposed development will not be injurious to property or improvements in the area nor be detrimental to the public health and safety because the proposed development conforms to the RHS development regulations standards and was subject to preliminary review of the City's geotechnical engineeY. The graded area is limited to the building pad a��ea to the greatest extent p,ossible and is approximately 300 cubic yards cumulative cut and fill, which is'significantly less than the allowed cumulative total of 2,500 cubic yards. 2. The proposed development;will not create a hazardous condition for pedest-rian or vehicular traffic. The proposed development will not create a hazardous condition for pedestrian'or vehicular traffic because the property is served by public roads, which has the capacity to accommodate the limited scale of development proposed and usual for a single family home within the area. 3. The proposed development has Iegal access to public streets and public :services are available to serve the development. , , ' ; . The ro osed ro ert is an existin , le al sin le- amil home served b ublic;streets and ublic ?? p p p y $ � S f y yp p services, and the additional development is within the scope allowed by and within the applicable zoning district. - 4. The proposed development requires an exception which involves the leasf modification of, or deviation from, the development regulations prescribed in this chapter riecessary to accomplish a reasonable use of the parceL T'he proposed development conforms to the requirements of the RHS zoning district and does not :deviate,from the site development standards. 5. AIl alternative locations for development on fhe parcel have been considered and have been found to create greater environmental irnpacts than the location of the proposed development. The alternative location would be to locate the bacic yard impYovements further down the hill away from the existing home, which has been found to create gYeater environmental impacts than the location of the proposed development because it would increase grading quantities and disturbance of additional areas previously undisturbed. Further; RHS regulations stipulate that the graded a�fea shall be limifed to the building pad area the greatest extent possible: This is accomplished through the . proposed location closest to the home. , � . � � , �. . � , �� EXG2016-08 11406 Lindy Place August 22,2017 6. The proposed development does not consist of structures on or near known geological or environmental hazards which have been determined by expert festimony to be unsafe or _ hazardous to structures or persons residing therein. (See General I'lan Policies 2-49.) This proposal was subject to review and oversight of the City's geotechnical engineer, Cotton Shires, who was invo2ved at the preliminary phase and requiYed through the construction phase. Preliminary plans are recommended for approval, with the required conditions of approval, by the geotechnical engineer as follows: Prior to issuance of a building permit, the applicant shall provide a shoring plan, geotechnical plan review and a geotechnical field inspection. The geotechnical consultant/engineering geologist 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, swimming pool excavation, site surface and subsurface dYainage improvements and excavations for foundations and retaining walls prior to the placement of steel and concYete. 7. The proposed development includes grading and drainage plans which will ensure that erosion and scarring of the hillsides caused by necessary construction of roads, housing sites, and improvements will be minirnized. (See General Plan Policies 2-53,2-54 and 2-57.) The pYoposed development is limited to a 412-square foot pool house, second-story deck, patio area at ground level and pool. The primary home is an existing structure that`would not be expanded in this proposal, and there would be no road construction. Grading and drainage plans are generally limited to the back yard area. 8. The proposed development does not consist of structures which would disrupt -the natural silhouette of ridgelines as viewed from established vantage points on the valley floor unless' either; a. 'The, Iocati.on of a structure on a ridgeline is necessary to avoid greater negative environmental impacts;or b. The structure could not otherwise be physically located on the parcel and the size of the structure is the minimum which is necessary to alTow'for a reasonable use of the parcel. - ' ; (See General Plan Policies 2-46,2-47 and 2-48.) " The proposed development does not consist of stYuctures which would disrupt the natuYal silhouette � of ridgelines as viewed fYo'm established vantage points on the valley floor because the proposed development and building pad area is located below the grade of Lindy Place. Af a total maximum height of 14.5 feet (11 feet from grade to top of roof ptus 3.5 feet of railing foY the roof decic), the pool house is lower in height than existing two-story home,'not located near a ridgeline, and does not rise above a natural silhouette of a ridgeline. 9. T`he proposed development consists of struc�tures incorporating designs, colors, materials, and outdoor lighting which blend with fhe nafu�al hillside environmenf 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. (See General � Plan Policies 2-46,2-50, 2-51 and 2-52,) , , _ , � ;, ;. 3 ; ; u �il EXC-2016-08 , 11406 Lindy Place August 22,2017 The development proposes wood siding, wood columns and stucco to match the existing home, which is currently an earfh tone color. By condition of approval, all final exterior colors shall be natural eaYth tone and vegetation colors, mocked up in the field;and subject to the review and approval of the Director of Community Development prior to installation. 10. The proposed,,,development is Iocated on the parcel as far as possible from pubii.c open space preserves or parks (if visible there from), riparian corridors, and wildlife habitats unless such Iocation wiIl create other, more negative environmental impacts. (See General I'lan Policies 2'-55,5-14 and 528.) : The proposed development is located on the parcel away from public open space, preserves, parks, . riparian corridoYs, and wildlife habits because the pYoposed building pad area is the immediate back ' ya�d aYea adjacent to an existing single family residential house. 11 e The ro osed develo ment includes a landsca e 1'' which retains as man s ecimen trees a� I', � p p p p - Y p - as possible,which utilizes drought-tolerant native plants and ground covers consistent with nearb ve etation, and which minimizes lawn areas. See General Plan Policies 2-54, 5-15 Y g � �,a 5-16.� - � No trees will be removed oY disturbed within this develo ment ro osal, which is a limited area P p p within the back yard. The remainder of the parcel fuYther downhill would remain in its natural and existing state: 12. T`he proposed�development confines-solid fenc�ng to the areas near a strucfure rafher than around the entire site. (See General Plan Policy 5-17:) The property includes existing chain link fences along the side property lines and solid fencing , limited to areas near the house and generally not visible from public areas. The proposal includes a new six foot fence at the side propert�line. There is no solid fenee proposed around the entire site. 13.The proposed development is otherwise consistent with the City's General 1'Ian and with the purposes of this chapter as described in Section 19.40.010. ' The proposal is otherwise consistent with the City's GeneYal Plan because it steps the structic�^e down - the hillside, minimizes wall planes facing the valley floor, limits the height and mass, and conforms to the development allowed as determined through zoning ordinances. P�J���C 1�T0'I'�C�l�TG �O�J'T�ZEAC� The following is a brief summary of the noticing completed for the project: _ �, y�.,r , ,, . �, .: ��. ;, ...: E„ ,� . ,�� � J, rAr, ,.:.P , �,r,x„ k , c � ,,� ��;, . ,n,c� a� 3 wr -r. { .✓. r�ru;r, <m. J i y d k g/'.� �9 '.3,. ...`k t. � .., .,?. X�t..�.i.�.�... ..x�- f�.r.��;,.. . .,��. �. ....% ?4` � :�%`*` Z �,Y'Z-�' ,1.. r�.;,"Y .{. 3.. +h ..s*Er'SC7 �Fi. ..�'.f r,5 F.�F'b."5:9..9M1^ .i' .hmS4, ..L 4 � .."T"�r, .i�'. A� . ...d ../ �. n B x.,�. ..I ...x. .5.,,.d�,., ...,3,... 'L�. .#...� A !. �". .�b u ..f'ti. � c k�i... r Y', .�,: .z ;�s.. bl .�w".:., r �.,�, f 4. „�,r�,.�,,:.. t�,w a„ ..�,,.. 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J',. ���f� :i,�, ,..,. . � �r�a�,��d�a1.�,26:�ue�&�1urr�e..�s���r..�s.��,�w.�ki?...,.�s��s,�,�a�.��_.�.on3a,..�..�"�r�,1�� .������,�d,M�,�.��.�a«nu`�Y3�,wr�a,.:,.�»„�r.,.�.,�r%��aY3�o-m�a.a,�Navs�'v1,.s�.,���e�du��Ja�E�,..�s,,:��3b.,,..��_n.»E.af�<,�.f�.�.�G��.�..�.�.��„�.u!si�r�sr�,�3;�,,,k�3���,�'�.�F°w"��`a"�.�GU�� ■ Legal ad placed in newspaper at Ieast 10 � Posted on the C1ty's official notice bulletin days prior to the hearing board at least one week prior to the ■ Mailed notice of public hearing to property hearing owners within 300 feet radius ■ Posted on the City of Cupertino's Web � Posted site notice abutting street ; site at least one week prior to the hearing ' , _ \ , . . � EXG2016-08 11406 Lindy Place August 22,2017 �ZJ���C COl�l�E�T'�'S Consistent with previous policy direction from the I'lanning Colninission, staff encourages applicants to reach out to neighbors with proposed project information, so that constructive dialogue can occur early and often. The applicant reached out to adjacent neighbors to discuss project plans. Publie comments are included in Attachment 3, stating opposition to the project due to geotechnical concerns. One neighbor had no commenfs and was supportive of the proposal. �E�.ZI��'�'S'�'I��Al��g�T�NG AC�' Received on June 20, 2017, the revised project with a reduced scope was deemed complete on July 20, 2017. In accordance witll the Perrnit Streamlining Act, the I'laruling Commission must render a decision xegarding the application by September 20,2017. N�X�'S�E�S AII approvals granted by the Planning:Commission shall go into effect after 14 calendar days from the public hearing date. Prepared by: Catarina Kidd,Senior Planner " � 'IZeviewed by: Benjamin Fu,Assistant I�irector of Commu�uty Development � Approved by: Aarti Shrivastava,Assistant City 1Vlanager 1�TT1�C�l��I�'�'Sa 1 -I�raft resolution 2-Consulting geotechnical repo�t—Cotton Shires 3-Public comments 4—ProJect plans - , y � ; , � � � , , � , ;; _ . �-„ EXC-2016-0� CI'I'Y OF CLTPEIZTIlVO 10300 Torre Avenue ' Cupertino, Californla 95014 IZESOL�J'TIOl�T 1V�. 6�36 OF T�-IE I'I.AlVl�TIlVG C011�IVIISSIOlV OF�I'I�E CI'I'�C OF CLJI'EIZTIl�TO AI'I'I�O�TIlVG A�IILLSlI�E EXCEPTIOlV'I'O AL,LOW TI�E COlVSTLTCTIOlV O� AlV A'TT'AC�ED I'OOL I-IOUSE,I'OOL.AlVi�I'A'�'IO TO AlV EXISTIIVG IZESII�ElVCE OlV SLOl'ES GIZEATEIZ T'�IAl�T 30%L,OCATEI�AT 11406 LIIVT�1'PLACE SEC'I'�OI��e P�O��C'I'��SC��P'�'ION Application l�To.: EXC-2016-0� Applicant: Charles�IolYnan : 1'roperty Owner: Carolyn Bernadette�-Iirano and Kelly I�irano Location: 11406 L,indy I'lace S�C��ON�Io ���TD�l�GS FO�.�I�,L����EXCE�'�'�Ol� W�-IEIZEAS, the Planning Colninission of the City of Cupertino received an application for a I-Iillside Exception, as desc�ibed on Section I of this I�esolution, and , < WIIEIZEAS, the project is Categorically Exernpt from the requirernents of the Califo�nia Environmental Quality Act (CEQA), Section 15301 (Existing Faeilities) and 15303 (l�Tew Construction or Conversion of. '�i Small Struc t�x�es);ancl �iVIIEl�EAS, the necessary notices have been given in accordance with the I'rocedural Ordinance of the I 'City of Cupertino, and the Planning Cominission has held at least one 1'ublic I-Iea�ing on this matter; and �, WI-3EREA5, the applicant has met the burden of proof required to support this application, ancl WI�EIZEAS,the 1'Ianning Commission fincis as follows with regard to this application: 1. '�he proposed development will not be injurious to p�operty or improvements in the area nor be � d.etrimental to the public health and safetye The proposed development will not be injurious to property or improvements in the area nor be detrimental to the public health and safety because the proposed development conforms to the RHS development regulations standards and was subject to preliminary review of the City's geotechnical engineer. The graded aYea is limited to the building pad area to the greatest extent possible and is approximately 300 cubic yards cumulative cut and fill; which is°significantly less than the allowed cumulative total of 2,500 cubic yards. 2. The proposed development will not create a hazarclous condifion for pedestrian or vehicular traffico The proposed development will not create a hazardous condition for pedestrian or vehiculaY traffic because the ` � property is served by public roads, which has the`capacity to accommodate the limited scale of development proposed and usual for a single family home within the area. Resolutian No. 6836 EXC-2016-08 August 22,2017 Page-2- i 3. The proposed development has legal access to public streets ancl public se�vices are available to se�ve � I the development. The proposed property is an existing, legal single family home,served by public streets and public services, and the additional development is within the scope allowed by and within the applicable zoning district. 4. 'I`l�e proposecl development requires an excep�ion which involves the least �nodifica�ion of, or deviation from, the development regulations p�escribed in this chapter necessa�y to accomplish a reasonable use of the parcel. The;proposed development conforms to the requirements of the RHS zoning district and does not deviate from the site development standards. � 5. All alternative locations for development on tl�e parcel have been considered ar1cl have been fourid to create greater environmental irripacts than t1�e location of the proposed development. The alternative location would be to locate the back yard improvements further down the hill away from� the existing home,which has been faund to create greater enviYonmental impacts than the location of the proposed ; development because it would increase grading quantities and disturbance of additional areas previously undisturbed. Further, IZHS regulations stipulate that the graded area shall be limited to the building pad area the greatest extent possible. This is accomplished through the proposed location closest to fhe home. 6. T'he proposed clevelopment does not consist of struc-tures on or neax known geological or envirortmental hazarcis which have been determined 1oy expert testimony to be unsafe or hazarclous to st�ctures or persons residing therein.{See General Plan 1'olicies 2-49.) This.proposal was subject to review and oversight of the City's geotechnical engineer, Cotton Shires, who was involved at the preliminary phase and required through the construction phase. Preliminary plans are recommended for approval, with the Yequired conditions of approval; by the,geotechnical engineer as follows: � Prior to issuance of a building permit, the applicant shall provide a shoring plan,geotechnical plan review and a geotechnical field inspection. The geotechnical consultant/engineering geologist shall inspect, test(as needed), arid approve all geotechnical aspects of the project construction. The inspections shall include,but not necessarily be limited to: site preparation and grading, swimming pool excavation, site surface and subsurface drainage I improvements and excavations for foundations and retaining zvalls prior to the placement of steel and concrete. 7. 'I`he proposecl development includes gracling and clrainage plans which will ensure that erosion and s�arring of the hillsides causecl by necessaxy consfruc�ion of roads, housixtg sites, ancl irnprovemenfs will be rni�li�mized. (See General Plan I'olicies 2-53,2-54 ancl 2-57.) � The;proposed`development is limited to a 412-square foot pool house, second-story deck, patio area at ground level and pool. The primary home is an existing structure that would not be expanded in this proposal, and there : would be no road construcfion. Grading and drainage plans are generally limited to the back yard area. 8. 1�he proposed development does not consist of structures which would disrupt the natural silhouette of�iclgelines as viewecl from establishecl vantage points on�e valley floor unless either: a. T`11e location of a structure on a ridgeline is necessary to avoicl greater negative environmental irnpacts; or _ . _ _ _ � Resolution No.6836 EXC-2016-08 August 22,2017 ! Page-3- � � ' b: Z'he structure could not otherwise be physically locatecl on the parcel and�he size of the structure is the minimum which is necessary to allow for a reasonable use of the parcel. (See General I'Ian I'olicies 2-46, 2-47 and 2-48.) The proposed development does not consist of structures which would disrupt the natural silho'uette of ri�gelines as viewed from established vantage points on the valley floor because the proposed development and building pad area is located below the gYade of Lindy Place.At a total maximum height of 14.5 feet(11 feet from grade to top of roof plus 3.5 feet of railing for the roof deck), the pool house is lower in height than existing two-story home, not located near a ridgeline, and does not rise above a natural silhouette of a ridgeline. 9. 'I'he proposed developinent consists of structures incorporating designs,colors,�materials,and outdoor Iighting which blencl with the natural hillside environment and which are clesigned in such a manner as to recluce the effective visible mass,includirig building height,as much as possible without creating other negative environmental impacts. (See General Plar�Policies 2-46,2-50, 2-51 ancl 2-52.) The development proposes wood siding,wood columns and stucco to match the existing home,which is currently an earth tone color. By condition of approval, all final exterior colors shall be natural ear�th tone and vegetation colors,mocked up in the field;and subject to the review and approval of the Director of Community Development , prior to installation. , � 10. 'I`he proposecl development is located on the"parcel as far as possible from public open space preserves or parks(if�visible there from),riparian corridors,ancl wildlife habitats unless such Iocation will create other;more negative environmental impacts. (5ee Gene�al 1'lan Policies 2-55,5-14 and 52�:). The proposed development is located on the parcel away from public open space, preserves, p�rks, riparian corridors, and wildlife habits because the proposed'building pad area is the immediate back yard area adjacent to an existing single family residential house. , 11. 'I`he proposed development inclucles a landscape plan which retains as rxlany specimen t-rees as possible, which utilizes drought-tolerant native plants ancl ground covers consistent with nearby vegetation, ancl which minimizes Iawn areas. (See General 1'lan I'olicies 2-54, 5-15 ancl 5-16.) No trees will be removed or disturbed within this development proposal, which is a limited area�within the back yard.`The remainder of the parcel further downhill would remain in its natural and existing state. , olicl fencin to the areas near a structure ratl�er than around the 'I 12, 'I�`he proposed development confines s g 'i entire site. (See General l'lan�I'olicy 5-17.) � The property includes existing chain link fences along the side property lines and soli'd fencing limited to areas near the house and geneYally"not visible from public areas. The,proposal includes a new six.foot fence at the side property line. There is no solid fence proposed around the entire site. 13.'I'11e proposed clevelopment is o�therwise consistent with the City's General 1'lan and with the purposes of this chapter as described in Section 19.40.010. The proposal is otherwise consistent with the City's General Plan because it steps the structure down the hillside, � ' minimizes wall planes facing the valley floor, limits the height and mass, and conforms to the development allowed as determined through zoning ordinances. _ . _, , _ �.<- _ . . _ I Resolution 1Vo. 6836 EXG2016-08 August 22,2017 Page-4- - IVOV�l,'TI�ERE�OIZE,�E I'T IZESOL�TEI�: � 'I`hat after careful consideration of maps, facts, exhibits, testi.inony ancl other evidence submittecl in this matter, subject to the conclitions which are enumerated ix1 this IZesolufion beginning on I'AGE 4 thereof,: 1. 'I'I1e application for a�Iillside Exception,Application no. EXC-2016-08 is he�eby approved;ancl 2. 1'l�a�the subconclusions upon which the find.ings arid conclitions specified in this�Zesolution are basecl anci containecl ir� the I'ubli.c I Iearing reco�cl concerning Application rrlo.(s) EXC-2016-0� as set forth in the 1Vlirtutes of I'lanning Commission l�/Ieeting of August 22, 2017 and are incorporated by reference as though fully set forth herein. �EC'�'�ON I�Ie COI�TDI�'ION�AD�dgN��'�'EIl��D �Y�'�3IE COl�l��JN�'��'�E�T�LOP�IEN�'���Te �.e A���OVE��XHI�IT� �-, Approval for the construcfion of 412-square-foot pool house, pool and pafio is based on 1:111e plan set titlecl: "I�IIZAl�TO-l�/IA�IOl�TE�' :RESII�El�TCE 11406 LIl�TI�Y PL,1�CE, CLTI'EIZTIlVO, CALI�OIZIVIA" clated �evisecl 6/7/2017, and consist-ir�g of 13 sheets, including additional renderecl elevation, , perspective drawing and three civil sheets, except as may be amended by the condi�ions contained.in this�esolution. � �o �XTEIZ�OR��.T�LDING�1��'EIZ�A�S/TIZEA'�'��l�T'�'� 'I`he final building exterior plan shall closely resemble the defails shown on the original approved plans. Final builcling exterior treatment plan (incluclirtg but not limited to cletails on exterior color, materials, a�chitectural treatments,doo�s,winclows,lighting fixtures, and/or embellishrnents) shall be reviewecl and app�ovecl by the I�irector of Community I�evelopment prio� to isst�artce of building perrnits to ensure quality and consistency. Any exterior changes determinecl to be substantial by the IJi�ecto�of Community I�evelopnient shall either�equire a modifica�ion to this permit or a new permit basecl on fhe extent of the change. 40_ PE�dl��`�'�X���'I'ION �'he subject'hillside exception approval shall expire two (2) years from tlle clate of approval if not used. � � 5e GEO'�'�CHNI�A�,R�V��W 1'rior to building pe�mit approval, the applicant shali corriply wi�h the recommencla�tions outlinecl 7n �the Cotton Shires & Associates, Inc. Geologlc and. Geotechni.cal I'eer i�eview Letter pertaining to the proposed clevelopment as summarized below: Prior to issuance of building permits, a geofechnical plan review shall be performecl, and a shoring pl�.shall be subrni.tted to the City, as described below: a. Shoring Plan — A shoring plan shall be, submitfect by a civil/st-�uctural engineer ciue to �he close proxilnify of the p�oposed acldition to the neighboring property ancl structu�es.'I`he sho�ing plan shall inclucle p�ofiles that clepict the existing site topography; proposed cuts, aneI existing neighboring structures ancl property Iine. It should be rioted that a� approximate 17-foot high vertical cut is , proposecl withix110 feet of the property line,ancl neighboring s�ructures appear to be very close to this � property line. � �, Resolufiion 1Vo. 6836 EXC-2016-08 August 22,2017 Y'age-5- ' b. Geotechnical Plan Review - T`he applicant's geotechnical consultant shoulcl revlew and approve all geotechnical aspects of the development plans (i.e., site preparation and grading, site drainage improvements and clesign parameters for founclations, clrainage, pavement and retaining walls) to ensure that their recommendations have been properly incorpo�atecl. Specific perforxnance ' recoxnrnenda�ions for the geotechnical consultant inclucle tlle following: • Review the location of the proposect storm water energy dissipater. ' • IZeview and approve the shoring plans. ' T�e shoring plans 1and geotechnical plan review shall be submitted to the City for review ancl app�oval by Cify Staff and tl�e City Geotechnical Consultant prior to approval of building permits. c. Geotechnical Field Inspection-The geoteehnical consultant/engirieering geologist shall inspect,test(as needed),ancl approve all geotechnical aspects of the project construction.The inspections sha11 include, , but not necessarily be limited to:site prepara�tion and grading,sw�ming pool excavafion,site surface and subsurface cl�ainage ixnprovements and.excavations for founda�ions and retaining walls prio�to _ the placement of steel and concrete.'I'he following shall be specifically perfo�med: - • �e gues�house and swi�nming pool excava�ions shall be closely inspected to assure that the geologie mate�ials a�e as anticipatecl. 'I`he results of these inspections and the as-built conditions of the project shall be d.escribed by the ' : consultant in a lette� and subrnitted to the City Engineer for review prior;to final project (as-built) approval. 6o SCREEI�Il�TG O���`�'AgI��NG WAL�� As part of the building permit submittal'the applicant shall prepare a landscape plan that screens visibie retaining walls and grading scars from public street views. T`he screening shall be accomplished tllrough a combination of trees,shrubs and vines and pigmenteci conc�ete matchecl to t11e surrourtd�g soils fo�the review and approval of the l�irector of Community I�evelopment. �o FI�Y��I�OC�m�JP O��X����OR CO�OI�S/'�'IZ�A'�'M�l�'�'� I'rior to issuance of the building perrnl:t, final colors ancl �naterials shall�e assemblecl ancl incluclecl with�he construction plans. After the framing inspection and.prior to installa�tion, the exterior colors and materials shall be mocked-up in the field for the review and approval .of the I�irector of ' , Community I7eveloprnent. �e A�Al�TDONE�WA'�'ElIZ W�LL,S I TThe applicant shall seal abandoned or unusecl water wells if the City, in consultation with t-11e Santa �, Clara�Talley Wate�I�istrict, determines that said abancloned or unused water wells have a potent�al to contalninate the water supply. I 90 ACCLJ�A�Y O�'�'�i���ZO��C�'P�AI�T� 'I`he applicant/property owner is responsible to ve�ify all pertinent property clata inclucling but not limited to property bo�undary locations,builcling setbacks,pxoperty size,building square footage, any relevant easements and/or construction records. Any rrtisrepresentation of any property data may invalidate this approval and may require additional review. ,. '' i � IZesolution 1�To. 6836 EXC-2016-08 Augzast 22,2017 �'age-6- . ��e A�TNO'g'A'g'�O�T OF'�'�I� CO�TD�'�'�ON� O�.A���O�TAI., � 'I`he conditions of approval set forth shall be incorporated into ancl annotated on the builcling plans. 1�.e COM�L�AI�C�VV�'.�'�I PLJ�Y,IC WO�KS COI�TF�I�I�A'TIOl�FO� `The project shall comply with the requirements indicatecl on tlle I'ublic �lorks Confirmation fo�m datecl 7/14/2016, including, but not Iimited to, cleclications, easements, off-site improveinents, underg�ounding of'utilities, all necessary agreements, ancl utility installations/relocations as deemed necessary by the Director of 1'ublic�Torks and requirecl for public health anci safety:T`he I'ublic�lorks Confirmation is a preliminary review, and is not an exhaustive �eview of the subject developrnent. � Additional �ec�uirements may:be establishecl and implernented cluring t11e construction permitting p�ocess. T`he project construction plans shall`acldress these requirements with the construction pe�rnit submittal, ancl all requirecl improvements shall be coinpletecl fo tlze satisfaction of the I�irector of 1'ublic�iTorks prior to final occupancy. ��e DEMOI.�'g'IOI���Q�J��ZEM�NTS AlI demol'xshecl building and site mate�ials shall be recyclecl to the maximuin extent feasible subject to the �uilding Official. The applicant shall provicle evidence that materials were recyclecl prior to issuance of final clemolition permits. �.3e G�D�I4TG AN� ��l�S�'��JC'.�'�Ol�HO�JRS ANI3 l�C)I��L�M�'I'S - a) AlI gracling activities shall be ]iznitecl to the dry season (April 15 to October 1), unless perrnitted otherwise by the I�irector of 1'ublic works. b) Construction hours and noise limits shall be compliant with all requirements of Chapter 10.4� of the Cupertino 1Vlunicipal Cocle. . c) Gracling, s-treet cons�ruction,undergrouncl utilify aricl clernolition hours for work done more than 750 feet away from resiclential areas shall be limitecl to 1Vlonday through�rid ay, 7 a.in. to � p.m. ancl Saturday ancl Sunday, 9 a.m. to 6 p.m. Gracling, street construction, cleynolition or ' -c.ande�ground utility work within 750 feet of residential areas shall not occur on Saturclays, ' Sundays, holidays, and during the nighttime period as defined in Section 10.48.053(b) of the l�unicipal Cocle. � d) Construction activities shall be limitecl to 1Vlonclay through Friday, 7 a.m. to 8 p.in. and Saturday � and Sunclay, 9 a.m. to 6 p.m. Construction activiti.es are not allowed on holidays as defined in '� � � Chapter 10.4� of the 1Vlunicipal Cocle. 1Vight �i.me construction is allowed if corilpliant with nighttime stanclarcls of Section 10.4�of of the Cupertino IVlunicipal Code. e) IZ�txles and regulations pertaining to all construcfion activities and limitations iclentifiecl �n �this . pern�it, along w�th �he name and telephone nugnber of an applicant �appointed disturbance ' ' eoorclinato�, shall be posted in a prominent locat�on at the entrance to the job site. f) The applicant shall be responsible for educating all contractors and subcontractors of saicl construction restrictions. � `I`he applicant shall comply with the above grading and construction hours ancl noise limit requirements unless otherwise inclicatecl. �.40 �NI�EI�N�]FgCA'�'gO�T Except as otherwise prohibitecl by law, �l� 1��IIC�11t S111II ll1CI�131111fy ancl hold harxnless �he Ci�ty, its C1�7 COL�lC1I, and its officers,employees ancl agents(collec�ively, the"indemnified parties")from and . . . .,.:.... .:.: . ...,.. ......:�.. . . .... .....:... . l :-.: ..,. ..... . ..... . .._. ..... .. � . . . Resolution 1Vo.6836 EXC-2016-08 August 22,2017 Page-7- against any claim, action, or proceeding b�ought by a third party against one or more of the indemnified parties or one or more of the irtclem�lified parties ancl the applicant to attack,set aside, or void this IZesolution or any permit or approval authorized hereby for the project,inclucling(without I�rnitation)reimbursing the Cify its actual attorneys'fees and costs incurrecl iri defense of tlie Ti�kigation. T'he applicant shall pay such a�ttorneys' fees and eosts wi�hin 30 days following receipt of invoices frorn City. Such attorneys' fees ancl costs shall inclucle amounts paid to counsel not otl�erwise einployecl as City staff ancl shall include City Atto�ney time and overheacl costs and. othe� City staff overheacl costs artd any costs directly related to the litigation reasonably incurrecl'by City. �5a L1�.l�DSCAPE�N5'�'1�LLA�'�ON REPO�'�' 'I`hhe project is s�cabject to all provisions delineated in the Lanclscape Orclinance (C�%IC, Chapter 14.15). A landscape installation audit shall be conducted by a cerfified landscape professional after tll�e landscaping and irrigation system have been installecl. T`he finclings of the assessment shall be consoliclated into a landscape installation report."�hhe lanclscape installation report shall inclucle,but 1s not I�nited to: inspection to confirn� that �lie lanclscaping arttd. irrlgation system are installecl as specified in �he landscape and irrigation design plan, systern tune-up, system test with distribution uniformity,reporting overspray or r�an-off that causes overlancl flow, ancl preparation of an irrigation scheclule. 'I`he lanclscape installation report shall incltxcle the following statement: "7'he Iandscape and irrigation system have been installecl as specifiecl in the lanclscape ancl irrigation clesign plan ancl complies�vitl� the crite�ia of the orclirtance ancl the pe�mit." 1�o I.,ANDSCAPE II�T�'�'A�..�.ATIOI�T/RE�A��L�'TA'Y'�ON ��J���'I"I'A� I'rior to issuance of building permits,the applicant shall submit a 1'rescriptive Compliance Application pe� sections 14.15.040 A, �, and C of the Landscape Ordinance. T`he�Tater-Efficient I�esign Checklist - (Appendix A of Chapter 14.15), landscape design plans, and irrigation plans shall be reviewecl and ', approved to the satisfac�ion of the I�irector of Community I�eveloprnent prior to issuance of building , perinits.A full L,anclscape'Documentation I'ackage submittal will be required if more than 500 square feet of landscaping is proposecl. �7e �1�.�T�3SCA�E P1����C�'S�7�M��'T'AL . '� ' Prior to issuance of building pe�mits, the applicant shall submit a full Lanciscape Docuxnentation � I'ackage,per sections 14.15.050 A,�,C,and D of the L,ariclscape Ordinance,for projects with landscape area 500 square f�et or more or elect to submit a I'rescriptive Complianc_e Application per sections 14.15.040 A, �, ancl C for projects with landscape area be�wween 500 squa�e feet ancl 2,500 square feet. The Lanclscape Documentation I'ackage or Prescriptive Compliance Application shall be reviewed ancl .approvecl to the satisfaction of the Director of Community Development prio�to issuance of building perxnits, and additional requirements per sections 14.15.040 I�, E,F, ancl G or 14.15.050 E,F, G,I�, ancl I will be required to be reviewed and approved prior to final inspections. ��e ��.T�'�CON'�'ROL T'he following cons�ruc�on prac.tices shall be implementecl d.uring aIl phases of construction for the proposecl proJect to prevent visible dust elnissions frorn leaving the site: � , _ ;� � , _. , ,:. . 'i i I Resolution l�To. 6836 EXG2016-08 August 22,2017 Page-8- ' a) �Tater aIl active construction areas at least �twice claily and more often during windy periods to prevent visible dust from leaving the site;active areas acljacent to windy periods;acfive areas adjacent to existing land txses shall be kept ciamp at aIl ti�nes, or sl-�a11 be treatecl witl�.non-toxic stabilizers or d.ust palliatives. b) Cove� aIl trucks hauling soil, sand, ancl other loose materials or �equire all t�ucks to inaintain at least 2 feet of freeboard; • c) I'ave, apply water at least three tim.es claily, or apply (non-toxic) soil stabilizers on all unpavecl access�oacls,parking areas and staging a�eas at construction sites. d) Sweep streets claily, or more often if necessary (preferably wi�h water sweepers) if visible soil lnaterial is carriecl onto adjacent public s�reets. , ' e) 'I'he appllc�t shall incorporate the Cify's construction best management practices into the building permit plan set. � ��o NO�'ICE O���E�;D���CA'�'�ON�,�ESERVA'I'ION� OR O'THEl1�EXAC�'�O�TS T`11e Conditions of Project Approval set forth herein�nay include certain fees,dedicafion requirements, reserva�ion requi�ements, and other exactions. I'ursuant to Government Code`Sectiori 66020(d) (1), � these:Conditions:constitute written notice of a statement of the amount of such.fees, ancl a description � of tlle d.edications, reservations, ancl other exactions. You are hereby fur�er no�tified that the 90-clay approval periocl in which you.may protest these fees, dedications, reservati.ons, �ncl other exaetions, pursuartt to Government Code Section 66020(a),has begun. If you fail�o file a,protest within this 90- day period complying with all of the requiregnents of Section 66020, you will be legally barrecl frorn later:cl�allenging such exactions. ' Z�o S�Y�EE�I��G - �i . AIT mechaxiical a.nd other equipment on the building o� on the site shall be screened so they a�e not visible fro�n public street areas or adjoining clevelopments. Screening materials/colors shall match builcting feattxres axld materialsa The height of the screening shall be talle� than tlle height of the 111�C�ic1Y11CaI eC�U1�171�11t�I11t It 1S C��SI�11�CI t0 SC�'e�11.T'he location of equipment and necessary screening shall be reviewed ancl approved by the Di�ector of Colnmunity I�evelopment prior to issuance of ' , building permits. ; ` ' 2�e 'Y'RA�TS�ORI��IZS Elec�ical transformers; telephone cabinets-ancl similar equiprnent shall be placecl in undergro-axncl vaults. '�I hhe developer must receive written approval from both the I'ublic�Torlcs Department and the Co�nunity I�evelopment Department prior to irtstallation of any above grouncl equipment, Should ` above ground equipment be permittecl by the City,equipinent and enclosures shall be sc�eenecl with fencing and lanclscaping such that said equipment is not visible from public street areas,as determined by the Coxn�nunity I�evelopment I�epartment. Transformers shall not be locatecl in�the front or side building setback area. � . _ � _ � � � � � � �� � �� � � � �; ; � :� � � . � �- ,;: � �� Resolu�on I�To. 6836 EXC-2016-08 August 22,2017 I'age-9- _ ��o T'Il�EE�IZO'�'lEC'I'�Ol� As part of the dernolition o�building perinit drawings, a t�°°ee protec�ion plan shall be prepared by a ce��ified arborist for p�otected trees as applicable. In acicli�ion,the following measures shall be adcled to the protection pian: � • �or trees to be retained, chain link fencing and other root protection shall be installecl around the clripline of�he tree prior to any project site work. • IVo parking or vehicle traffic shall be allowecl under root zones,unless using buffers approved by-the I'roject Arlborist. • 1Vo txeri'ching within the critical root zone area is allowecl. If trenching is needecl in�l�e vicirtity of trees,to be retained,the City's consulting arborist shall be consulted before any trenching or root cutting beneath the dripline of�the tree. • �Tood chip mulch shall be eyenly spreacl inside tl�e txee projection fence fo a fou�-irtch depth. : • Tree protection conditions shall be posted on the tree protection barrie�s. • IZetainecl�trees shall be watered to maintain tllem in goocl heal-th. • A covenant on the property shall be recordecl that identi.fies aII the protected trees,prior to fix�al occupancy. 1�he tree protection measures shall be inspected and approved by the certifiecl arborist.pri:o�to issuance of building permits. 'The City's consulting arborist shall inspect �he trees to be retained and shall provicle reviews pxior to issuance of demolition, grading�o�builcling permi.ts. 1� �eport ascertaining tlze good health of the trees mentioned above shall be provided prior to issuance of final occupancy. ; � �EC'�'�ON I�To COl�I��'g'�ONS 1�DI�Il��S`TERED�Y'�'����J�L�C WO��� D��AlI�'.�'I�ENT' � 23a G�D��TG Y��,Al� , , Conceptual Gracling and Drainage plans will need to be lnoclified at the�u�lcling I'errxtit stage to sa�isfy 1'ublic Works' preliminary comments regarding proposecl storm clraixi systems. Grading shall be as approved and required by the City Engineer in accorclance with Chapter 16.0� of the Cupertino 1Vlunicipal Code. 401 Cer�ti.fications ancl 404,permits inaybe required. Please contact Army Corp of Enginee�s ancl/or IZegional Water Quality Control�oard as appropriate. ; 2�o i��A�NAG� I�rainage shall be provicled to the satisfaction of the City Engineer. �iydrology.and pre- a�cl post- . development hydraulic calculations must be providecl to indicate whether adclifional stoxn� water control ineasures are to be constructed or renovated. - �50 �ES'�'I�A�TAG�MEN'I'��ACT'IC�S ` :'IJtilize �est�Ianagement Practices (�1VIPs), as requirecl by the State Water IZesources Control�oarcl, fo� construction activity, which disturbs soil. �I�l' plans shall be includecl in gracling ax�d street irriprovexnent plans. � 26o EIZO�I(J�T CON'��ZO�P�,AN , I�eveloper shall provide an approved erosion control plan by a 1Zegistered Civil Engirteer. T'his plari should inclucle all erosion control measures usecl to retain lxiaterials on site. Erosion confrol notes shall be stated on the plans. i" � � �, , � . , �� ` < � I , Resolution 1Vo.6836 EXC-2016-08 August 22,2017 Page-10- ��e �.T�TDERG�OLTND LJ'�'ILI'�'�E� I�eveloper shall comply with the requirements of the LTnde�gro-c.u1d Utilities Ordinance 1Vo. 331 and other related Ordinances and regulations of the City of Cupertino,ancl ahall coordinate with affectecl utility providers for installation of unclergrouncl txtilify devices. I�evelopep shall subrrtit cle�ailed plans show�g u.tility underground provisions. Said plans shall be'subject to prior approval of the affected LTtility provicler ancl the City Engineer. 2�e A�OVE G�OLT�TD EQ�JY�MEN�ENCLO��J��� Elec�ical traannsformers, telephone cabinets ancl similar equipment shall be placed in uncle�ground vaults. 'I'11e developer must receive written approval froin both�e I'ublic�Torks I�epartment and the CO1�L111�L�11�DeV�I0�3171�11t I��p1Y'�1�l�Tit�Y'IO�' $O lI1S�aII�.�lO%l Of 1Y1�T abOV� gY°Ot711C�.��UIp111e�1�'. Shoulcl � above g�ound equipment be permittecl by tlle C��y, equipment a�cl enclosu�es shall be screenecl wlth fenc�ng�and landscaping such that said equiprnent is not visible from public street areas,as cleterrr�ined. by the.Community I�evelopment Department. Transformers shall not be located in the front or sicle builcling setback area. �90 IMPIZOV�M�N'g'AG��El��N�' : 'I`he project developer shall enter into a development agreement with the City of Cupe�tino provicling for pay�nnent of fees, inclucling but not limit�d to checking ancl inspection fees, sto�n cI�°ain fees, park' dedica�on fees and fees for uncler g�ouncling of utilities. Saicl agreemen-t shall be executed prior to issuance of construction permits per the applicable fees as determinecl by -the City Engirieer and tlle current fee scheclule: : Fees a. Checking�Inspection Fees b. Gracling Permit c. I�evelopment 1Vlaintenance Deposit � cl. Storm I�rainage Fee e. I'owe�Cost�'��ased on the Iatest effec�ive I'G�E rate scheclule approved by tl�e I'bJC f. Park Fees �oncls. ,; a. >Faithful Performance Pond: 100%0 of Off-site ancl On-site Improvements b. Labor�IVlaterial�ond: 100%of Off=site and On-site I�nprovement c. On-site Gracling�ond: 100%of site improvements. Trhe fees clescribed above are imposed based upon the cu.rrent fee scheclule aclopted by the City . Council.I�owever, the fees imposed he�ein may be modified at the tim�of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changecl at that time will reflect the then current fee schedule. ' ��o WOIZK SCH���J�E Every 6 mon�hs, the developer shall submit a wo�k scheclule to the Ci�y to show the ti�nnetable for all grading/erosion control work in conjunction with this project. , Resolution l�To.6836 EXC-2016-08 August 22,2017 Page-11- 3�o OI'��A'Y'��llT� �1VIA�N'TElVANC�AGI.Z��MEl�T'�' �', I�eveloper shall enter into ari Operations � 1Vlaintenance Agreemerit with the City prior to final occupancy. T'he Agreement shall include: the operation artcl lnairttenance for any non-staricl�ct '�� appurtenances in the public right-of-way that�nay irtclu.de,but is not Iimitecl to,siclew�llc,pavers,ancl i street lights. '� 3�0 51�I�T'A CLA�CO�J�T���II�E D��A�TIVdEN'�' I�I A letter of clearance for the project shall be obtainecl from the Santa Clara County Fire I�epartment ' prior to issuance of builcling permits. Clearance should inclu.cle written approval of.the location of any proposed��Tater �ackflow 1'reventers, Fire I.�epartmen� Connections ancl �ire �-Iydrants; (typically �ackflow I'revente�s shoulcl be located on private property adjacent to the public right of way,ancl fire department connections must be located within 100' of a Fire Hydrant). 33e SAN�'A C�,AI[�.VAILLEY/S�iI�T AO�E WA'g'�R CL,EA NCE I'rovicle Santa Clara�Talley Water I�istrict anct/or San Jose�Tater Service Cor��pany approval for wafer connecti.on, service capability and location ancl layout of water lines and backflow preventers before issuance of a builcling permit approvaL 340 SAI��T'A�Y D��'�'1t��C'�' • A letter of clearanc�for the project shall be obtained fr�m the Cupertino Sanitary Distxict prior to _ issuance of building permits. , P 3�e LT'I'��;�'g'Y EASEM��T'I'S ' Clea�ance approvals froln the agencies with easements on the property will be required prior to ,i issuance of builcling permits. � , 3�a 1���E� CONS'Y'�Z�JCT'�Ol�GEl����„�ER1Vd�'�' ' �Then ancl where it is required by the State Water Resources Control�oarcl{SWl�C�); tl�e tl: cleveloper must obtain a l�Totice of Intent(IVOI) from the SWRCB, which encompasses preparation of a Storm yVater I'ollution I'revention Plan (SWI'I'I'), use of construction �est_�/Ianagement I'ractices ; (�1VIl's) to control storm water runoff quality, and B1VIP inspection and rnaintenance. 37> Co3�E �JIR�M�N'�'S Complete a Project Impervious Stxxface I�ata and L1I�Feasibilif.y�'orm. ', C.3 regulated improvements are required for:aII projects creating ancI/or replacing 10,000 S.F. or inore �I of irnpervious surface(collectively over the entire project site). The developer shall reserve a lninirnu�i ' of 4% of clevelopable surface area for the place�nent of low impact developn�ent measures, for storm i water trea�inent, on the tentative map,unless an a�ternative storm water treat�nent plan, that sa�isfies � I C.3 requirements, is approved by the City Bngineer. , B'h� developer must include the use and maintenance of site clesign, source control'and storm water treatment�est 1Vlanagement I'ractices (B1VIl's), which xnust be designed per approved numeric sizing criteria. A Storm�Nater 1Vlanagement Plan,Stoim VVater�acilities Easement Ag�eeinent,Storm vVater . �'acili�ies Operation ancl �/laintenance Agreement, arid certification of ongoing operation and � inaixltenance of treatment B1VIPs are each required. All storrrt water managexnent plans are requirecl to obtain certification from a City approvecl thi�cl party reviewer. i I I � Resolution No. 6836 EXG2016-08 August 22,2017 Page-12- 3�e WA�'E��.A.CIC��OW�REV�l�T�R� I�omestic and Fi-re �Tater �ackflow prevente�s ancl sim�]ar above grouncl equip�nnent shall be placed away froin the public right of way and site driveways to a location approved by the Cupertino Plalvling Department, Santa Clara County Fire I�epartinent and the water company. I'ASSEI� AIVI� ADOI'TED this 22nd day of August 2017, at a Regular 1Vleeting of the I'lal�uling - Coinmission of the City of Cupertino by the following roll call vote: A1'ES: COlVIIV�ISSIOlVEI�S: Chair Su.n,Tak�ashi,Fung 1VOES: COlVIlV1ISSIOlVEIZS: l�Tone A�STAIN: COlVIl�ISSIOlVEIZS: IVone A�SEIVT; COlVIli/TISSIONERS:Liu, 1'aulseri A'T'TEST: AI'I'IZOVED: /s/�en�amin Fu /s/I�on Surt �enjalnin Fu I�on St�n Assistant I�i-�'ector of Coxnmunity I�eveiopment Chair,Pl�ing Corrunission , i , i ' I , _ . _ _ � �i�� �^ _ ; o I �v,s�or�s s�r - � � ��� ��o—M�����;�y ��s i d e n c e �����s�nN �������5 �E����a �06-7-17 A.Ort' 11406 LINDY PLACE F�OOR AREA�OR PRO OSED Cupertio, Califiornia 94025 POOL HOUSE. AP.N.356-24-01 i ` TRACT: 3354 LOT:35 189 MAPS 55 CHARLES HOL1-IAi3 •� �i � DliSI(GN . . -e;il=;, j�! ;:il -�i;a��� Ii � t��J:^.. (pl=('•-L•) t��� 1 1...� d _�. . o��n°l. ._��,:�, . . `k e r� � ��. . .: ° ��1�`�`. ,.,... .. • _ g � � I � � di - -- � -- ctS .r, _ � � . : -� --� I -� v � . .. � � o � �� �.� .� .. : .. . . : � ' � a � . � ... . . �. . .. .:� .� - � �� : .......; . : . � �:... :.... . .. .. � • � � __.___. _ rd � o � � o � � N � O � � � � � ^ � M �y �-�i v' Z PROJECT TEAM SHEEf INDEX PROJECT INFORMATION � � Q LOT S12E 22.930.0 SQ.F7.(.53 ACRES) DESIGN: OWNER: 1. COVER SHEET �p,N. 010-765-036-000 CHARIES HOLMAN DESIGN BERNADETiE MAHONEY&KELLY HIRANO Z. PROPOSED FULL SITE PLAN JOB NO. P.O,BOX 63 11406 L1NDY PIACE 3. PROPOSED PARTIAL SITE PLAN �GAL DESCRIPiION �or:35 iRCK:33S5 SAN GREGORIO,CA.94074 CUPERiINO,CA.994025 ZONING RHS-21 O�-�6 TEL(650)747-0789 3.1 SURVEY OCCUPANCY GROUP R-3 4. EXISTING SIIE PLAN BUILDING TYPE v-e ISSUE DA7E qVIL ENGINEER: 5. PROPOSED POOL HOUSE FLOOR PLAN sT°Ria � 04-28-16 6. PROPOSED POOL HOUSE ELEVATIONS �RE SPRINKLERS No 2 95 I DUSTRIAL PKWYtWE T C 7. PROPOSED POOL HOUSE ROOF PLAN SEIBACKS(MIN.ALLOWED) FRONT:20' SIDE:10' REAR:N/A DRAWN BY HAYWARD,ca sasas HEIGHT(AIA%.ALLOWED) 20� Alejandro J. Ort ��(s�o ea�-aoes 8. PROPOSED SEC710NS A,B.dc C FAX.(510�j ea�-so�s 9. EXI511NG MAIN (UPPER) VICINITI( MAP NOT TO SCN.E LEVEL AREA CALC'S 10. EXIS7ING L04YER LEVEl, BASEMENT& � PROJECT DATA POOL HOUSE AREA CALC's w ._ . W �,;., ...;� . C-1 TiTLE SHEET :. ........ . . . t - . �; ' L'; LOT AREA:.53 ACRES(23,oss.e so.Fr.) � C-2 GRADING &DRAINAGE PLAN f, ,��,� ��/� C-3 SECTION PROFILE � � � � � l��'"�'-�t�!�? T=�� `� �s2.ssa�o.000�ss.s9 9�1 s�.9� s �';�'���'.��'��n� �y�.�.. . _.�.._ . _ �aoo � � . ,�,:. � ��,�:��9��,��r��� �., : � � , �� �'f ,3.0�.8 X ss.sg=ns.�.s4.� SCOPE OF WORK: ��� t �t�,.., .i � �:., �� �e 779.B4-F 4.50Q =5.279.84 SQ.FT. y� �.�/( AVERAGE SEOPE=35.SX(30X RWUCTION FACTOR) 1-CONSTRUCTION OF A NEW SIN(�E STORY POOL HWSE AND P004 �i f s� a,4 L "'�y �f�i�s���'�`���� �-�'.��� �, 5.279.B4 X.3d=1.583.952 2-Fl LL E X I S T I N G P O O L A N D E X P A N Q E 7 a S 7 I N G P A T I O. �„:' w � G.�.� � ,, 5,2 7 9.8 4-1,5 8 3.9 5 2 3,6 9 5 1 8 8 8(A L L O W E D F.A.L) 3-N E W P O O L H O U S E T d F E A T U R E A N W T D O O R C O V E R E 6 D I N I N G w i� �� $8W@�. � � (E}HOUSE(MAIN FE.00R} :2,475.5 S4.FT. AREA AND ROOF DECK CONNECTED TO EXISTINB MAIN HQUSE. `� i i r � »(E}HOUSE(LOWER FLOOR} : 807.5 SQ.F'G �.-. O TOTAL FOR(E}HOUSE :3,283.00 SQ.FT. �;�'� � � � t � � � (N)PROPOSEB POOL HOUSE:412.00 SQ.FT. F �9y;'������,�; ...__. ..c a� ��y TOTAL PROPOSED :3.695.00<3.695.888 �> i 3�fl�Litisf�j�Y sCatE t/�-t' ;, � �..�,..,d��d �..c,-:�. t�, i7 ����j��Ee�a$i�"�:� k�^� s 31Q SQFT.BASEMEN'€BELOW GRADE NOT INCLUDED. � �`+�' e r �, � e o � . �,�;i ;; ��-i�� ,. � . �- - s�:�� �-��� - ;,. .... �:__ ;_. _�._-- . - �.,_�.,�-�-..�- _.. �. ; ` -! . ,_,_�_.,, - � • . _J ` _ : _ �i�' '� '�� ^���� �EV1510A75 BX � _,-. : . _ .__ _. , :_ ` �� �t�� _�� � -- - ,'_.. . ,�: �.; _� � � �Lu��..3� fl5' 31 � . ,� � ,' Ci�' :�� 'L �� �l '�; 'i� - _..-��_�_� : � � � � _�,-�_ �- -. � ` . �_ ,.,�_ , � ' . � . �l . .r'�i„`..� . . !�. ., .. � -��i � � j` � . , . . . . ...�- � _�, \ , �. � .. r� � .Y 1 � .� 3 �: �.,�- � ♦ � � . . „'' ' ! ` ` ... .. �: 1 , i' �7'=2'WQOD 96"FIR "�i� �`-' �` m� � 78"PlNE `� ,�� ��; s i�TAiN1fdG CEDRUS . . �� t � �. � i WA6L 9 DEDDAR 9.5 2.i'WOOD � �$ °-w ' < • TREE ELM. . �., � r _ r � �„`� � . � ; � RETAINING WAIL . �i _ RIM=490.3� in N � � . ,i Vl • , _ 1S"Fl � _ . i )' t � ; `y_..-�• � � 1NV 486�94 � � � �S"6"7REE� � � CEDRU �� � ` �6"TREE ti � �, �r.. � ' �92"OAK ` � � � �- i� , DD A; . ; : i -CHAIN LINK'FENC€ GA i i ti •7°RWD t ` , . ` � . = .�. . . .� . _x �.�s ; . _.. _:_,�, ._.� _ � .� � e. — — — — — — — — — — — — — — — — —�— — :,-. ,.. °�. ._._._..� . �. ._,_._.�._' .. .,`,_.__. .�.: ._ ._. .. ,• — — �.�; -,` , . - :, , r. �� �� N76"22'i9"E � 336.87'� . - ', O,P. -� .t TREE ELM• M-TR�E `� � . . . . � �i �..� - ' : � � -. , , ' . 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E7�SIINO�HW�M COLOR ANU TFXIURE ..NEW WOOD WLUMNS ��� . � �P7EW STAIRS . �PREPLA�E NEW 8'XB'.POST � .: ..,. . �. . . . ..� � �"I .. . . :., " , A•� _ , ta'ktC vaNr aune .L/�9.� Y �d���.g:.8. � �v _ _ , , : 1 ��' ' "AAPlYY CfiANGES TO 1'HE APPROVED'COLORS, MATERIALS,` ' w �' p .- AND.EXTERIOR FINISHES SHALL BE REVIE�VED AND;APPROVED ,BY •'�, � ` � . : ,� .r:.,. �t THE CI1Y OF CUPERTIPlO PLANNING DIVISION PRIOR TO INSTALGATIO(d/APPLICATION:" _ °{-' o ; � , �. v ° _ ,g � . Q �, "' di � z � . — a ; _ _ � � � � �'',''� ,g _. o, , �+ ! t ; , , ; �. , . JO�N0. , . , 01-16. `. ; ISSUE DA7E ; -----, re . 05 22 17 �,".,•� . w.a at soa a• __ _. . r _ . DRAV�I BY ; � _ �.r-`_ - . ._ r �' ., , ,,,- = Alejap'dro J. Ort , � . � . � ..M ��.�.. ��...� ���. . :.' .. '" ' �. ';:: . .. :.:: � � �� . . . .. . . .,. � . . . . . '.. � � � �. .• .,.. : :�' . 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GUARDRAIL 42-1NCN HIGHf� POST&BALtUSfRA0E5 REDWOOD WRF1 CHEERt'STNN. � � � � � � � : � � � . *� �, � J � � 1 � � Q f � : �,� , ; ' • � � GttT ' j � Q-' tCS VVELI' • PlEW DECK � � �.� a�,d 464.80 SQ.FC ' ' � tzxiz c�wuaic nt�, � L1GHT ROSE COLOR' ' � � O O Q ' � �`—�-._,_._,,,� ;� � �t'- � � o _ C� � � � � ^ M A-�i o-�' ��-+ � a � � a � ,�� �� JOB N0: `� ��°����'i `ROOF DECK Oi-16 ���`?,:. 565.06 S4FL � iSSUE DATE � ��Oa j�'—_._.,.,__ ,� 04-28'-16 NEW POST k. � `"——_.,_� DRAV�fd BY ' � . . . . A. ' . : .. . . . .. . . � '-�—_.,,,.,�` Ale jandro J. Ort ' ` J � P1EW STAIRs 1 �� `�_, �\ POOL NOUSE: ���� -� � �,� FOOTPRIPST BELOW � \ , �_. � � _, - � � N�Y ROOF �` = �j Y �- •- „ ..,,� ` - � � .� � ` 1 � ,.,° _...�,,, _._��- ... , .a� . �.� . - . �� , �„� ; � � � ` " ' :� f \` "`�' � ' �'{ v . . 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I 1.CALCULATIONOFAVf:RAGF,SLnPF. � � ;��+ ���_` � ` �y A:NETAREA(An)* 0.53 ACRES B.CONTOUR 1NTERVAL(q 2.0 FT. a x � p� ry� : � � C.DRAWING SCALC -1"=16' � � �. �� IYOIES � ` � �� °=y3��� �.�E���1 � � � D.CONTOURLHNGTHWITHINN�'tAREAO�LOT(An)�=- _ .� ���� - � ��W � � �aiH rMEr E1,so+ENr � � � ALL DISTANCES Y1ND DIMENSIONS ARE > � �'���a+T � � � � GOVTOUR LENGTIi CONTOUR LENGTId CONTOUR LENGTH .COVTOUR LE�IGT{�I � � IN FEET AND DECIMALS OF A FOOT. ✓ '. � (INCIfES) (INGIfES).: (iNCIIES) (INCEIES) ry UNDERGROUND UTIUTY LOCATION z � 450 0.0 486 8.0 522 "19 Si8 ��'� IS BASED ON SURFACE EVIDENCE ` r`� � 4S2 0.1 488 8.� 524 l.i '>60 � BUILDING FOOiPRINTS ARE ` ; . 1� � 454 3.0 d90 B9 5'6 12 562 456.. 2A � =19_ �..�9.4 5_8 � 0.7 ;. 564 -. •� Q�j SHOWN AT GROUND LEVEL } ^ I � , ss� ' 458 2.6 �94 ]09 530 0.3 566 FlNISH FLOOR ELEVA'fIONS ARE TAKEN - �60 :.0 d96 11:2 532 OA 568 AT DOOR THRESHOLD(IXTEf210R) , - `z'�`�",."•.-v �_ .�.='^^��:^s ��ii.2�� ww.. c �.:.�+�c� .F.o:.�±ti3.��� � 462 3.3 �98 I1.8 534 570 � � ,. ' a.�,1 � 464 3.9 500 I5.0 536 57' ` . �. � � . " � . . ' • ,u�� . � � . . � � ��{(G 4.1 502 I5.1 �SiB.- . .. 574. - � - _. r. "'R�� .. '� �:. �.. � � � j . � .. . � 468 4.3 504 �: 13.5 �.:540�: i76 .� _ .. . _ EASEMENT IVOTE �.,- . .....: I . <�# . . .. � � 2�'�a3�F��r�'� ��'� `� o^� �.� �� p'�` � . . 470� 4:6 � 506 :. 12.3. 542 � SZ8 '. EASEMENIS SNOWN PER THE 71TLE REPORT ISSUED ����`•'2+�'���"'�-`� �� ���,F'.^��e�� } `i� �472 �9 508 11 A 5=F4 580 - - x,.��s;v��.�.,�..r- � BY NOR7H AMERICAN 711LE COMPANY ORDER -s. 1� � _ .:• 't:f 474 5.5 510 t(13 546 i32 NUMBER 1086357 DA1ED JUNE 9.2017 AND TRACT � "`�'` a�y'���'���" � �+`` - - 3354"CANDY ROCK MOUNTAIN'FlLED IN BOOK 189 �"� �?� 47G bA �12 S.G 548 i84 _ _ PAGE 55 SANTA CLARA COUNTY RECORDS. " ' � 478 6.2 Sl4 7.6 Ss0 Sx6 " EXHIBIT NOTE ���� ba s,b s:� 552 SR8 REVISIONS BY � . . � . . � . J�,'�'`� r?� � -�+y 1 C r G7�'S M'�/a i�t�r+,w .� �� "` ., � . . . � . �. � . � 482�� 7.1 518 4.0 � 554 590 � . . ;$Ci.,,,,,t$tq�� �>,j �.,x,-�,��cwF:«�.r�.:��,t•:.� ., ����� • lHIS EXIiIBIT IS INTENDED;ONLY AS AN AID TO DEfERMINE 434 7.7 520 3.8 55G 592 JOB N0: 2t40751 � ." '.�``�'''�"`"�"'`�s"��' ,, THE AVEf2AGE L0T SLOPE OF'IHE SUBJECT PROPERTY: "�'aS�TE BE�C�"'���R� • • TOTAL 255.3 DATE: 2-25-14 ; �v;i;�,� �!r SI7E SURVEY INFORMAitON,INCLUDING BUTNOT IJMIlID F� T0,UilLJiIES,FENCES AND SPEqFlC SPOT GRADESeMAY` CONVERT INCHHS TO FEET(NIULI'1PLY BY MAP SCALE)_(L)= 4034.8 FT. SCA[E: 1"-=16' SUR4EY CONiROL POINT � ;;� � 'BE REMOVED FOR CLARITY. MAG AND SHINER SET IN ASPHALT � � ,� REFER TO THE SITE SURVEY BY LEA&`BRAZE,INC.,FOR � - � ELEVA'f10N=50D.00'� � .��. � a`' ... _ � E.AVERAGE SLOPE WITHIN NGTAREA:OF LOT . 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N F � ������,.�.��\ � ,a��;�� \ •�\'' I I CUPERi1N0.CA 95�74 H � i CB �CB CATCH BASIN / /i _�.� \�5... ,�„�,1�,.: r ��... .^ �� 7 n �JB �JB � � ���\\\\\�r'\�"�0,, "'� .��;- ''�',"�_' "` .\ f I APN:356-24-011 . � N 4 JUNC710N BOX �,a \ �����'�\"`. �' y � F--i �� � nRen oRniN F �a�- ti�\`,��.�.� '��r =�,�:�'° REFERENCES �-� 0 0 � I I rE_ �����������ti�..��� ra,,.. r a � � CURB INLET �i 1��������� - ��� -s„�� `°"' I I hIIS GRADING AND DRAINAGE PLAN IS SUPPLEMENTAL T0: a,H �-. �� >w �i:.w'f✓ 1. TOPOGRAPHIC SURVEY BY LEA AND BRAZE ENGINEERING, a STORM DRAIN MANHOLE � \�\ \��°- ��- I ENTI7LED: : OSDMH �SDMH �h��:;���°'���"'" I ' ` � \�� r •:m �TOPOGRAPHIC SURVEY" �}i � FlRE HYDRANT �- t �� -� � � � ��..`-,, �~ I I CUPERl1N0,CA 954014 � � ��� SANITARY SEWER MANHOLE � ` ',`�.���� I I DA7ED:02-25-14 OSSMH OSSMH STREET SIGN F�``- ���\ 1 � JOB#2140751,, � O : � zz�.s� � i l� ��,� ���..: 2 SIiE PLAN BY_CHAR(JE HOLMAN DESIGN ENTITLED: � �i iNv iNv SPOT ELEVA710N ��� /� �� gy/ "PROPOSED.SIiE PLAN" � � FLOW DIREC710N ��-�i.�°��•••y� ' W - 2Q C PERTINO,YCA 964014 � E'�; D DEMOLISH/REMOVE KE� �P DA7ID:05-22-77- O� � � � THE CONiRACTOR SHALL REFER TO THE ABOYE NOTED W Z -� � BENCHMARK _ r{ ' t"-30'. SURVEY AND'PLAN,AND SHALL VERIFY 807H EXIS7ING AND � a Q �'-2 —� CONTOURS PROPOSED ITEAIS ACCORDING TO 7HEM. � . Op____/ ?00-1 � i-� ¢ � � TREE TO BE REMOVED � � .. . . . .. . ��� .. .. . %y��� , . . � . . � � �� , � "-'°-. -• ,:-:-..�a�.P-�,:�,m•.i. . ._i,.--<., Z � . . . . . . , ...�'��.r;s..,,..A-,,..'_+:.�.+-�ri:y-....r.5v"_,;s�-._..�z�£c,n.q . v¢i . . . �. � XX TREE � . -� � . . . � j J;� ��*��''���=�''�� � '� ��� r,�' ���'� ���.�=�ao-� 1,�_,u Y ABBREVIATIONS ' �,:��� n � RETAINING WALL NOTES g' %^ ���,�,iti��, � y ' AB AGGREGAiE BASE LF UNEAR FEET a y i; " AC ASPHALT CONCRETE MAX MAXIMUM L.TW/FG REPRESENTS FlNISHED EAR7HEN GRADE OR PAVEMENT ELEVATtON AT ' - ^ ACC ACCESSIBLE MH ` MANHOLE TOP OF WALL,NOT ACiUAL TOP OF WALL MATERIAL BW/FG REPRESENTS E"'� AD AREA DRAIN MIN MINIMUM •x� n �s�; , ;,,,�� t � BC BEGINNING OF CURVE MON. MONUMENT FlNISH EARTHEN GRADE'.OR PAVEMENT ELEVA'itON AT BOTTOM OF-WALL NOT FlJ1T OR�OPING TOP +�"�rw�����e��s�;:�;, .-�+��,����.��a ��„ � �� B&D BEARINC&DISTANCE (N) NEW INCLU�ING FlLL FOUNDATION. GRADES INDICA7ED ON'fHESE PLANS REFER TO OF WALL BY OiHERS ������`"`Fie-'.''n<<;;3 ����6i.,�...+K4��a�;'�� � W BM BENCHMARK N0. NUMBEF2 7HE flNI5HE0 GRADES ADJACENT TO THE'RETNNING WALL,NOT INCLUDING 1W/FG � sar�.��,;,,,,�-r��;;�,�- BW/FG BOTTOM OFWALL/FlNISH NTS NOT TO SCALE FOOTING,FREEBOARD,.ETC. �y�c� � � GRADE O.C. ON CENTER 2 DIMENSIONS SHOWN M BRACKETS SHOWN AS [X.X'] DEN07E'IHE EFFEC'fl �� � CB CATCH BASIM 0 OVER �� �:•',; C&G CURB AND GUTfER (pq) PLANIING AREA WALL HEIGHT ONLY. iHE AC'NAL WALL HEIGHT AND DEPiH MAY DIFFER DUE �� i i . ,p" _� � F T0 CONSTRUCTION REQUIREMEN75. �i i..:- �,.''� �. CENlER LINE PED PEDES7RIAN yTl _ a �+1� , W CPP CORRUGA7ED PLASTIC PIPE PIV POST INDICATOR VALVE �� � �. r �.p a (SMOOTH INTERIOR) PSS PUBIJC SEf2VICES EASEMENT 3. REFER TO SPECIFlC WALL CONSTRUC110N DETNL FOR S7RUC7URAL ELEMENTS. �i'' �,`���kq?���i`�.�+��,�� ` E ER --'�.�.-,..�_ r�s w.v„� - EREEBOARD AND EMBEDMENT. a�� CO CLEANOUT ' f'� PROPERTY'LJNE � � � - ;�; �' � COTG CLEANOUT TO GRADE PP POWER.FOLE � ' EFFECiIVE .�. �s_� ' I H 4. REFER TO ARCHIIECiURAL,.LANDSCAPE ARCHIIECNRE,IiND/OR STRUCTURAL �i WALL H�GHT �fia�tr u�X�v�'�S�se�' � k CONC CONCREiE PUE PUBUC U1111N EASEMENT �� ��� E'� PLANS FOR DEiA1LS,WALL ELEVATIONS,SUBDRNNAGE,WA7ERPROOFlNG, i��� . A ,d�. CONST CONSiRUCT or-T10N PVC POLYVINYL.CHLORIDE ���� ��s CONC COR CONCRETE CORNEft R RADIUS' FlNISHES,COLORS,STEEL REINFORCING,MA"fERIALS,.'ETC. PROVIDE CLIPS OR ���;', „ � CY CUBIC YARD RCP R�NFORCED CONCRE7E PIPE 0'IHER MEANS OF SECURING FlNISH MATERIALS AS NECESSARY(WEf SET INTO �i� ��.. BW/FC THE WALL. ' � � D OIAMETER RIM RIM ELEVA710N �,. � ,� �`'y" DI. DROP INlET RW RNNWATER 5. ALL REfAiNING WALLS SHOULD HAVE A BACK-OF-WALL SU8-5URFACE- � DIP DUCTILE IRON PIPE R/4Y RIGHT OF WAY �� ` � �'� S SLOPE DRAINAGE SYSTEM.INCLUDING WEEPHOLES TO'PRE4ENT HYDROSTA7IC � \� �y �i • , ;;' PRESSURE ' • „' ' EC END OF CURVE S.A.D. SEE ARCNITECTURAL DRAWINGS ` r i i i EG EXISTING GRADE 6. SEE DETAIC SHEET FOR`SPECIFIC INFORMATION. � , . ; � :., - ,,,�„t.,�-d.-�� ,. ,�.r <_`�� . > w `v auN criecK SAN SANITARY, ,..m .i, .T-.'� x s, x.�. �..:-„�� n EL ELEVA'IlONS SD STORM DRAIN , ��=;�1.._�-�,..„."',�,,`„�- -.r--"�y- -- _ � io-za-ts ' >EP EDGE OF PAVEMENT SDMH STORM DRAIN MANHOLE , i i ''i i i i i r �'-�`-�Y,-" ��, e,s?� , EQ EQUIPMENT 7. PROVIDE GUARDRAIL(WHERE APPL(CABLE,AND DESIGNm BY 07HERS)AS ��{��� ��j s��RE`^aoN 7T SHT SHEET �Ni• ..; � 2:os-ss-n EW EACH WAY S.LD. SEE LANDSCAPE DRAWINGS REQUIRm FOR GRADE SEPARAiION OF 3D INCHES OR MORE MEASURED 5 ���� �y ' ' (E) EXISTING `' SPEC SPECIFlCAiION HORIZONTALIY FROM FACE OF WALL,PER CBC. �� �� - - FC FACE OF CURB SS SANITARY SEWER � FlNisHEo�ooR ssco sarriraev s�c�nrrour '; ESTIMATED�EARTHWQRK QUANTITIES � =9ui�nwc Pao NoiE: - - FG FlNISHm GRADE SSMH SANITARY;SEH'ER MANHOLE ADJUST PAD:LEVEI.AS ' FH _FlRE HYDRANT ST. STREET ° oursloe _ _ _ FL AOW LINE STA STATION cUBICYAR05 �THiNBUILDING BWLDING tOTALCUBIC REQUIRED.REFER TO � � � FOOTPRINT�� '-�YAR�S��'- .. �:STRUClURAL''PLANS� � � REVISIONS� �.�BY � ' FS FlNISHED SURFACE . STD STANDARD , FooTPRINi FOR..SLAB"SECTION.AR � G� SIRUCT: S7RUC7URAL cUT: . ^ 260 . 30 290 CRAWL SRACE DEPiH JOB No: 2151267 GA GAGE OR.:GAUGE` ;. T 7EtFPHONE TO ESTABL�SH PAD GB GRADE BREAK. TC TOP OF CURB Fl��. '. - .' 0 10 . �p LEVEL. o.2z�_ SHEET INDEX o'"�: . 06-'4-,6 HDPE HIGH.DENSITY CORRUGAlED 7EMp 7EMpORARY EXPoar 280 ' .a°FORE 2eo SCALE: AS No7ED POLYETHYLENE PIPE 7p TOP OF FliVEIAENT '�gE rOG� C-1.0 11TLE SHEET HORIZ HORIZONTAL ' 'ry/�G TOP OF WALL/FlNISH GRADE HI PT HIGH POINT TYp 7YpICA� , ` PoOTE: ` `� C-2.0 GRADING&DRAINAGE PLAN DESIGN BY: TT : H&T Hue ac TncK vc v�nca�cuRve � ` ^ , Q � C-3.0 SECTION PROFlLES � � �ID :INSIDE DIAMETER�� VCP VITRIFlm�.CLpY PIPE � GRADING QUANitiIES REPRESINi 6ANK YARDAGE.IT DOES NOT INCLUDE � � FOR CONlSTQilDCT10P9 STAKIIdG c� US " DRAWN BY: �ia � INV 1NVERT ELEVATION SCIiEDUB.YtdG OR qUOYATIOPdS A VERT VERTICAL ANY;SWELl1NG OR;SHRINKAGE FACTORS IWD,IS INiENDED,TO REPRESENT y���� e SHEET No: JB JUNC710N;BOX pLEASE C06VFdCF GREC�:BRAZE �f � W/ W�7}{ IN-SfN COND(fIONSi QUAM'fTIES�0 NOT INCLUDE`OVEFt-IXCAVA'f10N, P d01NT Ui1�TY POLE w��- WA7ER LJNE TRENCHING„STftUCTURAL fOUNDATIONS OR PIERS,OR POOL D(CAYA710N dT LEA&BR,AZE EPlGBidEERITIG 9cR��qp SER����' L LENGIH � WATER METER (IF ANY).'NOTE.MDRIONAL EARTHWORKS,,SUCH AS KEYN'AYS OR`BENCHING (SiQj887-4086'E]C'P 103. �� ' WWF' WELDED VARE FABRIC MAY-BE-REQUIRED BY THE GEOTECHNICAL ENGINEER;IN THE FlELD AT T1ME � WDG LANDING gbraze@leabraze.com OF CON5tRUCiION..:COMRACTOR'TO'VERIFY)QUANTiTiES. � . . . . .:.�... �..-:�.. -... . . � . , , .. 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I . � � . . . �( _�y Eh1 49D.9T Fr57 �° - � ��INV �\ ^,` � \� � \��(�FG d87� \ �� . � ./ \�� � " �� �(N).ENERGY DISSIPA7ER . . H M .. ��� cM � . ps 497.a2� � RAISED \ � � . � � \ � �� r, . ' i \�� �SpFT,y� �, � � � -��\ � WOOD DECK \�R90.74��- SSC� \� �� .� \� �✓� \� � �\� \ � . � �� w � . � � .v � sr �//, � 499.6� G � � � �� � � i��-�..���/ �� . � -�i 7 1 a � � � � bC � TWO-STORY �490.96 P0� �"' � ��1 � � , /,\ .� � �`!�� �` . . . I � v./ �..� ¢ , �� � � 6L � � STUCCO HOUSE 49o:9s- COPI � - � � \ �� �� \� � � X -f � � � I I a,O � � � 502.7471h � � � � � c�9 \ \ � � , � . `���' �� \�'<< '499.548VJ 500.01 . . \ RP=522.2� �� . . 491^ . � i �vt-ePo�_ � ~PI , ��. �� \� �\ .\ �,/� X� ��. . . �. � \ � � �.��Ti � �� � ���� �ao \ /� wu aso.�o � � � � � \✓ '����'�'� �� ��� \ I I a Ir� � � `- � � � 499.53 ,�F, '}99.u2 4 1.0 � � �� > � ` � � � i 0.93 / . N • \� .. �. . SU� � \ O\ � � . 20'•Pli��\`\,\��\� � : Gp � . : \ - AD. I AO e4 .�- ..� N� 8.9J ryy�` .. � � � ..\\ ���2G�v}\\ �\ �� ./.l•� ,Y� ` . . � , . � . � `� � � � q�� AD 1�490: -� � �h g . -\ Q� � � � . I I � � -� � l � - . 90.51 db h90.9.. F L . . ��.. . -•\� \\��,4J� �4�.Ba � . � `�� ��• HED�. . n � �\ . .�� �. . .. ..\ \��RIM\v18200\ \� �\ �� \ I �Q � �. \\ \\ ` �9�B+Fl AD � 499.6 . 0� , �496:7� �� � \ c.� \ � �^ �� �,�°. . , � � � �� � s oy.r `� � a\ iNv n.00 � � � , �` Z `- ����\��'���\`�� W000 � \ 4so.aa p � _ (N)Ot�TD00R s� �� � � c �� s� �`� �� I F,-� Q � --�"` � � � � � � `�. DECK \ � DINI�1G A��'Wo0 � � �� ` � �, � ��iw 4sa.so . .� ^-"���:�� �� s� ���� \ . � 500.6' .. � �. �.. �Tj. �� 7. 492.10 . G..,' . AR/FEM.CE � . i'� �� � .. . I �' . � � . . ii �\�� `� �♦\\���� `7. �\ .498.07� <�,�/� q.y . _ - �� � DIVl��r�N)7��HIGH .. � � � c�'t.`. , � � �� BW/FG4a3.90 � �--� -,�:. �.� . .. . i y \ ♦. \� � .\ � � 499.fi �. 490:9 �.�oTc c90,88 ,.t o.9a BA RDSCREENING�A�L an ♦ . � �'Yi,, . (�Fc 4ea.so STORM:DR.AIN,K�o�s 10 TO O I I � � . �.RIM�490.85 � �� ��\ -.`. � �� � �� � � �\ k� � �. �, � � �?� �� , �, wM so. :.h 483.94 INSTALL(N)ON-SIiE STORM DRAIN SYSiEM.:USE MINIMUM 6"PVC(SDR I I � � ,� ' �\ �♦ � �1���16�'INfi �� � 50061 . � .s.-...�." c E7E �,�� � •, e � �\ � � ; � \ Fs 4sa.so 35)OR HDPE(ADS N-12 W/SM,OOiH INiERIOR WALLS):MAINTAIN 24" '` '�.,W � � � ♦ .� �CFj � � � � R � "�g- .ETgINIP!.:��t�,^ct:;:•`;...... �- 16STllt`P �l � � � v. so.so MINIMUM COVER AND SLOPm AT t%MINIMUM AT ALL T1MES'UNLESS I �, o - . ....�' � , i \ ew/Fc aes.io � `. �� � � �� � � ��0 2.X7TW T-Si .. 1 , �:.W� -.::...��, ro 7A L) r,5 � O7HERlMSE,NOTID.:PROVIDE CIFAN:OUT TOiGRADE AT:MAJOR:CHANGES a ��. � � � � � ass,s7 w � ti�y c -_' 4VOOD:� � r•. � - � ti �. � (e)Fc 4as.7o � r{ a • v � � � � � � � , ass.6 . S�,U � "'"'•"' ' � •� o.oa� � � iN'DIREbitON:AVOID USING 90'BENDS AND INSTEAD USE(2)45"BENDS I I � � �'�,. ..� ��. .:� . ...�-.-:.�.FS'.496,98,..:�_'�....�.�,'..' � . . � � � � <� 499.50 t ��_m �.r �+�}y�yr�y ...�. � , �- � i� AND WYE CONNEC'noNS: 5 . - ���� � � ..�;. � � \ ` � \ � \ Y�. 499.6 t. r-'O �:'.����*^'<.L&1.R���..�✓.�.'. i� 49P.8... . .. . . : . . � � �. \..�9 3 .� TW 493.90 .,.� . ,. �.. � ..,., ���. r� . i/ �� \� \� \ \� � \\ � \� � 97:84 J#�_491�D0.��.:�.�,.:::...'.•�'• �Fs � T�� `�`�ha���,Q ew/�c a9o.to INSTALL(N)SUBDRAIN..USE PERFORATED 4'PVC(SDR-35)WITH HOLES �� � � � � � � � � �PAD�430 Ot '" �� � 5. -i5 (�Fc aeo.io I z � �� � � \ �\� � � ,� \ � , �. •'7R E .. ,,. --'','.•:'•'. �� Co. ��.�, DOWN AND SLOPm AT`1%MINIMUM-SURROUND 1M'IH 3/4"DRAIN ROCK I a I ' � � � � ��� � \,i� � �` , -' � .^- :..,.,,_:..-�.- � aea.ao . � WRAPPED IN FlLTER FABRIC(MIRAFl i40N).MIRADRAIN OR 07HER LEA& � �' �i.�' \ \ � � � ♦ �� � 499.7 499.8 h 500.2 74V '•.'.='•".'•':. -- � ��lN sus \ BRAZE PREP,PPROVED DRAINAGE SYSTEM MAY ALSO BE USED.AVOID I � �Y� '�`�' -� � \�,� � �yP� \� � � �� -� 'S� 499.3' N_ ��5f ". - . _- ��� � � USING 90'BENDS AND I.NSTEAD:USE(2)45'BENDS'AND WYE I �h .�j .�. �y„`�X l�z"�� � �� � � �`����--�-��Fi�--._� `` `� Fs aso.ss CONNECiIONS.PROVIDE'CLEANOUT TO GRADE ALMAJOR CHANGES IN I � � . \�,3. � \ � h99.8 • . SOS00�. .. � � BW/FG 4s0.98 - � '� � � ` � ���''o� �� � ♦ � 9t�� -'� -_ � '- ���q9q,� DIREC710N AND AT 100'MAXIMUM iNTERVALS SUBDRAIN SHALL REMAIN A I � � � � .�o.� � � � -(E�Kc'565.00 - /,�� J \ � � �o.\ \ �\ � \ sou �� ��,�9���.��� � � � � DEDICATED SEPARATE SYS'fEM UNTIL IT CONNECTS TO STORM DRAIN I I � � � � � � � � ♦ � � � 2_�� � ��� (N)OUTDOOR SYSTEM OR OUiFALL AS SHOWN.SEE DETNL X ON C-X. � •. � � � � 500.76T � � 0,� 4����_0 � sHow�t I \ � �,�; I � � s2 � � � � ♦ � �499.6eBW o6 �� ` '.Ip�` CONSTRUCT(N)EARTHEN SWALE SLOPED AT 1%MINIMUM TOWARDS I \ \ \ '� i �~ 7W 508.50 I E` / ��f \��\�\�\�\`�\��\� \� �� \�,501.47T�N i�/ �� ���/' f5Jz.2oBw �`�512� (E Fc sussa POSIi1VE OUTFALL SEE DETAIL X ON SHEET C-X. I W ����� � ������ �� � �� �� `\ 500.77B+N--� �i� �i' �� �- ��� � CONNECT RNN WATER DOWNSPOUTS TO 4"PVC(SDR-35)TIGHTUNE, I � i �' �' � SCOPED AT 1%MINIMUM.DIRECT TO NEAREST STORM DRAIN LJNE.PROVIDE �� ,� N� � �� � �y. �� \\ � `SOg-,__�,�� �� �% ��S�q �� CLEAN OUT TO GRADE AT MAJOR'CHANGES IN�IREC710N.AVOID USING I ' 0����� �\�\s� �� �\�� _ �� �5�2' �� � REMOVE(E)TREE 90'BENDS'AND INSTEAD USE(2)45'BENDS.i1GHTUNE MAY BE PLACED I � � \ � IN COMMON TRENCH-VATH SUBDRAIN UNES,HOWEVER,NOT CONNECT TO //�-��1� ��\��\\ \� ��\�`\\��\��.'�-�15.��-5,�' y% �\` -�. PU�BNDRAIN IJNES.CONNECT TO NEAREST STORM DRAIN LINE AS SHOWN ON � , ,5 ,; ,y � � - -�-5,2__\,. -�_r ��.� . .. �,. ` \ \ \ �\� � J���``�-�`�/ DIRECT DOWNSPOUi5 TO 24"LONG PRECAST CONCRETE SPLASHBLOCKS I I W �/ �� ��\� ����5}5•�9TW��- � i OR Oh1ER HARD SURFACE'DIRECT AWAY FROM ANY S7RUC7URE AND` I W � � � ��� � s�s\a�ew� \ _ -� FLATWORK Kertao-�s OO To OO � �! \ 8"TR[ , � WOOD RETAIMING TOWARDS POSIi1VE DRAINAGE. � � � �1 �� s�8��`� \ � �N�LLS FlNISHED GRADES AT.BUILDING PERIMEfER SHALL BE SLOPED AT A IN§TALL N 4'DIAMETER BRASS'AREA DRAIN AD IN HARDSCAPE AREAS ^ /��-'-� ��-��� �� l E 'SiB� �) � ), I � � / MINIMUM OF 5%FOR;7HE FlRST 10';AWAY fROM THE BUILDING PER CBC � � � _\ � � ,' � '20'W �f��� " 1804.3 OR 70 AN APPROVED'DRNNAGE;SWALE OR STRUC'NRE`GRADES (NDS PART 90C).SEE DETAIL X AND X ON C-X. I / F'. � ��� �.2b�W �'-�N� i � ` Oj SHALL CON7INUE TO,SLOPE TOWARDS POSITIVE DRAINAGE AND A POSITIVE I � � ��� �� �� ��� ,�NP�N� � OUTFALL.Ml+INTAIN 8"CLEARANCE 6ETWEEN`F7NISH EARIHEN GRADE AND INSTALL(N)"CHRISTY V-24"CATCH BASIN W/CONCRETE BOTfOM FLUSH �. � ` � -`J'�J�`'--"'-_ \ BOTTOM OF MUD SILL AT ALL 71MES PER CBC 2304-11:2 UNLESS W/LOWEST OU7GOING INVEf2T.PLACE BOX ON 6"CLASS 2 AGGREGATE I I 0 6 ,.�"7SEE � , � �`'�'• `-5 BASE MAiERIAL: �g3-�"-' 0 ` � � � � + 2p _-` S7RUCTURAL DETNLJNG ALLOWS LESS.REFER°TO SiRUC7URAL PLANS FOR \ FOUNDAiION DESIGN AND DETAILS. I �� F �' �� \� \\ \\ \�� INSTALL(N)RIP-RAP ENEF2GY DISSIPATER. SEE DEfAIL X ON SHEET C-X. I i � � ' . : � \�' \� \� \�� � � ` PRbVIDE 2R(1%MINJ SLOPE ACROSS F1AT WORK AND/OR PAVING PER � � � if\\�� \�" �� \ � CBC.2304.11:2.SLOPE TOWARDS POSITIVE DRNNAGE AS SHOWN ON PLAN. P�^N cttECK .� ... . �..__,�-,_.-..->- •.-,�-.- �eM .o=tt'a'av^�ar�,u:.�a5�-� � � . 1 �o-za-ts � . ,-. �. .<s.-:.�. y. � � ` �r' -� ��, � � \` � ` 31 X 2 o�s sRSE-ii�" TT �y� , u�� �\ � � ` (N)CONCRETE PAT105/WALKWAYS. SEE DETAIL X SHEET X. UTILITIES KEYNOTES O TO O _ _ � i � �� � � � INSTALL(N)SANITARY SEWER LATERALS.USE 4"PVC(SDR-26)SLOPED �j ���. �-� s, 1 AT 2%MINIMUM.¢ONNECT TO(E)SEWER MNN AS SHOWN.PROVIDE , �;�Lg°A �`������ ���� �a b,y;� �q � �� CLEANOUT'i0 GRADE AT BUILDING AND BEFiIND PROPETtTY tJNE AND AT - - �' � ��i �� � r .�.�..n ,. � � ` MAJOR CHANGES IN DIRECTION AS SHOWN.REUSE E LATERAL IF .. � ' . �sr..ar.rr�vx�su. '-��.F._v�g�y��=- �� l � . . � .. . . �� .. - . - ,.;V.: 1 POSSIBLE.CONNECT.PER DISTRICT STANDARDS. REVISIONS� BY ' ' _'"�.�,.J r'e:'��'i.�SY'� : � ���": � �'YR.1 ,� � �. . �. .� � . . . � . � � . . .<. � . ' .. . , 'S34,, .. _ . 50'SLOPE . . . ' �. � . � � . : � . . . .. ' � .� ,____ WITH 57REET ,. 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