TM-2013-01b OFFICE OF COMMUNITY DEVELOPMENT
�,,
CITY HALL
10300 TORRE AVENUE•CUPERTINO, CA 95014-3255
C U P E RT 1 N O (408) 777-3308• FAX(408)777-3333•planning(a�cupertino.org
Apri128, 2014
james Chen
2881 Meridian Ave. #118
San Jose, Ca. 95124
SUBJECT: ADMINISTRATIVE HEARING MEETTNG ACTION LETTER—TM-2013-01, V-2013-01
T'his letter confums the decision of the Administrative Hearing Officer, given at the meeting of Apri124,
2014; approving a Tentative Map application to subdivide a .46 acre parcel into two lots of 9,671 and
9,700 square feet and a Variance application to allow reduced lot widths of approximately 50 feet where
60 feet is required for a proposed two-parcel subdivision, located at 21815 Lomita Avenue, according to
Resolution No(s). 29 and 30.
Please be aware that if this permit is not used within two years, it shall expire on Apri124, 2016.
Also, please note that an appeal of this decision can be made within 14 calendar days from the date of
the mailing of the notification this decision. If this happens, you will be notified of a public hearing,
which will be scheduled before the Planning Commission.
Sincerely, �
,r
i
�" �- /"�
Kaitie Groeneweg
Assistant Planner
City of Cupertino
Enclosures:
Resolution No. 29 &30
CC:Alex Kang,20874 Hanford Dr,Cupertino CA 95014
TM-2013-01
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 29
OF THE ADMINISTRATIVE HEARING MEETING OF THE CITY OF CUPERTINO
TO SUBDIVIDE A .46 ACRE PARCEL INTO TWO LOTS OF 9,671 AND
9,700 SQUARE FEET AT 21815 LOMITA AVE (357-16-061)
SECTION I: PROJECT DESCRIPTION
Application No.: TM-2013-01
Applicant: James Chen
Property Owner(s): Alex Kang
Location: 21815 Lomita Ave
APN 357-16-061
SECTTON II: FINDINGS
WHEREAS, the Administrative Hearing Meeting of the City of Cupertino received an application for a
subdivision, as described in Section I of this Resolution; and
WHEREAS, the necessary notices have been given in accordance with the Procedural Ordinance of the
City of Cupertino, and the Administrative Hearing Officer has held one or more Public Hearings on this
matter; and
WHEREAS, the Administrative Hearing Office finds that the applicant has met the burden of proof
required to support this application, and has met the following findings in order to grant the
subdivision:
1. That the proposed subdivision map is consistent with the City of Cupertino General Plan.
The subdivision is in conformance with the General Plan Land Use Map of the City of Cupertino,
since the land use designation is Residential (0-4 4DU/Gr.Ac.)
2. That the design and improvements of the proposed subdivision are consistent with the
General Plan.
The subdivision design and improvements are in conformance with the General Plan.
3. That the site is physically suitable for the type and intensity of development contemplated
under the approved subdivision.
The property involved is physically suitable in size and shape to conform to development standards
and is appropriately configured to accommodate reasonable single family dwelling units. The proposed
subdivision is compatible with the adjoining land uses and no physical constraints are present that
would conflict with anticipated land use development.
That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage nor substantially and unavoidable injure fish and wildlife
or their habitat.
The proposed subdivision design is not likely to cause substantial environmental damage nor
substantially and unavoidable injure fish and wildlife or their habitat.
Resolution No.29 TM-2013-01 Apri124,2014
4. That the design of the subdivision or the type of improvements associated there with is not
likely to cause serious public health problems.
The proposed subdivision design or improvements are not likely to cause serious public health
problems.
5. That the design of the subdivision and its associated improvements will not conflict with
easements acquired by the public at large for access through or use of property within the
proposed subdivision.
The proposed subdivision design or type of improvements will not conflict with easements acquired by
the public at large for access through or use of property within the proposed subdivision; a portion of
the property will be dedicated to the City for street frontage improvements.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this
matter, the application for a subdivision is hereby recommended for approval by the Administrative
Hearing Officer of the City of Cupertino.
That the subconclusions upon which the findings and conditions specified in this Resolution are based
and contained in the Public Hearing record concerning Application TM-2013-01 as set forth in the
Minutes of the Administrative Hearing Meeting of April 24, 2014 and are incorporated by reference
herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the exhibits titled, "21815 Lomita Ave, Cupertino, CA 95014" prepared by
James Chen, Civil and Structural Engineers, dated December 10, 2013 and consisting of eight sheets
labeled 1, C.O, C-1, A-0, A-1, A-2, A-3 & A-4, except as may be amended by the conditions contained
in this resolution.
2. ACCURACY OF PROTECT PLANS
The applicant/property owner is responsible to verify all pertinent property data including but not
limited to property boundary locations, building setbacks, property size, building square footage,
any relevant easements and/or construction records. Any misrepresentation of any property data
may invalidate this approval and may require additional review.
3. DEVELOPMENT APPROVAL AND ALLOCATION
Approval is granted to subdivide a .46 gross acre parcel into two (2) lots of 9,671 and 9,700 square
feet. The City shall deduct one residential unit (to account for the project's net increase of one unit)
from the General Plan allocation.
4. BELOW MARKET RATE HOUSING PROGRAM
The applicant shall participate in the City's Below Market Rate (BMR) Housing Program by paying
the housing mitigation fees as per the Housing Mitigation Manual.
5. PLANNING PERMITS REQUIRED FOR NEW HOMES
The applicant and/or owner shall obtain the appropriate approvals from the City for all of the
proposed residential homes prior to recordation of the final map. Proposals for two-story residences
Resolution No.29 TM-2013-01 Apri124,2014
shall be subject to either a Two-Story or Residential Design Review permit per the Single-Family
Residential(R1) Zoning Ordinance prior to applying for building permits. The proposals shall
closely resemble the quality and design as indicated on the conceptual drawings submitted with the
application for TM-2013-01.
6. DEMOLITION OF STRUCTURES
Prior to recordation of the final map, the applicant shall demolish and remove all structures on the
property. All demolished buildings and site materials shall be recycled to the maximum extent
feasible. The applicant shall provide evidence that materials will be recycled prior to issuance of
demolition permit.
7. BUILDING PERMITS
The applicant shall consult with the City Building Division to obtain the necessary building permits
for the future residential dwelling units.
8. LANDSCAPE PROTECT SUBMITTAL
Prior to issuance of building permits for the new homes, the applicant shall submit a full landscape
project submittal per section 14.15.040 of the Landscaping Ordinance. 'The Water-Efficient Design
Checklist (Appendix A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water Budget
Calculations shall be reviewed and approved to the satisfaction of the Director of Community
Development prior to issuance of building permits.
9. LANDSCAPE INSTALLATION REPORT
The project is subject to all provisions delineated in the Landscape Ordinance (CMC,Chapter 14.15).
A landscape installation audit shall be conducted by a certified landscape professional after the
landscaping and irrigation system have been installed. The findings of the assessment shall be
consolidated into a landscape installation report.
The landscape installation report shall include, but is not limited to: inspection to confirm that the
landscaping and irrigation system are installed as specified in the landscape and irrigation design
plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that
causes overland flow,and preparation of an irrigation schedule.
The landscape installation report shall include the following statement: "The landscape and
irrigation system have been installed as specified in the landscape and irrigation design plan and
complies with the criteria of the ordinance and the permit."
10. LANDSCAPE AND IRRIGATION MAINTENANCE
Per the Landscape Ordinance (CMC, Chapter 14.15), a maintenance schedule shall be established
and submitted to the Director of Community Development or his/her designee, either with the
landscape application package, with the landscape installation report, or any time before the
landscape installation report is submitted.
a) Schedules should take into account water requirements for the plant establishment period and
water requirements for established landscapes.
b) Maintenance shall include, but not be limited to the following: routine inspection; pressure
testing, adjustment and repair of the irrigation system; aerating and de-thatching turf areas;
replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control; and
removing obstructions to emission devices.
Resolution No.29 TM-2013-01 Apri124,2014
c) Failed plants shall be replaced with the same or functionally equivalent plants that may be size-
adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall
either be replaced or be revived through appropriate adjustments in water, nutrients, pest
control or other factors as recommended by a landscaping professional.
11. UTILITY STRUCTURES
All new utility structures shall be required to be located underground or screened from public view.
3. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard to the
proposed project for additional conditions and requirements, and includes, but is not limited to, the
following departments: Santa Clara County Fire Department, Building Division, and Public Works
Department. Any misrepresentation of any submitted data may invalidate an approval by the
Community Development Department.
12. EXPIRATION
The approval or conditional approval of the Tentative Map Subdivision shall expire twenty four (24)
months from the date of Administrative Hearing approval. An extension or extensions may be
approved as provided in Section 18.20.080.
4. INDEMNIFICATION
To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City
Council, its officers, employees and agents (the "indemnified parties") from and against any claim,
action, or proceeding brought by a third party against the indemnified parties and the applicant to
attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project,
including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in
defense of the litigation. The City may, in its sole discretion, elect to defend any such action with
attorneys of its choice.
5. NOTICE OF FEES DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government Code Section
66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees,
and a description of the dedications, reservations, and other exactions. You are hereby further
notified that the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you
fail to file a protest within this 90-day period complying with all of the requirements of Section
66020, you will be legally barred from later challenging such exactions.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
6. STREET WIDENING
Public street widening and dedications shall be provided in accordance with City Standards and
specifications and as required by the City Engineer.
7. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks, pavement and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
Resolution No.29 TM-2013-01 Apri124,2014
8. PEDESTRIAN AND BICYCLE IMPROVEMENTS
Developer shall provide pedestrian and bicycle related improvements consistent with the Cupertino
Bicycle Transportation Plan and the Pedestrian Transportation Guidelines, and as approved by the
City Engineer.
9. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of
the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact
Army Corp of Engineers and/or Regional Water Quality Control Board as appropriate.
10. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and post-
development hydraulic calculations must be provided to indicate whether additional storm water
control measures are to be constructed or renovated. The storm drain system may include, but is
not limited to, subsurface storage of peak stormwater flows (as needed), bioretention basins,
vegetated swales, and hydrodynamic separators to reduce the amount of runoff from the site and
improve water quality. The storm drain system shall be designed to detain water on-site (e.g., via
buried pipes, retention systems or other approved systems and improvements) as necessary to avoid
an increase of the ten percent flood water surface elevation to the satisfaction of the City Engineer.
Any storm water overflows or surface sheeting should be directed away from neighboring private
properties and to the public right of way as much as reasonably possible.
11. UNDERGROUND UTILITIES
Developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and
other related Ordinances and regulations of the City of Cupertino, and shall coordinate with
affected utility providers for installation of underground utility devices. Developer shall submit
detailed plans showing utility underground provisions. Said plans shall be subject to prior approval
of the affected Utility provider and the City Engineer.
12. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees, storm
drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be
executed prior to issuance of construction permits
Fees:
a. Checking &Inspection Fees: $Per current fee schedule($2,707 or 5%)
b. Grading Permit: $Per current fee schedule ($2,542 or 6%)
c. Development Maintenance Deposit: $ 1,000.00
d. Storm Drainage Fee: $TBD
e. Power Cost: '�'�
f. Map Checking Fees: $Per current fee schedule($4,130.00)
g. Park Fees: $Per current fee schedule($15,750)
h. Street Tree $Per current fee schedule($676)
Resolution No.29 TM-2013-01 Apri124,2014
** Based on the latest effective PG&E rate schedule approved by the PUC
Bonds:
Faithful Performance Bond: 100% of Off-site and On-site Improvements
Labor&Material Bond: 100%of Off-site and On-site Improvement
On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule adopted by the City
Council. However, the fees imposed herein may be modified at the time of recordation of a final
map or issuance of a building perxnit in the event of said change or changes, the fees changed at that
time will reflect the then current fee schedule.
13. C.3 REQUIREMENTS
C.3 regulated improvements are required for all projects creating and/or replacing 10,000 S.F. or
more of impervious surface (collectively over the entire project site). The developer shall reserve a
minimum of 4% of developable surface area for the placement of low impact development
measures, for storm water treatment, on the tentative map, unless an alternative storm water
treatxnent plan, that satisfies C.3 requirements, is approved by the City Engineer.
The developer must include the use and maintenance of site design, source control and storm water
treatment Best Management Practices (BMPs), which must be designed per approved numeric
sizing criteria. A Storm Water Management Plan, Storm Water Facilities Easement Agreement,
Storm Water Facilities Operation and Maintenance Agreement, and certification of ongoing
operation and maintenance of treatment BMPs are each required.
All storm water management plans are required to obtain certification from a City approved third
party reviewer.
14. EROSION CONTROL PLAN
Developer shall must provide an approved erosion control plan by a Registered Civil Engineer.
This plan should include all erosion control measures used to retain materials on site. Erosion
control notes shall be stated on the plans.
15. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water Resources Control Board,
for construction activity, which disturbs soil. BMP plans shall be included in grading and street
improvement plans.
16. STREET TREES
Street trees shall be planted within the Public Right of Way to the satisfaction of the City Engineer
and shall be of a type approved by the City in accordance with Ordinance No. 125.
17. TRANSFORMERS
Electrical transformers, telephone cabinets and similar equipment shall be placed in underground
vaults. The developer must receive written approval from both the Public Works Department and
the Community Development Department prior to installation of any above ground equipment.
Resolution No.29 TM-2013-01 Apri124,2014
Should above ground equipment be permitted by the City, equipment and enclosures shall be
screened with fencing and landscaping such that said equipment is not visible from public street
areas, as determined by the Community Development Department. Transformers shall not be
located in the front or side building setback area.
18. WATER BACKFLOW PREVENTERS
Domestic and Fire Water Backflow preventers and similar above ground equipment shall be placed
away from the public right of way and site driveways to a location approved by the Cupertino
Planning Department, Santa Clara County Fire Department and the water company.
19. NPDES CONSTRUCTION GENERAL PERMIT
When and where it is required by the State Water Resources Control Board (SWRCB), the developer
must obtain a Notice of Intent (NOI) from the SWRCB, which encompasses preparation of a Storm
Water Pollution Prevention Plan(SWPPP),use of construction Best Management Practices (BMPs) to
control storm water runoff quality, and BMP inspection and maintenance.
20. WORK SCHEDULE
Every 6 months, the developer shall submit a work schedule to the City to show the timetable for all
grading/erosion control work in conjunction with this project.
21. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City.
22. SANTA CLARA COUNTY FIRE DEPARTMENT
A letter of clearance for the project shall be obtained from the Santa Clara County Fire Department
prior to issuance of building permits. Clearance should include written approval of the location of
any proposed Fire Backflow Preventers, Fire Department Connections and Fire Hydrants (typically
Backflow Preventers should be located on private property adjacent to the public right of way, and
fire department connections must be located within 100' of a Fire Hydrant).
23. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as
needed.
24. SAN JOSE WATER COMPANY CLEARANCE
Provide San Jose Water Company approval for water connection, service capability and location and
layout of water lines and backflow preventers before issuance of a building permit approval.
25. DEDICATION OF WATERLINES
Developer shall dedicate to the City all waterlines and appurtenances installed to City Standards
and shall reach an agreement with San Jose Water Company for water service to the subject
development.
26. DEDICATION OF UNDERGROUND WATER RIGHTS
Developer shall "quit claim" to the City all rights to pump, take or otherwise extract water from the
underground basin or any underground strata in the Santa Clara Valley.
Resolution No.29 TM-2013-01 Apri124,2014
27. SANITARY DISTRICT
A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to
issuance of building permits.
28. UTILIT'Y EASEMENTS
Clearance approvals from the agencies with easements on the property (including PG&E, AT&T,
and California Water Company, and/or equivalent agencies) will be required prior to issuance of
building permits.
PASSED AND ADOPTED this 24th day of April 2014, at a Regular Meeting of the Administrative
Hearing Meeting of the City of Cupertino by the following roll call vote:
AYES: HEARING OFFICER: Chao
NOES: HEARING OFFICER: none
ABSENT: HEARING OFFICER:none
ATTEST: APPROVED:
/s/Kaitie Groenewe� /s/Gar�Chao
Kaitie Groeneweg Gary Chao
Assistant Planner Assistant Director OF Community Development
!
�� � � ��
� ����:;9�'�$9°59'43"W 1 . �'-���'�' ��_�_���_»�:,�� �
,,. � �
= � N 89° 9'�3"!�l � .00' � N$ °59'�43" � 50.15'D�+ '
�\ $� g• '�,, � $� 8,) ',�� � i°m
�. `' FR T TREE J "� FR TRE� ° � �
\! ��/ 1 �'� D4, �� 1+
�Q 1 ; 1� �`.
�» � F�ARCE�-A I PARCEL-B �J ^
; 9,671 SQ.FT m �� ;� ,� 9,700'�Q.FT ;: `
,,� �.�22 ACRES`° � � 0.223 ACRES � �
$, �" ;
� N-��o� ,° �
� � � 'b c8c ��",o' '� t �I�'
CO C7 ��\ � ' M:':' C'� 00
a°
p) ,b° �. i �� �
\ T "S � . '�T r
�
�
z
��, • - 35' 7' �7.15' 35' 8' I�
\\\\R\\� " c � ,o° �;
�' o 'a o
7 c o
\ g• `'r � ,o -
� PRIV S.z BUILDING � � �I
� n,��OPE� � �� �' �. ���
� � � � ,� $� ��NVELOPE� � �
� �` � I
-T-
� ,,� � � i I,! I �\� y � �
� � � � �I!��I�il�� � 1 \
�� s� �� i� A��1\1�� � �III��;II��I� ; � �',�1\
�� �
� PRIVET �� g. � � ''ijli'It�il ` � I
�� r-�+ �t i� �i i�� �������� � �v� �F-
�WAL T����i i'�'j j�i.� i ,���'�
14" �R _� � � �I
I I-
PRIVET � �� � !
%
ITAL.CYPRESS�%
� �
6�.1 W �
O O
CV N
T Dr
0��..I
Z $'Z
�
� $° \�
PRIVET �
D$ \
� $C
,
� N�
� I \ .
$C � ;
� � v �
� o0 1
` c.� -------
\
� �° � '�w
�
s° � �> � �
� �� �
�,�` ro �
�� N �' '��
�' �^ r I�
C/ '\ � �I
Y � Z�^i �p
�
$� � ��
�r `�S $
34
'C AR 'J M
� �� 22"
�
� � P
$; �c
W 50 0'� N 9$ '4�
% �I�$�� ��
� 8•
� OAK���� `
� �
O �
i,� , (V �
��I'a� �
�Z � �
� �
�
' � �
, � �, �
� c �
�t ��N
.' �1�
�
O
1�%
;,� � . , ��
$�- ,yA „; �
O_ � g° $�g <
y GT � ��_ �-$ - ---3-$-- -��-- '�
<�- - - - - - - , - �J- -�� -
`\ LOMITA AVENUE (50'RW/RW)
CROSSHATCHED AREA DENOTES
5 STREET DEDICATION
_._-___ ,� -,� � -
_ -- - -- - - i� :- - -- -
INSTALL NEW SIDEWALK
INSTALL NEW CURB&GUTTER
tn
0
�
�.
_�
�
-�
i
SCALE:1"=15'
����
\
�
�
\
\
�t\\\\\\\\�\
�
STREE�ADDRESS:
APN:
OWNER:
' SUBDIVIDER:
ENGINEER:
�V^`
�
�--- �
�� I
�
I
I W
�
� �
I W
>
Q
' w
I �
EXISTING USE:
PROPOSED USE:
SOURCE OF WATER:
SEWAGE DISPOSAL:
STORM DRAINAGE:
EXISTING ZONING:
PROPOSED ZONING:
ACREAGE:
GROSS:
NET.:
PARCEL A:
PARCEL B:
21815 LOMITA AVENUE
CUPERTINO,CA 95014
367-16-61
21815 LOMITA AVENUE.L.L.C.
20874 HANFORD DRIVE
CUPERTINO,CA 95014
??815 LOMITA AVENUE,L.L.C.
20874 HANFORD DRIVE
CUi':RTINO,CA 95014
JAMES C.CHEN,C.E.,S.E.
2881 MERIC;AN AVE.,UNIT 118
SAN JOSE,CA 95124
RCE 25,538
SINGLE FAMILY RESIL`�NCE
SINGLE FAMILY RESIDENC�
SAN JOSE WATER COMPANY
CUPEHTINO SANITARY DISTRICT
CITY OF CUPERTINO
R1-7.5
R1-7.5
19.872 SQ.FT
0.456 ACRES
19,371 SQ.FT
0.445 ACRES
9�67�SV.r 1
0.222 ACRES
9�%�SQ.�
0.223 ACRES
TENTATIVE MAP
CITY OF CUPERTINO, CALIFORNIA
BEING A SUBDIVISION OF LOT 76,MAP OF SI
VISTA.FIELD IN THE OFFICE OF THE RECOP
OU TY STATE OF CALIFORNIA IN BOOK P
�-
� REVISIONS BY
1�01117114 JC
c " . � Attachment 5
15 7.5 0 7.5 15 30
BASIS OF BEARINGS:
THE BEARING,N89°59'43"W,OF THE CENTER LINE OF LOMITA
AVENUE,AS SHOWN ON THAT CERTAIN MAP FILED IN THE OFFICE
OF THE RECORDER OF SANTA CLARA COUNTY,STATE OF
CALIFORNIA,IN BOOK 515 OF MAPS AT PAGE 50,WAS USED AS
THE BASIS OF BEARiNGS SHOWN ON THIS MAP.
DECEMBER 2013 SCALE:1"=15'
VICINITY MAP
�: L
.. . . i.�.t'• /..
.. ,. ..- F� .. .
� _.
.. .....� ' f�'ti.
, 5.�... .. �
..�.. _., _ iS; ��)
_::��.r:.�-�>�:r�:-.�_
ASSESSOR PARCEL MAP
I Z O F f I C E 0 F C 0 U N T Y A 5 S E 5 5 0 R 5 A N T A C L A R A C 0 U N T Y, C A L 1 F D R N I F �
I �
Q
Q r..c.esaaoi� o j 17 �� 18
� I Q Z P-M-20 Z
1RACT N0.7697 Q� $UBDIVISION"a" o�
GRANADA HILLS �� MONTA VISTA �I.Q
�%I WGRII
i � ORANGE -- . - �o,of ,d4.YENU�� �,��SJ��.�,.� -
- I '
i g _..._ _"1 �f.w ���l�� s�.w �u se _"'r-'��
- � r 10015 ,!O•)!d p01! J 60.Bi '.1J015���'GJ M1M '/0/Ii. � ' �ry �]J� 3% I
�� v.ir a � w ,z� i �50.169 i_ tiq°� ! i �.
�� � �o0 2. w � �, � y-'e �c N$��iR 147°-n� 1 � q 57 58 sS�Q = 149 r
� ' ,;- --g 115�t 16„117 118 . � 150 -, , � ° z - > � '
� " 3 � di'°� �� i�d "' �PTN.43 � �0�128At� � W � I�0.201 Ae Cai
------- --.� �--��°----4�'s°9.oi'oio��:i«ss oi_ w'ro' eo.ex i i59Caic 6Q Q 61'I ; I77 9]J078_" �S'
-- '- o a oN�`w.o,3 -----`-�`---------`-
-------`---�-------------5. o ise.st m
�0 5:_ 1_:-� �rs � ,9B« �.d2
o MANN
lf)
N
--�i., ��-- - --
�
�
�
�
�
LEGEND
� .� , ...,� PROPERTY LINE BEFORE DEDICATION
�C�,(�' � ., _
� - - - - PROPERTY LINE AFTER DEDICATION
----- CENTER LINE
• , - - - EASEMENT
i DRIVE � - 6 �8 123�i n;�t+�;__ W\ 4 33 R� e� � ; 6 W �
�� �
� ;
--------- ------ •- --- p�
� .,�:_ 2
.�.0 4' ----- �� 61
• ^' 9 �j7�f�_____ Q,' '(A e4 g 5562� 4 �
� e - - -R 9 2,�� e.���'.m 1'z �LZ . E
, • „ �,�_1 7�I y $ �� .
s�.or a. � � iai�t _ �. `'°'------+------------------ ryQ
_ _ _ _ _ ___-__ 4:14 m i ��-r�... I J
�----- --------------------------
,
. -------" i s�.o� J u�.�z as.e z , iel s z I
M1" g g`a4110 " ��' 109 6A'Q= 107 `_ P7N. �
'��"-f- --- In g.°�� ° 63 "i 143 �
� « 10 .�aa+o� � 9�.-04 r� '�%45� 57 ne.�e 45•� 8 �$� �,PTN.
� -------- � �..
� S„ 2� oo.o. �- �� 75 „
m % 11 � ��g -�. . ^� 0.7973 Ac
,� Q ��__-_ R3-��i�= -%�2-S�� Qa �a Net � 6.3 - �I
---
� 12 ,�n f,ARMONA� -C7, �� : - w e�sz ' a -
�' I o� s�o� F-c� "__'_ .y. " '___'__ 7.765 sf Net Cdc ....... ....,
�
W � w.oe 1 iw.az ... ... �.
� -- -------
J r 94 ��ai �aieo ie.a a0 '�-.••iw.�2 °� +9l.�2 CY71'OF CUP£R71N0
.
;,�, 1 3 ioea���oce�� : `j � -�--- i - 145 LOT 2 a-------�" ?()0 s/ESMT.
--- �� p � o --�oo-14"w113;114� 2 127 a � " N �� " 1 3 , s � ^ _
�° � ; �' � _ 5 �or1 ��
B�0 m i 8 106 _"-�,- �---�---- ��° 26 46: � + 90.92 - 'N 1 5 2 ° .. P.M.787-M-14
326 j `� i�J �$ ' 28 _n r�N 4 ��� _ �3� 64'� _ _
-_ _ - - : .,. . ; _ 'S
----�- - ..- e �-'^�-„ 1 i 2 � � -^ `� o PCL B r PCL A'" SZ 0.5 AcGr �
� ° �n ,� 2 8 �
ti �«YS 16a s�,� 'y��o �iy1z R,`�, � ° � � ssoo,� '0.21 AcNet 0.19 Ac
�... Na _ao.0--�,as.�z ,n a .� _ 9c_ez__ eae� �os.ss �i
. � g '9's.ox �e� nc.�e ..a eu.ez � sa i�ewz .. as.ez � .. iae sa
�;Y^ ,g 3��� �v-u.0:�i ; �-��: ^ ' 65 ="� 15
. , . . o, �- 142 a���a.0 n�"'�"i;�.d, � J39 � 4"��'","�15565' T� �sa.z __R��
�n� <� iiaoz r--TaTz-`�G'134m rn 47�1'�Qo ns.sz - ;8� �- �sa.s:
;, ' ` ^
'/ �//�� Y �� =sws ...-7T, 2 133 _i�-ti.�'n � - 39 m �> -e.sse e ce�' 66
V P�W�3�'O� w �O �n ZO-'R A0.14Ac ;O.it n� �� 55� �^�th -- -- ----------- - ----
w c"'_ 14 i e ss..r �. �o es 'a `^�a- 24 �P.. ep��t as_az � �4
A� ,�(]�Z g 11 �oo le.0 ao n° -� ieea m i��sx� roa.v �
�� . .� ����/ _O U �I j�_„ 96.07 r _ �oT z - 156 9 8 � eo ex _ �r---i°°--` � �R° 66 i 72 75 R`�
/ °� � 103 Pa�:8 157 - � r• 73 ry r
e•,
-�°.,.��. .�� v I�"'"- -- --�" � a J�,a, e,�i a�r` a' �n 48.8 � 74 � , - �
..� . . . in$�„ ss.az 9.499sf e ° n.n I� h �46 � pCL B i PCL A c$ 49 I
e-• ,'...j r►/. .._..,,'�,Jy N N I�n�.� fOZ Pa..2 S � � � g �5t - 76 �i
Z ' �� 1t � --- �aw e�ry �� .a 137 _L .�B12 �93 ... d _ 1��e1+ _ ' 161.62 '^
I 136 158 -----------
//�� /'� W � o: °6 •3O INAKER CWRT 193YY � �•� esei - �aL�x ^I
�/ a:.° f1ALY PATRICIAN C � 67',
f -�'� � P"�+/� > � I ° "'83_ 1:84,�:n �)Q 8: '° 0.276 Ac <
� , .. I 12.5 0 ii 4 � C C. ��! q
� f p�
� ��- . ..::-.:.�...:,.-,.�,s.,�.,..,,,�.� I : 2°': �8 r�x�o�s�,u'o�u.e.ss a�, - -49� roe.z N �71 a re�rz4 "�
� a 82 < �`, 1 m �
. - .�
, �
0
�. - w ° --gs ��z�.�i^�` 86^�8� � '�O� "aR$ 47 - --"°69--- ----�"O
. ea�e;',S 3 �.�z.s,3�� ------ i----- -7-------- N�
as 8� - --- -- - -
�„� >>. m ��; 8� 6 �7.�e V 9 so si s2 � se � ss ' �° 20)
. • - A 92 91� �" ,
_ ....�.:.a..,.e._ ?;���+a, 4.:o ik 144 - �r � ¢¢ _ � •fs �£3 7? ° 98- 70 -
. '
+ ` a 79---- � �S. 89 „`•� a � o w � 8 i
0
:; :. � ° - �
I �, � 5 • ,�o�s' a w Sh ' � e `
6 �'----a ia_ a ,�� : ,. ea.ea � � .._.;
� � � � •�.9� 1 IC0.12 9B.l0 3C -9lT.H]"� �.I� 6G�1 fi.11
J
� iaee
I L...� oo�a�009P� '0056 .R'Of0 ia��� � ., _'arsa :oira ioiep_
BYRNE -'- -AVENUE
, TRACT N0.6574 J�ACT N0.6717 O c�r oF cucERnivd. `
�� 1,J20 sl fSAlT. . �
PATRICIAN TOWNHOUSES __. _ .... i
�
� $
� y ` �
�
W -+
� V mN
� m 5��
� L
C ° � �m
w m �om�
j � NV7��
U
�
�
�
� . . .
U �
�'��'ER*bi
�����M �
� � >S
�� � U�
�y�lS/��i*�p
�
�
�
I--
Q
Z
�
W �1
� T
z �
W\ �T
/ v,
QU
� O
� z
� �
Y/ ��
� _
N V
Date 12/10/13
Scale 1'=15'
Drown JC
Job# 1306
Sheet
1
Of Sheets
I
�
�
�
�
i
i �
� i l�
I I � /�C ASPFiALT CONCREfE
� BC BUILDING CORNER �TEW
� BW BACK OF WALK l�I
_ �e �T���" RESIDENCE
I � I o CMP CARRUGATED MEfAL PIPE
� CO CLEAN OIJT
I I CRN CROWN
I DW DRNEWAY
EC EDGE OF CONCREfE
� � EP EDGE OF AVEMENT
, I / � FCOR FENCE CORNER 21815 LOMITA AVENUE
t Fp FOUND CUPERTINO,CA
I `�////////////////////////// , I FF FlNISHED FLOOR APN:35�-16-061
l � � R FLOW LINE
� � FH FlRE HYDRiWT
�-Z---� I � o � GRO�UND w�
I I GF GARAGE FACE/FRONT � E C
0 5 10 20 GFC GROUND AT FENCE
I '�� G1A GIS AIETER
� � � i i HCR HANDIGP RAMP i A f E O C 1 A T E S
� '. I I INV INVERT
�4 ry �E '. �E'. N.���Z����E. FC ��� �90 I 9�,'�� �E�9°' GF�'L°` G9�0�' 9,\'i� i IP IRON PIPE
o m c 5 c 6 JP �oiKr� 2625]�DLEF�LD RD#658
9� 9� � " � -- -- -- oe-i�� � �� uP oF curt�R PALO ALTOO CA 94306
� —— —— —— —— —— —— �— —— —— — —— —— 6,��� �p.__ �_ __ F9 6�9� F o H oVERt�E�D �'j'E (6 )82
__ __ I��6 G^,� �9^00 910 89�K � 6 G ory 1 +G��9� I \ f� RETAIOPPM�N�i WNl� 1.: � ) 3-6466
+ G y� G �, +G�� +G9�� +90 I o FAX: 650 887-1294
9 i-Gq�ry6 +9�� +9�� +G�� G�0°j � i.Q�O$ j $$CO $��L$�R CLE/1NOUT
A�' +°j � I SSMH SANRARY SEWER W�NHOLE
+G9�'10 ' � $IN�i $T�(i1��iAIN AIANHOLi
+Ga�,�� � TBC TOP BACIC ROLLm CURB
� TC TOP Of CURB
� I TOB TOP OF BANK
+G�!� I TOE TOE OF BANK
�
gL o`L 9 a I � ' TP TOP OF PAVEMENT
+�'9'1y +G�5� a �'� }�'99ti~ 'fGo,�� +�'q0� 22'PINE TREE1 J TRC TOP OF ROL1ID CURB
� +���6 ���° STORAGE ROOM � � �e +$01 'r� Q s� � 7W TOP OF WAIl
� +°� +V°jg�' +Ae � I O �°�� � w ... U�G UNOERGROUND
� o � o vcP vrrmFlm cur�
o I wv wahrt v�ve
� WM WATER MEfER BOX
B�TREE�� G o STORAGE ROOM i [�] _CTV- ELECTRICAL UNEN 11NE
qe _,. G/lS LNIE
� `'0�'6 06 � G 0�O � _$C_ $ANRARY SEWER UNE
EG 6q V '� +q' +G°j. +q0' I LICENSE STAMPS AND SIGNA1lJRE
G�. i-o,�' °� I G p -$p- STOft�i�RAIN U�
o' G �6 �•y +V�0, V�c�A � }�'�06� -�-V�O�h q09 -T- TFLEPFIONE LINE
q'I� +,V��. 9 +g +G�O'S G,�`L �� eG o,'` -W- WA7ER 11NE
+ 9a � /� 9� SS�qe09 9�°� ' �
� L 0 T 7 6 PoRCH 0$�� � = BASIS OF BEAPNGS �Q,`kA�s��
�6 GROSS AREA = 19,872fSQ.FT. 9 '-" ` " • '� `. �'.
GE�.°� DECK I � 1HE BEARING�N89'S9'4,. 0� THE CENIER ,J �' ..•
9 NET AREA = 19,371 fSQ.FT. , �
UNE OF LOMRA AVENUE,ti S`!OwN ON U ,� � �r�c, ti.;`�
I iHAT CERTNN AIAP FkED fN;r't OFFlCE 0� � �,���V. y� -
' 21815 LOMiTA AVEN,i� E a� � 1HE RECORDER OF SMRA CIA�W c�urm. ;
� o'. g I STATE OF CALIFORNV�IN BOOK 5!:,:� ' L.e?:i5 •e
o IXISTiNG HOUSE `� +�9a� ��y �� i IAAPS AT PAGE 50,wAS USED AS iH� si,� ��r
� +V991,� +�9? +GO�.y G �� � +G9a6p +G �=i��.4� � +V99� +qA� � �l$�f B�I�li�i$$FKi�'i ON T}'ll$��,1��� ��f.Ai�TL
9 -�q$' �01 � _
�
EG'y� GQ9 Q o,Ar° � �1 p�p�p/�o��yy� �y
� G� q� G }p , 3 9 � J W1ti7h7 Vr�.GtA1MF P
0
G ♦�. +9�. 34'PINE , , � 7BM1 ELEV�100.00(ASSUMED)
� 9 O� E (+i96� tVo,°�� d +�'0,9 I O \ ISSU::i) '_
,� �`-�A � I a o �Y��: No. DegccinCca Date
� 0g +�9�.°�� G o0 G \� +V,L'1 O/y G 9ti6 � __._.
� 8'TREE 4° � A6 �` ys' �.,a' +,A q� f +q � UNDERGROUMD IJTp1TIES. SHON�N PQt
'orno s a�' +A0 +c,905` 90 0�6 9a 86 +�"ti Z � SURFACE EVIDENCE AND RECARD MAPS.
� °j +�'k'1 W1Y BE OIFFQiENT TF4W AS$IIOWN.
Z F�63 SHED +�90�ry SHm 9°j� Q�o BEFORE EXGVAiION,Gt1 UNDERGROUND ---�-
�'a$' o/H �W� Aa SERVICE AI.ERf(USA)1-800-642-2444. -_
�066 99� �gs� � 6 E�EC I 99.59 � ._._
8�i� ��y +9°j� � I LG�L NG7Vft�M�'
G �} •�`I. �9 ,6 6'. p I � Fj LOT 76,W1P OF SUBONISION A MONTA ....
�}96� q�i' G9q. G ,SE � ,}G9q. //y f� = VIS'TA,MAP REF:BOOK P PAGE 20
G 5� G '1� $H� +°�°j +Gc�9� ,�G A a� GC �j�100.00 Q
G 6�i G�h� t o�0' +q�" � 9 I-E 99�' EL=100.00
}A0'
� 8'TREE(S) �ro 7'�'�p��b 90 I o�� � �� DATE: njl,Y 1,2013
�G�'h FG�� GFG�^ G�C a� 6'TREE G�G59 p6 �4��bA ��y�� F9�9 �'F�O� ''�� GFqgti ;O�G �jPg g3 ��e 1.BOUNDARY DATA COAIPILED FROU RECORD ,�'�: "_
0 G� oig g °' _ _ FB _ .._ '� e 9� �c NIFORIMTION 1-10'
— — -- �y 5 — p �F�a� oo� a a i D R A W N:
99.11 -- —_ _— AI.O��n�oon . G9 �JCi.42� �'9 � , j�FACE��SR1C000 OR��a�E IS TO BG
� � �v � � JP . 10078
I I i
I SHEET 1111.E:
I � �V
� � G �h J~
� �O I ��i�
I � TOPOGRAPHIC
I � SURVEY
� ,
, I �
� / . .
� ��
I � �,�� i SHEET N0.
.
_ ' o I
' . V'�/3-D� ,
I ��
I r r�� �� �DI I ,o V�O
I ` . . �.. t� ''is�S i�.�r.(�9���� I �y i
�,�N ,�
I _ �'a�- � ° �
._ �. �.
._w__: W,,, _,,_._.., o w��
.. , i
�-" �c, ,���� �
��^9{�'���89°59'43"W 1 `�� �' �� � �
� �.�., \��1��������'
_ _ _ __
�-.�- -.� + -
` F N 89° 9'�k3"!�l `o, .00' � N$ °5,�'•43"�JV o 50.15''� i�,
;�� $� 8" $a � � g•� ', J o � `�'�
�, FR TREE � � �. �
� F ZTRF�FJ��
�I -�� � ,� �}
��e g9� 10'-0" g�A� ; 10'-0" �
�� ' �� GP� GP� ,c�
<,
J,a �c
\\\ .�
a�
� �� a�, � � �
�o �> > SC
� !N i � a '
�� I
� >_ cc
� � m
R� �.; ''b, �� � � %-o
�
� '
��`
�
\
�
�
�l\ SCALE:1"=15'
15 7.5 0 7.5 15 30 60
�' CV�CV �G ���" Dc a° N �y
� �'� ��i l@C ���� • � I V
� � M ;° � � �' i D�� � �«
� �
�' r � �,'; T�� �
�
� �
� �' � �
��� ° ,�� 35' T �7.15' 35' 8' �� `
\\\t��c ^� y c c v
V � �9 ° �
� 8� :, � , � I � c ° � o t
_ � c _ �R�\R«�[\
� PRIV S= BUILDING � � �
�' '� OPE � �
� �,� �€� � � NVELOP�E`�` ' �
ti �° � � �� �°� � �
�
v ,,� � �� I � � � '�
�i �'I ° I Ili�i 'j, � �! '� �
� �� _ �
i
� PRIVET �$a A� � �"' III�I �II �
�
�; 8" � �i � Ii! � -- - - _ -
�vy �WAL T$$��,I I i ! � � A j ���'�
� ,�
PRIVET � ► PARCEI�-A � � � Pl�RC 'L-B� �� �
I
7"
ITAL.CYPRESS
� ��
� � �
0
CV
�
o�
Z �Z
in
;� - c
7" �
PRIVET
�$
��
_`1� $�
� - - - - ----- - - � N I
� I,
F. 1�1.�0 v � � F�. 10 .00 �'�
AD 99.��0 m� � ;--P�B�.O �` �# ��
;. �.
�� I � ° � " �I#�� �
� � °' � � $`� OAKD'� I �
$' �` m�� }:I ��Il� l �
\l yy�V� �;q
`� \ � V � T
-��',, �! �e� 9 0 0
Ca�� Z�n� t, Z
i ,�
v a �'
�� ��
a��''''��.�
—�
� ti N
� � #� � '
34 �
C AR � �' �
M
� � 22"
� P E o
� � � $,
$" 50 0' N 9$ '4 " v .1�,%
�
�
�
�
,\
�
�
�
�
�
�
�� �
�
° --- - -
�
in
-
_ --- .
-- -- -�
�
N �'
�
,
�
LEGEND
� PROPERTY LINE BEFORE DEDICATION
— - - �— PROPERTY LINE AFfER DEDICATION
' — — — -- EASEMENT
i
°-'� SS SS EXISTING SANITARY SEWER&4'LATERAL
- -SD SD- EXISTING STORM DRAIN
-W—W - EXISTING WATER MAIN
❑WM WATEFi METER
� DRY WELL
, ./�-- FLOW LINE
, G.B. —�— GROUND BREAK
i
_ - .__'"____ -. .. _,I__.___.J
�i
i
I
�
�
�
/
_ v „ $ #�,� �
'y� � �- ,y� —'s-a----- -�,;$—----� '� r
Tf� -a �E d� '�
-- - - - - =g - - - - - J- - - - - - - ----- -
LOMITA AVENUE (50'RW/RW)
CROSSHATCHED AREA DENOTES
5'STREET DEDICATION N
-� � -
------ — -;i�� .��.----_— -- -,i- .; ,--------i:i� � , --- —. --��
INSTALL NEW SIDEWALK
INSTALL NEW CURB&GUTTER
✓'10/3-v.?
�,. - - � �..,,�.,;�� ��'�� — �
; ,
��. Q.��
. .. :.,�.�,' ;'��?.�i i"3�H6
- �-N _ �-a�-��
�
�
(}�40N
I
�
i
I w
�
i Z
I w
Q
� W
I �
Z
Q
� O
�
I
—�MO4 ;�
�
VICINITY MAP
,.� . ,..�;.,
�:";:.°;.
jk, .. ;;':`
��" ,.. .
...... '::IhY�..l:� �
....��I,.. 1,.
. ..�> .'.... t 1-.�1 �f
BASIS OF BEAPoWCS
THE BEARING,N89°59'43'W,OF THE CENTER LINE OF
LOMITA AVENUE,AS SHOWN ON THAT CERTAIN MAP
FILED IN THE OFFICE OF THE RECORDER OF SANTA
�LARA COUNTY,STATE OF CALIFORNIA,IN BOOK 515
0�=1!lAPS AT PAGE 50,WAS USED AS THE BASIS OF
BEARINGS SHOWN ON THIS MAP.
BASI3 OF C-�EVAT10rk �
TBM ELEV=1 t�0.00(ASSUMED)
��o�:
UNDERGROUND UTILITIES.SHOWN PER SURFACE
EVIDENCE AND RECORD MAPS. MAY BE DIFFERENT
THAN AS SHOWN.BEFORE EXCAVATION,CALL
UNDERGROUND SERVICE ALER?(USA)1-800-642-2444.
��e1 DE�TIONk
LOT 76,MAP OF SUBDIVISION A MONTA VISTA,MAP
REF:BOOK P PAGE 20
NIO�
1.BOUNDARY DATA COMPILED FROM RECORD
INFORMATION
2.MEASUREMENT OF BUILDING LINE IS TO THE FACE
OF STUCCO OR SIDING
� �,
REVISIONS BY
1�01117114 JC
m E
y N j 8
ui �
� U <�;�
OI t �vN�
U ��y
W qm �O(O 0
�
� � ���€
�
�
'O
c
; • • -
� . . . . .
4�'���*b
��y��m /�
� � >S
�� � u�
s�'� �P
��lsis3a �►
Z z
Q
� J
Q �.
�rR W
V
J Q
� �
�""' �
w �
� Z �
I O Z
Ua
w �'
� T
Z �
W` �
/ �
aU
Q
� O
� Z
0 �
J �
Li�i w
� �
� �
� U
N
Date 09/05/13
Scale 1"=15'
Drown JC
Job# 1306
Sheet
C-1
Of Sheets
��►�� a��r,�t
�•b`( ;_���y�`'�.t- y ,�I�,,.� f�Lt���
n��C� �'A `1'►3s s�. ��"" �
�aopas� N� N�vus6_• l 6�1�/C�i-�`-t 2�3si'J��.-�5�a :..
�t . �: �!
i �. �� = �.�$� : l� („'�'`�'s Z 3
.. ...._._ . _...___...___._...._._ ...���,�.. ..������_ ._ ._. ... .... ... ......._.._c����,_�- �t���,f�b71�
� . _.._.__._. - . _.___..._._---- . _ .
_ -� • � . . s . � q
--��� - �, ^� ,. ��: � � �3�0 ��so
—, ,.. �..�. I
_ __ -�0�61���-�3�►s.�.I° , I
_ ___. _ _. ._ ;
��M°•'�%''N'��39�59'43"W 100:13�rt�:•� 1..�.. `i
. .+l . �'� . � .W�'�:�rM.. :Y7�� rw��M�.�wF.'�`�M...� ,
� '� N f��l°��'�3"li�;lr %3Q.00' N;9�"5�'4�"W 50.1 a' � '�
= f i.; ,
i , - ; f. ;i
,! '� �.
� . . � 1 I
�':i; � . 1� .
;.
�- �A��c:c�.-� � r'�HC�L-Ei � !�
,#'i; . . , ; �':
•,�;>: , ;:, �� �. `.�_, ',
,��
,..,,I �t ,: � �'�,��.J ` i �. ...,. '
.:I
.:�
�
�`
3��}-�.��W���
` �
. _ _ _ . .
r
��'�`;
:.
..,
. .
., �' 1
F.1`. . ..,...�:l-. ,. .``;.e.��'�:.A.�...�
' l� � '�$ ..i:.... .
t..
�.�t��
� K3
,
g,'
.
... .. ..,...-'-_'—_-_.._:�._._ ........._.._. ._ ...._._r-'- •'_`__
�
. '?/
i�
r
:�
�--- INS7At.1.NCW CUt1E;K(alll'I'f.:17
_.
. . _. _..__._ �Z
�1 �-_:� - - _ ��i.__d:�
I. .. . ,
;
�:
�
:
�
;.
i'
i`
��
�-+ r
r.. i'
��.
i'
�
W,�.. �. .
................._....... .. _..._ �i
�
I
J
REV. 01117/14
✓'��/3-0.?
� A` �� :r���.-�.ao�3 -D�
�'4,":""'_•�.cil_-ii i��tl.i?vllld�
: � -a _�
�'� ,.:.. .�:��. ..�.,�
. ,. �,...,..J �re��a�e
-� � � �
.. . ..._. ,...,.... ....,......... _ -.. ....M.,�,�...�..
r . ._..... , .`._f,. y�l
. ;�-�:�c�:L�����:-
� � � ; I% t ��' ► .�it��
� ' M � �• �� � �_j' %��t�i�u�+��ii�t'�i�1,
CONCEPTUAL
BUILDING PLANS
A-0
✓-ao�3_o�
, .. __ _. -. �- 1 ������
. ..T �._r. r�.��. _....�.. . _
,� . ,.�,
:1�..,:`��
�� . , .�-a -��
� 1. .�...�
_ .
. �
.
: � f. .
, . _.
_� � ,
.._ . _ _ _. .. ...�
� `: ::-_:.,� C-_._
-----_....____--------------------___---�- .
� s
�
� �
fi ;
!
I
� � x
T
� � a
�
I �
I
�
�
�,;;:-
_�_1
I
;
_ �� '/�.I'-d
�
9-�-�5
�
,
i
� �
1
ri
�
�,�
�
��
1
;
�
,�
�ti
��
��
;
� ro
�
� `
c.r
��� � ,�g J„ � �
q-�-�� '� ,
4
T�T-��
CONCEPTUAL
BUILDING PLANS
REV. 01117114
�
� �
�
3
A-1
__ _ �- _.._ .. _t��,�,�
--- _.
____�___� Wr____�_.�
l`
1"__.
��v� _�t
._._ _-- - —- '� _
M��l�r O�
. _ _ �:,� 1"�,t-ao 3-0
. 1 I
�� �
a. � � � �� �:.����
. ._ �a:.�;
P _ , f� ,,�_,z.����
1
� .
k. •
e,.�.: :..i �.R;:.::�:.:.-�.rsva.o�nnut
:
f,Z/ ✓t /�,�L��i�—�,��
,: L _.,,.c,.,..�
.;.
_.. _ _
'�
Y
.
8 '
�t����� � E fl� (� �
t
������
_ _ _
�— i,.�• i�i i I ■� � (� I'�i ;��1;�1.
� � � �'� -� -
�I I � ,
i,, �f�� �- .��.: .�..I�.
_ ,, _
, � . ; ,
,
1 //
. - �,' /�
.,. '►�` /• G
/r�� �
��li ��� `i���ii
� � � ,,
, � �
� �'�������■�I�i��` -- - -- - - - -
- ,
� �I� i •�.,a � � �
,..:. � r` c I ..r.,i. .,. .;. '
, �ji �r�1 'f' 1 ����� •
ill I 1�1 /� ' ��1�r.�_�
�. L.�.�.—�: �s���1�
— �
m�� .
y�. � . � -
REV. 01117114
a0
i�
�
y .r1
: N
.
--__ �
7
CONCEPTUAL
BUILDING PLANS A-2
1�-ao�3-a.?
,
_.. ._ ,-: ;
.. - _ _ 13-0! ._. ..�._ .LL
_ r�� _. �-��-i� .:
,
.. , _ . /�.���
, _..�.,�..�.t
.. . �....�._.. ,.,. J ..,�..._ ..
.. . ►, ��
..._. _ �lg�)��p
p--g-�3
.. �._.. ...�
� '}
,
�.o�r� y ,,�� , „
/O
�p-�a
�
� '
4
REV. 01117114
�-T-.�
CONCEPTUAL
BUILDING PLANS
� �
A-3
� , �
�. ��__...-- _. _ __ ll�.t�v
.�� . -- - �' �
✓-�/3.oa
�_ ..� n�� �'�.�oZ-Q�?J—!��
r--_� � _ ,��. __._ r,-. :. �r.,..f_-.�-,:..-,�,<_�_
-.:;-�
«..,;.. �� • �Q��/ /
.. ,
_ _ �'�'' . . .:.� ._��..�
•i1
°� � �'��`^✓�L� / �
G--t. :
, _ _
__ ���1
REV. 01117114
- _---_ -%►�.l����►'CI�N '�'�+!�
-As '�h�. �-�.i __-- _.:�-e�usta r�ta���,�►vwy�.p�c
1'�T � �� _..w�;,,N�.►r wr — �u.�w�v.
-�------..._..._ ._..... �---........_
- a�t- - ���.SiA�
----.-¢t;L:��_F3W11(.
- --�r ���' �. - -
��_"=��-�"�-3=—
�'a!���:� �IIl�:��
�. �1 �I��;��
- . ����,- _ �__
_
- ---�,�-�\
� -- - _---- - -
- -
, �_
_,___ ----- �i�li�=���'��.�!
�����a� . -_=
�.
�
CONCEPTUAL
BUILDING PLANS A-4