PC R 14-2207 a
RESOLUTION NO. 14-2207
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAL USE PERMIT CASE NO. 13-006; LOCATED
AT 228 LE POINT STREET; APPLIED FOR BY ANGELA
PLUMMER
WHEREAS, the applicant has filed Conditional Use Permit 13-006 to construct a new
2,330 square-foot, mixed-use residence/office on a previously developed parcel in the
Village Mixed-Use (VMU) zoning district and within the Historic Character Overlay District
(D-2.4); and
WHEREAS, the applicant proposes the new residence be designed in the Spanish
Eclectic architectural style; and
WHEREAS, in accordance with the Design Guidelines and Standards for the Historic
Character Overlay District (D-2.4), a conditional use permit is required for proposals
involving the use of Spanish Eclectic architecture in the Historic Character Overlay District
(D-2.4); and
WHEREAS, the applicant has proposed that the existing structure be converted to a
secondary unit; and
WHEREAS, the applicant has indicated how the property could continue to be converted
in the future to allow for commercial uses; and
WHEREAS, the Planning Commission has reviewed the project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and has determined that the
project is exempt per Section 15332 (In-Fill Development Projects) of the CEQA
Guidelines; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at a duly noticed public hearing on May 6, 2014; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Conditional Use Permit Findings:
1. The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of
this title, the goals, and objectives of the Arroyo Grande General Plan,
and the development policies and standards of the City.
RESOLUTION NO. 14-2207
PAGE 2
The proposed development is allowed in the Village Mixed-Use (VMU)
zoning district per Section 16.36.030 of the Municipal Code, is consistent
with development standards for the VMU zoning district per Municipal
Code Section 16.36.020(D), and, based on a recommendation by the
Architectural Review Committee, is consistent with the Design Guidelines
and Standards for the Historic Character Overlay District (D-2.4) regarding
the Spanish Eclectic architectural style.
2. The proposed use would not impair the integrity and character of the
district in which it is to be established or located.
The proposed development would not impair the integrity or character of
the Village Mixed-Use (VMU) zoning district, as it is consistent with the
stated purpose of the VMU zoning district per Municipal Code Section
16.36.020(D) and, based on a recommendation by the Architectural
Review Committee, is consistent with the Design Guidelines and
Standards for the Historic Character Overlay District (D-2.4) regarding the
Spanish Eclectic architectural style.
3. The site is suitable for the type and intensity of use or development that is
proposed.
The site is suitable for the proposed development, as the development
meets applicable development standards relating to parking, building
height, setbacks, and landscaping. Additionally, the site is suitable for the
proposed development based on a recommendation by the Architectural
Review Committee regarding the design of the structure in the Spanish
Eclectic architectural style.
4. There are adequate provisions for water, sanitation, and public utilities
and services to ensure public health and safety.
There are adequate provisions for all utilities and services necessary to
ensure public health and safety.
5. The proposed use will not be detrimental to the public health, safety or
welfare or materially injurious to properties and improvements in the
vicinity.
The proposed use will not be detrimental to the public health, safety or
welfare, nor will it be materially injurious to properties or improvements in
the vicinity as it will comply with all applicable codes, standards, and
design guidelines.
RESOLUTION NO. 14-2207
PAGE 3
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Conditional Use Permit 13-006, as presented to the
Planning Commission on May 6, 2014 and as shown in Exhibit "B", on file in the
Community Development Department and incorporated herein by this reference as
though set forth in full, with the above findings and subject to the conditions as set forth in
Exhibit "A", attached hereto and incorporated herein by this reference.
On motion by Commissioner Goss, seconded by Commissioner Sperow, and by the
following roll call vote, to wit:
AYES: Goss, Sperow, Keen, Russom, Martin
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 6th day of May, 2014
I
ATTEST:
agkj - -
WackvityA ,,
41)
DEBBIE WEICHINGER JE 7 ER ARTIN, CHAIR
SECRETARY TO THE COMMISSION
AS TO CONTENT:
• c-----TERE A MdCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO. 14-2207
PAGE 4
EXHIBIT `A'
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 13-006
228 LE POINT STREET
This approval authorizes the construction of a 2,330 square-foot single-family residence
design in the Spanish Eclectic architectural style, reconstruction of an existing garage in
the Spanish Eclectic architectural style, and conversion of the existing residence to a
secondary dwelling unit:
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the construction of a new 2,330 square-foot, single-family
residence and conversion of existing residence to a secondary rental unit designed
for future adaptive reuse.
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. The applicant shall comply with all conditions of approval for Conditional Use
Permit 13-006.
4. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of May 6, 2014 and marked Exhibit
"B"
5. The applicant shall agree to indemnify and defend at his/her sole expense any
action brought against the City, its present or former agents, officers, or employees
because of the issuance of said approval, or in any way relating to the
implementation thereof, or in the alternative, to relinquish such approval. The
applicant shall reimburse the City, its agents, officers, or employees, for any court
costs and attorney's fees which the City, its agents, officers or employees may be
required by a court to pay as a result of such action. The City may, at its sole
discretion, participate at its own expense in the defense of any such action but
such participation shall not relieve applicant of his/her obligations under this
condition.
6. Development shall conform to the Village Mixed-Use (VMU) zoning district
standards except as otherwise approved.
7. All conditions of approval for the project shall be included in construction
drawings.
8. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans including those specifically modified by these conditions.
RESOLUTION NO. 14-2207
PAGE 5
9. The applicant shall comply with Development Code Chapter 16.56, "Parking and
Loading Requirements". All parking spaces adjacent to a wall, fence, or property
line shall have a minimum width of 11 feet.
10. Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Municipal Code. Construction activities
shall be restricted to the hours of 7 AM and 5 PM Monday through Friday. No
construction shall occur on Saturday or Sunday.
11. At the time of application for construction permits, the applicant shall provide
details on any proposed exterior lighting, if applicable. The lighting plan shall
include the height, location, and intensity of all exterior lighting consistent with
Section 16.48.090 of the Development Code. All lighting fixtures shall be shielded
so that neither the lamp nor the related reflector interior surface is visible from
adjacent properties. All lighting for the site shall be downward directed and shall
not create spill or glare to adjacent properties. All lighting shall be energy efficient
(e.g. LED).
12. All new construction shall utilize fixtures and designs that minimize water and
energy usage. Such fixtures shall include, but are not limited to, low flow
showerheads, water saving toilets, instant water heaters and hot water
recirculating systems. Water conserving designs and fixtures shall be installed
prior to final occupancy.
13. Landscaping in accordance with the approved landscaping plan shall be installed
or bonded for before final building inspection/establishment of use. The landscape
and irrigation plan shall be prepared by a licensed landscape architect subject to
review and approval by the Community Development and Public Works
Departments. The landscape plan shall be in conformance with Development
Code Chapter 16.84 (Water Efficient Landscape Requirements) and shall include
the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground-mounted utility and mechanical
equipment;
c. The required landscaping and improvements. This includes:
i. Deep root planters shall be included in areas where trees are within
five feet (5') of asphalt or concrete surfaces and curbs;
ii. Water conservation practices including the use of low flow heads,
drip irrigation, mulch, gravel, drought tolerant plants.
iii. An automated irrigation system using smart controller (weather
based) technology.
RESOLUTION NO. 14-2207
PAGE 6
iv. The selection of groundcover plant species shall include native
plants.
v. Linear planters shall be provided in parking areas.
vi. Turf areas shall be limited in accordance with Section 16.84.040 of
the Development Code.
14. The applicant shall paint a test patch on the building including all colors. The
remainder of the building may not be painted until inspected by the Community
Development Department to verify that colors are consistent with the approved
color board. A 48-hour notice is required for this inspection.
15. All ducts, meters, air conditioning equipment and all other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from
public view with materials architecturally compatible with the main structure. It is
especially important that gas and electric meters, electric transformers, and large
water piping systems be completely screened from public view. All roof-mounted
equipment which generates noise, solid particles, odors, etc., shall cause the
objectionable material to be directed away from residential properties.
16. All conditions of this approval run with the land and shall be strictly adhered to,
within the time frames specified, and in an on-going manner for the life of the
project. Failure to comply with these conditions of approval may result in an
immediate enforcement action. If it is determined that violation(s) of these
conditions of approval have occurred, or are occurring, this approval may be
revoked pursuant to Development Code Section 16.08.100.
17. The applicant shall construct the ADA ramps under the same building permit and
at the same time as the new residence in order to allow access to the commercial
component of the structure..
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
GENERAL CONDITIONS:
BUILDING CODES
18. The project shall comply with the most recent editions of the California State Fire
and Building Codes and the International Building and Fire Codes as adopted by
the City of Arroyo Grande.
DISABLED ACCESS
19. Provide complete compliance with State and Federal disabled access
requirements.
FIRE LANES
20. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
RESOLUTION NO. 14-2207
PAGE 7
Ill 21. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
22. Project shall have a fire flow based on the California Fire Code appendix III-A.
23. Prior to combustible materials being placed on site, fire hydrants shall be installed
& operational, per Fire Department and Public Works Department standards.
FIRE SPRINKLERS
24. Prior to Occupancy, all buildings must be fully sprinklered per Building and Life
Safety Division and Fire Department guidelines.
25. Provide Fire Department approved access & sprinkler-system per National Fire
Protection Association Standards.
ABANDONMENT/ NON-CONFORMING
26. The applicant shall show proof of properly abandoning all non-conforming items
such as septic tanks, wells, underground piping and other undesirable conditions.
FEES
27. Pay all required City fees at the time they are due (for your information, the
"Procedure for Protesting Fees, Dedications, Reservations or Exactions" is
provided below).
28. Water Meter, service main, distribution, and availability fees, to be based on
codes and rates in effect at the time of building permit issuance.
29. Water neutralization fee, to be based on codes and rates in effect at the time of
building permit issuance.
30. Traffic Impact fee, to be based on codes and rates in effect at the time of
building permit issuance.
31. Traffic Signalization fee, to be based on codes and rates in effect at the time of
building permit issuance.
32. Sewer hook-up & facility Permit fees, to be based on codes and rates in effect at
the time of building permit issuance.
33. Building Permit fees, to be based on codes and rates in effect at the time of
building permit issuance.
34. Strong Motion Instrumentation Program (SMIP) fee and State Green Building
fee, to be based on codes and rates in effect at the time of building permit
issuance in accordance with State mandate.
RESOLUTION NO. 14-2207
PAGE 8
35. Park Development fee, to be based on codes and rates in effect at the time of
building permit issuance.
36. Park Improvements fee, to be based on codes and rates in effect at the time of
building permit issuance.
37. Community Centers fee, to be based on codes and rates in effect at the time of
building permit issuance.
38. Fire Protection fee, to be based on codes and rates in effect at the time of building
permit issuance.
39. Police Facilities fee, to be based on codes and rates in effect at the time of
building permit issuance.
40. Impact fees to specific capital improvement projects as determined by the Director
of Community Development.
PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR
EXACTIONS:
(A) Any party may protest the imposition of any fees, dedications, reservations, or
other exactions imposed on a development project, for the purpose of defraying
all or a portion of the cost of public facilities related to the development project by
meeting both of the following requirements:
(1) Tendering any required payment in full or providing satisfactory evidence of
arrangements to pay the fee when due or ensure performance of the
conditions necessary to meet the requirements of the imposition.
(2) Serving written notice on the City Council, which notice shall contain all of
the following information:
(a) A statement that the required payment is tendered or will be
tendered when due, or that any conditions which have been imposed
are provided for or satisfied, under protest.
(b) A statement informing the City Council of the factual elements of
the dispute and the legal theory forming the basis for the protest.
(B) A protest filed pursuant to subdivision (A) shall be filed at the time of the
approval or conditional approval of the development or within 90 days after the
date of the imposition of the fees, dedications, reservations, or other exactions to
be imposed on a development project.
RESOLUTION NO. 14-2207
PAGE 9
(C) Any party who files a protest pursuant to subdivision (A) may file an action to
attack, review, set aside, void, or annul the imposition of the fees, dedications
reservations, or other exactions imposed on a development project by a local
agency within 180 days after the delivery of the notice.
(D) Approval or conditional approval of a development occurs, for the purposes of
this section, when the tentative map, tentative parcel map, or parcel map is
approved or conditionally approved or when the parcel map is recorded if a
tentative map or tentative parcel map is not required.
(E) The imposition of fees, dedications, reservations, or other exactions occurs, for
the purposes of this section, when they are imposed or levied on a specific
development.
ENGINEERING DIVISION CONDITIONS
GENERAL CONDITIONS
42. The developer shall be responsible during construction for cleaning city streets,
curbs, gutters and sidewalks of dirt tracked from the project site. The flushing of
dirt or debris to storm drain or sanitary sewer facilities shall not be permitted.
The cleaning shall be done after each day's work or as directed by the Director
of Public Works, the Community Development Director or his/her representative.
43. Perform construction activities during normal business hours (Monday through
Friday, 7 A.M. to 5 P.M.) for noise and inspection purposes. The developer or
contractor shall refrain from performing any work other than site maintenance
outside of these hours, unless an emergency arises or approved by the
Community Development Director. The City may hold the developer or contractor
responsible for any expenses incurred by the City due to work outside these hours.
44. The applicant shall agree to defend at his/her sole expense any action brought
against the City, its present or former agents, officers, or employees because of
the issuance of said approval, or in any way relating to the implementation thereof,
or in the alternative, to relinquish such approval. The applicant shall reimburse the
City, its agents, officers, or employees, for any court costs and attorney's fees
which the City, its agents, officers or employees may be required by a court to pay
as a result of such action. The City may, at its sole discretion, participate at its
own expense in the defense of any such action but such participation shall not
relieve applicant of his/her obligations under this condition.
45. All project improvements shall be designed and constructed in accordance with the
City of Arroyo Grande Standard Drawings and Specifications.
46. Existing Arroyo Grande benchmark on the sidewalk at Mason and Le Point will
RESOLUTION NO. 14-2207
PAGE 10
need to be relocated.
IMPROVEMENT PLANS
58. Landscape and irrigation plans are required within the public right of way. The
Public Works Director shall approved the irrigation plan.
59. Prior to approval of an improvement plan the applicant shall enter into an
agreement with the City for inspection of the required improvements.
60. The applicant shall be responsible for obtaining an encroachment permit for all
work within the public right of way.
STREET IMPROVEMENTS
61. All street repairs shall be constructed to City standards.
62. Plans shall include a community mailbox or relocated existing mail boxes across
the street.
63. Existing fire hydrant needs to be adjusted to new grade.
CURB, GUTTER, AND SIDEWALK
64. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director.
65. Driveways shall be constructed per City Standards.
66. Install ADA compliant facility at the intersection of Mason and Le Point. The
existing guy wire will be required to be relocated to the satisfaction of the Public
Works Director.
67. Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to
prevent damage due to root growth.
68. Any sections of damaged or displaced curb, gutter & sidewalk on Mason shall be
repaired or replaced to the satisfaction of the Public Works Director
69. Provide detail showing how the existing ADA ramp at the west property corner will
not be in the way of the proposed driveway.
WATER
70. Residents using fire sprinklers shall have individual service connections. If the
units are to be fire sprinkled, a fire sprinkler engineer shall determine the size of
the water meters.
71. The existing water meter shall be brought up to grade and upgraded to a 1 inch II
RESOLUTION NO. 14-2207
PAGE 11
service.
SEWER
72. All sewer laterals within the public right of way must have a minimum slope of 2%.
Plans shall show proposed sewer lateral connection for both existing and proposed
residences.
73. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with the Standard Plans.
74. Obtain approval from the South County Sanitation District for the development's
impact to District facilities prior to permit issuance.
PUBLIC UTILITIES
75. The developer shall comply with Development Code Section 16.68.050: all
projects that involve the addition of over 100 sq ft of habitable space shall be
required to place service connections underground.
76. All improvement plans shall be submitted to the public utility companies for review
and comment. Utility comments shall be forwarded to the Community
Development Director for approval.
GRADING AND DRAINAGE
77. Submit a preliminary soils report prepared by a registered Civil Engineer and
supported by adequate test borings. All earthwork design and grading shall be
performed in accordance with the approved soils report.
78. Project shall comply with the Regional Water Quality Control Board Low Impact
Development requirements.
DEDICATIONS AND EASEMENTS
79. Street tree planting and maintenance easements shall be dedicated adjacent to all
street right of ways. Street tree easements shall be a minimum of 10 feet beyond
the right of way, except that street tree easements shall exclude the area covered
by public utility easements.
80. A Public Utility Easement (PUE) shall be reserved a minimum 6 feet wide adjacent
to all street right of. The PUE shall be wider where necessary for the installation or
maintenance of the public utility vaults, pads, or facilities.
PERMITS
81. The applicant shall be responsible for obtaining an encroachment permit prior to
performing any of the following:
RESOLUTION NO. 14-2207
PAGE 12
a. Performing work in the City right of way,
b. Staging work in the City right of way,
c. Stockpiling material in the City right of way,
d. Storing equipment in the City right of way.
FEES
82. Pay all required City fees at the time they are due.
83. Fees to be paid prior to plan approval:
a. Plan Grading Plans Fee: based on an approved earthwork estimate.
b. Improvement Plan check for based on an approved construction cost
estimate.
c. Inspection of subdivision or public works, construction plans based on an
approved construction cost estimate.
AGREEMENTS
84. Subdivision/Improvement Agreement: The subdivider shall enter into a subdivision
agreement for the completion and guarantee of improvements required. The
subdivision agreement shall be on a form acceptable to the City.
ARCHITECTURAL REVIEW COMMITTEE CONDITIONS
47. The pilaster ledge details shall be removed in favor of a smooth transition detail.
48. No stucco covered Styrofoam shall be included below eight feet (8') due to
maintenance and vandalism concerns.
£och L•b►' "/3 H
G
TOLERANT)
(N)ROBIUNI PALM(DROUGHT TO-I ([)CREPE MYR •'•UGH7 TOLERANT) (��N LD^ P'Ti
,_ (E)RU' SAGE(DROUGHT TOLL-• Q N m`-
_ =data 11 C
TURF CALCULATION j f- -=-. z. PLUMMER Cw,,$
335/1350-24 8% ""-� L r IT V--413-CAR
1 1113- - yI 1"id_ \ Oa G N O
—,,._ L [° Bl.! r RESIDENCE UL
1350 5 I'AT
MASON ST
`,•1 G-] ,11110 -,1111 PROPOSED RESIDENCE
'� ∎I.I ,_--
4
4
• t '
----------____„_,/@()I N PCMJ5TMA51,
E,, I205P
w_, I f TyM p r
1II1Il�111e �,u�
—x I TU� flatJIi,41
EXISTING RESIDENCE *
EXISTINGI 2809f _ ��
' �,. I V •FIRE �/
_ --LORnzzLEEfPwer i)2os.e
lf✓ I • '<CO MIN `.m� CD
✓:)�LPAUA Ml CREPT MYRTLE GIANT BIRD OF •�•,
LANDSCAPE PLAN i' _ -la �(N)BOXWOOD HEDGE / •
U
cortatne SHEET INDEX . u w
REMOVE TEMPORARY BARRIER PLACED BY A.G CITY LE P01∎•
'-�REMOVE 0'-10 OF 065TING SIDEWALK STREET • PROJECT DATA$SITE PLAN T I
REPLACE SIDEWALK • TO FOLLOW GYRO W PROPOSED FLOOR PLANS A I f1J z Q
EASTERLY DECLIN-•F STREET CONSTRUCT NEW 5'CONC SIDEWALK SPANNING PROPERTYS LC W
POINT 5T FRONTAGE TO MEET EXISTING MASON 57 SIDEW NEW MAILS. -AND TO ATCH NEWLY ERECTED ELEVATIONS A 2
/ ` BOXES CITY ON LE P01 57
/ fy 40D^"DAc entu EXISTIN• •-.. 0 BE RELOCATED 124 0 O
L - NEW AD A SIDEWALK RAMP r/ W
oUrlw L`p amee .—
DETECTABLE WARNING SITE J
�;— -- _ —�— 1 MODIFY GUY WIRESUPPORT OP 9T O
_•.y ' -_.....•- POWER POLL 0 REDUCt TRIP H- '• sPp\!IT MASON 5T (Q
(E)WATC•MET" e •• �. _ POWER POLE T N 5
s T C r----'4='7'2----.-c:— ,sv -, ' • ss Ibis E ORPDS� N Q
efil 1615 1 1 r� - r--- �-->� •Iil __ ,_ .� C)GfS METER '''it '•, \
".,._/' I-I-P1 yAB� --- -' - i `� i��i a 1570 ,iii. "��/�
11.1 K G7''''° h �,"qr
C REM 'p DPMWAr TRIANGLE pA
I��1- ) 905oNG I r B ,_. j- --� �./�,� CENED
'41: GARiG tl/ y �e d_Loa
aR k _ n _- ed�622' -'„ d 1600 / ® MAR 3112014
I �!• 611 AIL■∎ RO/ PROPOSED ` /� VICINITY MAP N T 9 °"10181
�i _7 MV/ T------- nmuxu¢+u•wa Ili rod
L�fT �I e° 3 SITE PLAN
G_7 STEFS ''. x l,1+�+• `I (ON[STORY PORTINM �,
II ,________.___ -_--__-�-_ 1 /��IIA d(572
- TOPO MAP
Fa 11 � '" !' < �PROJECT DATA PROJECT
I '+
— 5 ® �I 157x\ ' Z OWNER. ANGELA LPO TSTR DATA
a ; ARROYO GRANDE,CA 93420 DATE 3 31 14
X %MU MCtO' 111p®111 �1 8051574-0649
gS !Ti = 1111Y'1��VIUM SITE INFORMATON REVISION DATE
ya EXISTING STREET ADDRESS 228 IL POINT ST
RESIDENB I _ • APN 007-192-029 A
—.a & 0 151 IS' PROPOSED RESIDENCE ro a ZONING VMU(VILLAGE MIXED USE)
rKli DWD STORYPORTIONI R) EWER'�NNERION EXISTING GARAGE 648 SP
ream.I ---- s, - EXISTING RESIDENCC (0325P
—�v r.'ao-n,1 „ PROPOSED PROJECT
II 1534 I)DEMOUSH EXISTING GARAGE CONSTRUCT NEW 703 5 P GARAGE
d 1525' o—' FOR 3-CAR COVERED PARKING SPACES
— _ DOSING e�,V mu. 2)CONSTRUCT NEW 2330 5 P RESIDENCE WITH 670 9 P ROOF
,q, d 1529 o NSTR T• I
3)CONSTRUCT 225 5 P CARPORT FOR I-CAR COVERED PARKING
SITE PLAN I aw cc ArAS Upo .e,i i�15.5M (N)WOOD FENCE BETWEEN STUCCO PILASTERS ® u,, _
SPACE
EXISTING CONTOUR (E)EXISTING (N)NEW I/8'-I'-0' !•!
/ CAVORT 400/ FORDI RI:01 6
00.1N
Ur tn co'D—V
,1 N 7-61 15-6 11,0* IT
< UP 1E1 I° 6 FiS)-IT
<---aox
/ CARPORT L;:
u @.)
in o F s
,tu t t 2 t
.eNo—c
ASTER
BATH ' OL
...—-
.----..,TLE al•,,\ „ i .
PORCH
— ..
17-61 ROOF DECK . W.1 C. I en
ft
1 POOMIT,----- MU M. ' Igil
MASTER ,'Y V= •
I i ..,
0
,,,_____
. . BEDROOM
. ,
' I'
I • OFFICE
O 113 `-„. _ ., 0_, --- ...,,,.:„. 0 ,
t:•;
:"...
11 5A/211-1
, ;
1 •
0 ;1 ', ),
IV AD07.41, :
:• , min,
....- ..... _
: ...___ 0.)
_
..: 2141. 70 li (c 0
PATIO Q) t
17-7 Al it u 0
I 6- - LIVING ROOM
`;
FAMILY ROOM 0 0 4. trft-- •r=1 u j
11 PORCH
..0,0 0 DINING AREA
1.- lial ..
.._ i -IV
(.) z
KfTCHEN ob... — -•os
_I ,-,
,-;,:-.1.7 0:1 :-I-T-, .. !Einir,„ lily: ii
i 11 .
0
IL rs,
ii 1
cc
(LOWER FLOOR) y
el.5
MIDDLE FLOOR PLAN
N
UPPER FLOOR PLAN I/4'= 1'-0' t
1050 5 F .._.. N <
680 5 F
MIEM1=1.1 .4. MMINII —,
\P r— P=I
I
r'
(MIDDLE FLOOR) : ■ : : : : 814
I I 1
1 7.--armara
i T.----1 rf-_,-T-_-_;--;-__-__::::-7,-.---1, MM.VNI ■ I i I I
I 1 I I
1 .=11 g
i C:1_4 i i 1 ' ) 111.1. . FLOOR
\., ;
; PLANS
I ill 1
1 [I 1.---.11,11M.. PO EsArn'..•
i 2-CAR GARAGE___
pr _-=-1:, __
11 :I I DATE 3 31 14
i---=-=,-- — .1 13DRM 3 1 1
!10
I REVISION DATE
1 1 10
"! 1 -, — =—__
i A .
Millil W 10... S 5.
OP 'PT 6111/7
GARAGE PLAN 1/4'= 1.-0' t LOWER FLOOR PLAN A. I
GOO 5 F GOO 5 F
G
. _ =in s v
/'� �t.t...r,,,,, vi/1A`'1 •M a.yy;�. �� t is1911�,;:R HI
iMns
. tea^ Idili■.�_ --- — - _ ..:- -. :�. *.'r:"i-- rt e
$ SutORVOaN ��� ��.. .� a I '_ ���•i •.� 1� `jlt�Ill�t►71iSI�t 1_ kit in I Ili
Mi■i . i:1 i � ■I. ntwi�u.r�i,�, tYr iii •�'a a�ut.iL-in-riri�7"�^s iJ Cry I(ll'n �i�i l�i� i�'h'q 2.
,�.. `"' , ~izi.,,.• G a* �I�^l�A Ft ia:�° 1.._.Y�.._ey r�.icl41a G� 0,-. '. ._iC, l�l _I..■r a
I + Isls1 .,t.S�',.sM; LLIELt.E1 , la. .,;._�� o s v 1 11 J Ilipl f t" �W_. E_I..I__.-I 1-'.,:eL iaLL.i-r.,k.._. I I I I CI �"i"Y E! t�I.EI I� �I_ i u�� .cLo.IR ems..._- -r — w IIM�I i•I It ^-. IG o _
�1h�`f1fl IIFIII lir .— ? i- - - -
. . _.IIII>!�IMiLWI1IE= X47.7
RESIDENCE EAST ELEVATION Ira•=I'-t)° RESIDENCE NORTH ELEVATION 1/4"= I'-0' N
U
U
�llifil •i "' f rl` 3t � Wirf
r r@@���hilt:.•II``I��I�f' t f i ' I A!'YiIQ. .' .^lt�.e>�t iY �I�i^ _ i_ i v ``■
-It zau cF -_ rso
- Gt!1uH�GT,,...,.�{ l .. %KW PiWSIC-9-6•'y - — - - — -- LL
El , ----- N. nat.:. e-c, - ;D ,„ . .. ... ..e
' wor prA4-6,44rsittf ill 1111111111111. -------H----- . .1.€1
- '_lllr .l�cac-vE.ra.�"�J� -A_ / - Mb-f 1- ' � R.. --' H 'j�--'�'� N Q
�� l 7 --_ PR°P.4NE� I_ la j a
! I i _ el4 .. _ i _ I 157.2 �--�.
IIII�III'l��'('I'llllil�������� ��, , —5�a; � II�I'�I1111i1I11111011111- — — -- — -_ __ — - 1 �,
RESIDENCE SOUTH ELEVATION 1,4 I'O. RESIDENCE WEST ELEVATION i,4.=1'--0' '
Rf'i��I/�'I�(i ii�l 1 Ifilil(I i�liit 1/1�l 1 I r�i,� I�
■ ,. 'r s .■�.hl1■ Iq.l.O . a IS .. ELEVATIONS
�a`G 110,111 A ^ aIG X11 r aFl ' i e!I�I ! _F ' 151'_c,� Ir�"- _ i.e1,�A�sia !m_I____
111I ,4IPP1�a∎0! 11!1 1111,1 a.I = ,_ — . . �-
^� _�I,�„ r 1CC,vh^, 1�h��ih' � _ -� _�^ DATE 5.31.14
rl I i 1� REVISION DATE•
r I . ICI - ;111.11111 I - I �IIE :1111111111•
• - I.I. • �. - I1111k. .
•111 ego =-L i�.5 • OMIT
Iao.S — — JI714 ce_ • •
GA- AGE NORTH ELEVATION 1/4•- 1'4y, GARAGE EAST ELEVATION 1/4'= I.-0' GARAGE SOUTH--ELEV-AT1ON- - -- Ii4^=i',, - A.2