HomeMy WebLinkAboutItem 4Date: April 19, 2012
MEMORANDUM
Development Services Department
TO: Arcadia Planning Commission
FROM: Jim Kasama, Community Development Administrate
By: Thomas Li, Associate Planner
SUBJECT: Photo Booklets for Modification Application No. MP 12 -02, Oak Tree Application
No. THE 11 -36, and Single- family Architectural Design Review No. SFADR 11-
110 for a proposal at 1560 Hyland Avenue.
Mr. Jeremy Taylor, the designer and applicant of the subject contemporary architectural design
for 1560 Hyland Avenue, provided half -inch thick photo booklets for distribution to the Planning
Commission. Only 8 copies were provided in time for inclusion with the agenda packets, but
copies are available for review in the Planning Services office. The applicant prepared this
booklet to showcase contemporary architectural elements similar to those of the proposed
project that are included at other properties in Arcadia.
STAFF REPORT
April 24, 2012
Development Services Department
TO: Arcadia Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Thomas Li, Associate Planner
SUBJECT: Modification Application No. MP 12 -02, Oak Tree Application No. THE
11 -36, and Single- family Architectural Design Review No. SFADR 11-
110 for an addition and rebuild of an existing 2,075 square -foot one -
story, single- family residence.
SUMMARY
Designer, Mr. Jeremy Taylor, filed the subject applications on behalf of property
owners, Cynthia and Evan Pan, for an addition and rebuild of an existing 2,075
square -foot one -story, single - family residence at 1560 Hyland Avenue. It is staff's
opinion that the subject proposal is not architecturally consistent with the City's
Single - Family Residential Design Guidelines and cannot make the necessary
findings to support approval of the requested modifications and oak tree
encroachments. Therefore, the Development Services Department recommends
denial of the proposal.
GENERAL INFORMATION
APPLICANT:
LOCATION:
REQUESTS:
Jeremy Taylor (Designer on behalf of property owners, Cynthia and
Evan Pan)
1560 Hyland Avenue
Approval of the following Modifications, Architectural Design Review,
and Oak Tree Encroachments to add to and rebuild an existing
2,075 square -foot, one -story, single - family residence for a 2,785
square -foot, one -story residence with a 691 square -foot, attached,
two -car garage, and two, attached, covered decks with a total area
of 465 square feet, and a 600 square -foot, detached, recreation
room:
A. A 37' -1" front (northerly) yard setback in lieu of the 39' -0"
average of the two nearest front yards (1616 & 1620 Hyland
Ave.) for a 330 square -foot bedroom with study area addition
(AMC Sec. 9252.22).
B. A 7' -9'/4" rear (southerly) yard setback in lieu of 25' -0" for a 652
square -foot, attached, two -car garage, a 102 square -foot home
office, and a 318 square -foot covered deck (AMC Sec.
9252.2.4).
C. A 17'- 103/" rear (southerly) yard setback in lieu of 25' -0" to
retain a portion of the existing family room, and an
approximately 19' -0" rear yard setback in lieu of 25' -0" to retain
a portion of the existing study and living room (AMC Sec.
9252.2.4).
D. An 18' -9'/2" street -side (westerly) yard setback in lieu of 25' -0"
for a 652 square -foot, attached, two -car garage (AMC Sec.
9252.2.3.2).
E. A 12'- 33/4" interior -side (easterly) yard setback in lieu of 17' -9"
for an apparent, two -story height, 57 square -foot den and 315
square -foot master - bedroom (AMC Sec. 9252.2.3).
F. A 3' -3" rear (southerly) yard setback in lieu of 5' -0" and a 3'4'1/4"
interior -side (easterly) yard setback in lieu of 8' -11" to remodel
an existing 600 square -foot, detached, accessory building into a
recreation room with a 3/- bathroom (AMC Sec. 9252.2.9.1).
G. Approximately 1,600 square -feet of rear -yard coverage in lieu of
925 square feet for portions of the new garage, office, covered
deck, existing dwelling, and the detached recreation room (AMC
Sec. 9252.9.1).
H. An oak tree encroachment permit for encroachments into the
dripline of four (4) Coast Live oak trees (AMC Sec. 9703).
LOT AREA: 14,070 square feet
FRONTAGES: 183' -5" along Hyland Avenue: Approximately 82' -4" along the
northerly property line, and 101' -1" along the westerly property line.
EXISTING LAND USE & ZONING:
The property is developed with a 2,075 square -foot one -story,
single - family residence built in 1953, and is zoned R -1 -7,500 —
Second One - Family with a minimum lot size of 7,500 square feet.
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
April 24, 2012 — page 2
SURROUNDING LAND USES & ZONING:
The surrounding properties are developed with single - family
residences, zoned R -1- 7,500. To the rear /southeast of the property
is a City water supply facility.
GENERAL PLAN DESIGNATION:
VLDR — Very Low Density Residential for up to four (4) dwelling
units per acre. This designation accommodates low- density single -
family residential neighborhoods. Development is typified by large
lot, detached single - family residences on Tots ranging from 10,000 to
22,000 square feet or larger. Permitted uses include single - family
residences on a single lot and private tennis courts and similar
facilities.
Other uses that may be appropriate, consistent with zoning
regulations, include public and private schools, public parks, and
other open space uses.
PUBLIC HEARING NOTIFICATION
Public hearing notices of MP 12 -02, SFADR 11 -110, and TRE 11 -36 were mailed on
April 13, 2012 to the property owners and tenants of those properties that are within
100 feet of the subject property (see attached radius map). Because the proposed
project is exempt from the requirements of the California Environmental Quality Act
(CEQA), the public hearing notice was not published in a local newspaper.
BACKGROUND
On November 8, 2011, the applicant submitted Single - Family Architectural Design
Review No. SFADR 11 -110 and Oak Tree Encroachment Permit No. TRE 11 -36 to
add to and rebuild an existing 2,075 square -foot, one -story, single - family residence
for a 2,785 square -foot, one -story residence with a 691 square -foot attached two -car
garage, and two attached covered decks with a total area of 465 square feet, and a
600 square -foot detached recreation room (see attached plans).
Staff sent the applicant a letter on December 7, 2011 (see attached) stating that the
applications are incomplete due to a number of items that need to be addressed.
The items included a number of Code non - conformances, and architectural design
issues. The applicant requested the subject modifications to address the Code non -
conformances.
PROPOSAL AND ANALYSIS
As mentioned above, the applicant is proposing an addition and rebuild of an
existing one -story, single - family residence. The proposed rebuild requires front,
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
April 24, 2012 — page 3
side, and rear setback modifications, a rear yard lot coverage modification, an oak
tree encroachment permit, and single - family design review.
Architectural Design Review
The applicant describes the proposed design as Contemporary in style with the
following architectural elements: asphalt shingled hip roofs, 14' -3%" high exterior
walls finished with Hardie plank siding, "Mountain Sage" green exterior paint, a
frosted glass panel garage door, high horizontal anodized aluminum windows, and
hardwood decks. The existing home and the portions that are to remain are stucco -
finished with 9' -0" high walls. In staffs opinion, the Contemporary design of the
proposed residence with tall, uninterrupted walls is not consistent with the following
Single- Family Residential Design Guidelines:
1. The location, configuration, size, and design of new buildings and structures,
or the alteration or enlargement of existing structures, should be visually
harmonious with their sites and compatible with the character and quality of
the surroundings (page 6 — Site Planning).
2. The height and bulk of proposed dwellings and structures on the site should
be in scale and in proportion with the height and bulk of dwellings and
structures on surrounding sites. Alternatively, projects should incorporate
design measures to adequately mitigate scale differences (page 6 — Site
Planning).
3. On corner Tots, wall planes facing the street should be varied and articulated
into modules that reduce the overall massing and scale. Architectural
projections or indentations should be provided to avoid an uninterrupted flat
wall (page 9 — Massing).
4. All sides of a structure, including those that are not visible from the street,
should have adequate wall and roof articulation to minimize the building's
visual impact (page 9 — Massing).
5. An addition should be designed to look like part of the original house. All
exterior treatments should match those of the existing house as closely as
possible (page 33 — Additions & Alterations).
Given the inconsistencies with the guidelines, staff cannot support any modification
requests for this project. The 14' -3 %" tall exterior walls of the additions are
incompatible with the existing house, where the exterior wall heights of 9' -0" are to
be maintained. The height of the addition should be reduced to be compatible with
the existing portions of the building, and the architectural design altered to be
compatible with the neighboring properties.
Modification Request A
• A 37' -1" front (northerly) yard setback in lieu of the 39' -0" average of the two
nearest front yards (1616 & 1620 Hyland Ave.) for a 330 square -foot bedroom
with study area addition (AMC Sec. 9252.2.2).
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
April 24, 2012 — page 4
The applicant is requesting a 37' -1" front yard setback in lieu of the 39' -0" average of
the nearest front yards required for a 330 square -foot bedroom with study area
addition. The intent of the front yard setback requirement is to provide a buffer from
the street and to maintain consistency with the established front yard setbacks of the
street. In staff's opinion, the proposed front yard setback encroachment is minimal
and would not have a significant impact on the streetscape of Hyland Avenue.
However, due to the inconsistencies with the design guidelines, staff cannot support
this request for the proposed design.
Modification Requests B and C
• A 7' -91/4" rear (southerly) yard setback in lieu of 25' -0" for a 652 square -foot,
attached, two -car garage, a 102 square -foot home office, and a 318 square -
foot covered deck (AMC Sec. 9252.2.4).
• A 17'- 103/" rear (southerly) yard setback in lieu of 25' -0" to retain a portion of
the existing family room, and an approximately 19' -0" rear yard setback in lieu
of 25' -0" to retain a portion of the existing study and living room (AMC Sec.
9252.2.4).
The existing residence has a non - conforming rear yard setback of 17'- 103/" from the
southerly property line. Because this project qualifies as a rebuild, existing
conditions are subject to modifications from the current requirements. The proposal,
however, would further encroach into the rear yard with a 7' -9'/" setback for a 652
square -foot attached two -car garage, a 102 square -foot home office, and a 318
square -foot covered deck. The garage and office will have an exterior wall height of
14' -3 % ". It is staffs opinion that the additional encroachment with the proposed wall
height would have a negative visual impact upon the streetscape and the neighbor
to the south.
Modification Request D
• An 18' -9'/2" street -side (westerly) yard setback in lieu of 25' -0" for a 652
square -foot, attached, two -car garage (AMC Sec. 9252.2.3.2).
The subject property is considered a reverse corner lot due to its configuration with
the rear property line abutting the side property line of the adjacent property.
Therefore, a setback of 25' -0" is required from the westerly street -side property line.
As mentioned above, the proposed garage is to have an exterior wall height of 14'-
3'/4". At this height, the proposed encroachment would have a greater visual impact
than a garage with a typical one -story height of nine or ten feet. Furthermore, a
minimum setback of 20' -0" is recommended to provide sufficient space for a car to
be parked in the driveway without encroaching into the City parkway.
Modification Request E
• A 12' -33/4" interior -side (easterly) yard setback in lieu of 17' -9" for an apparent,
two -story height, 57 square -foot den and 315 square -foot master - bedroom
(AMC Sec. 9252.2.3).
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
April 24, 2012 — page 5
By Code, a single -story building with a top plate height of greater than 12' -0" is
subject to the two -story side yard setback requirement. Therefore, the proposed 14'-
3'/4" tall, 315 square -foot master bedroom and 57 square -foot den appear to be
subject to the two -story setback of 17' -9 ". The proposal will have a 12'-3%" setback
from the easterly side property line. If the top plate height of the proposed addition
is reduced to align with the portions of the existing house that are to remain, the
required setback would be 8' -10Y2" and this request would not be necessary. Staff
recommends reducing the height of the proposal to comply with Code.
Modification Request F
• A 3' -3" rear (southerly) yard setback in lieu of 5' -0" and a 3' -41/4" interior -side
(easterly) yard setback in lieu of 8' -11" to remodel an existing 600 square -
foot, detached, accessory building into a recreation room with a 3/4- bathroom
(AMC Sec. 9252.2.9.1).
The applicant is proposing to convert an existing detached garage into a recreation
room. The height and bulk of the building will not be altered. Staff does not have
specific concerns with this request since this is an existing building, and exterior
changes will be limited. However, as previously mentioned, the overall design of the
proposal is inconsistent with the design guidelines. Approval of any modification
request should be considered in conjunction with an acceptable architectural design.
Modification Request G
• Approximately 1,600 square -feet of rear -yard coverage in lieu of 925 square
feet for portions of the new garage, office, covered deck, existing dwelling,
and the detached recreation room (AMC Sec. 9252.9.1).
The Code limits rear yard coverage to a maximum of 25% to ensure that there is
adequate back yard open space. Due to the configuration of the lot and the layout of
the proposal, the southeast portion of the lot is to be the back yard area of this
property. It is staffs opinion that although the rear yard coverage exceeds the 25%
maximum limit, the proposal utilizes the irregular configuration of the lot to provide
adequate open space for a useable back yard. However, approval of this
modification request should be considered when it is determined that the
architectural design is acceptable.
Oak Tree Encroachment
There are four oak trees that are either located on or overhang the subject property.
The applicant is requesting to encroach into the dripline of the oak trees. A Certified
Arborist, Ms. Rebecca Latta, reviewed the subject proposal and recommended
pruning of two of the oak trees ( #1 & #2) to accommodate the proposal. In her
opinion, as long as the recommended protection measures are followed, the health
of the oak trees will not be jeopardized.
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
April 24, 2012 — page 6
Oak tree #1 is a large Coast Live Oak tree located at the northwest portion of the
subject property. It has four trunks that measure 15 ", 34 ", 28 ", and 22" at four and
one -half feet (4' -6 ") above grade. It is 60' tall and has a 75' -wide canopy. The
arborist recommends pruning a low branch to reduce its weight and the installation
of a support post.
Oak tree #2 is a mature Coast Live Oak tree located near the north side of the
existing residence. It measures 32" in diameter at 4' -6" above grade, and is 40' tall
with a 40' -wide canopy. It has been pruned at the easterly property line, but several
branches are within one foot of the existing roof. Additional pruning will be
necessary to provide clearance for the proposed additions and rebuild.
There are two additional oak trees near the northeast corner of the subject property.
They will be encroached upon by landscaping, irrigation, and miscellaneous yard
improvements. These encroachments will be minimal and will not harm the trees if
the general protective measures are taken as outlined in the arborist's report.
Staff does not oppose the oak tree encroachments as long as the arborist's
recommendations are followed. However, since staff cannot support the project due
to its inconsistencies with the design guidelines, consideration of any oak tree
encroachments should be concurrent with an acceptable architectural design.
There is also a large sycamore tree with two trunks measuring 32" and 37" in
diameter in the front yard area. Preservation of this tree and oak trees #1 and #2
are recognized as reasons for limiting the development options for this property.
But, because the proposal is not consistent with the City's design guidelines, staff
cannot support the subject applications.
CODE REQUIREMENTS
The proposed project, regardless of the architectural design is required to comply
with all Code requirements and policies as determined to be necessary by the
Building Official, Fire Marshal, City Engineer, Community Development
Administrator, and Public Works Services Director, which are to be determined by
having fully detailed construction plans submitted for plan check review and
approval.
CEQA
The proposed project qualifies as a Class 5 Exemption (Minor Alterations in Land
Use Limitations) from the requirements of the California Environmental Quality Act
(CEQA) under Section 15305 of the CEQA Guidelines.
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
April 24, 2012 — page 7
RECOMMENDATION
The Development Services Department recommends denial of Modification
Application No. MP 12 -02, Single - Family Architectural Design Review No. SFADR
11 -110, and Oak Tree Encroachment Permit No. TRE 11 -36.
If the Planning Commission is to approve the subject applications, staff recommends
the following conditions:
1. The height of the addition shall be reduced to a maximum exterior wall height of
12' -0" with architecturally acceptable transitions to be consistent with the existing
residence.
2. The applicant shall comply with all recommended mitigation measures as
outlined in the arborist report dated October 25, 2011. A Certified Arborist shall
provide a written follow -up report to Planning Services to verify the fulfillment of
the mitigation measures prior to the completion of the project.
3. The proposed project shall be developed and maintained in a manner that is
consistent with the plans submitted and approved by Modification No. MP 12 -02,
Architectural Design Review No. SFADR 11 -110, and Oak Tree Encroachment
Permit No. TRE 11 -36.
4. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and
its officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officers, employees or agents to
attack, set aside, void, or annul any approval or condition of approval of the City
of Arcadia concerning this project and /or land use decision, including but not
limited to any approval or condition of approval of the City Council, Planning
Commission, or City Staff, which action is brought within the time period
provided for in Government Code Section 66499.37 or other provision of law
applicable to this project or decision. The City shall promptly notify the applicant
of any claim, action, or proceeding concerning the project and /or land use
decision and the City shall cooperate fully in the defense of the matter. The City
reserves the right, at its own option, to choose its own attorney to represent the
City, its officers, employees, and agents in the defense of the matter.
5. The approvals of Modification No. MP 12 -02, Architectural Design Review No.
SFADR 11 -110, and Oak Tree Encroachment Permit No. TRE 11 -36 shall not
take effect until the owner and applicant have executed the Acceptance Form
available from Planning Services to indicate awareness and acceptance of the
conditions of approval.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this project, the Commission should,
based on the evidence presented, state that the proposed design is consistent with
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
April 24, 2012 — page 8
the City's Single - Family Residential Design Guidelines, that the oak tree
encroachments are acceptable, and specify which of the following purposes are
addressed by the Modifications, and move to approve the project subject to the
conditions set forth in this report, or as modified by the Commission:
• That the request(s) will secure an appropriate improvement, or
• That the request(s) will prevent an unreasonable hardship, or
• That the request(s) will promote uniformity of development
Denial
If the Planning Commission intends to deny this proposal, the Commission should,
based on the evidence presented, state with specific reasons that the proposed
design is not consistent with the City's Single - Family Residential Design Guidelines,
that the Oak Tree Encroachments are not acceptable, and that the requested
Modifications are not consistent with any of the above purposes, and move to deny
the project.
If any Planning Commissioner, or other interested party has any questions or
comments regarding this project prior to the April 24th public hearing, please contact
Associate Planner, Thomas Li at (626) 574 -5447 or tliAci.arcadia.ca.us.
Approved by:
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Jie:,""asama
ommunity Development Administrator
Attachments: Aerial Photo with Zoning Information
100 -foot Radius Map
Proposed Plans
Photos of the Subject Site and Surrounding Properties
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
April 24, 2012 — page 9
R -1
R -1
4
R -1
Subject
property
R -1
R -1
1560 Hyland Ave
MP 12 -02
1
1
PAN RESIDENCE
1560 HYLAND AVENUE
ARCADIA, CA 91006
1 TITLE SHEET & NOTES
A1.0 EXISTNG BUILDING PLAN
A2.0 BUILDING REMODEL PLAN
A2.1 SITE PLAN
A22 WINDOW & DOOR SCHEDULE
A3.0 EAST ELEVATIONS
A3.1 SOUTH ELEVATION
A3.2 WEST & NORTH ELEVATIONS
A3.3 REC -ROOM PLAN & ELEVATIONS
L1.0 ULTILITY & EXISTING TREE PLAN
L2.0 PLANTING PLAN
L3.0 IRRIGATION PLAN
L3.1 IRRIGATION DETAILS & NOTES
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T. -1561 HYLAND AVENUE, ARCADIA, CA 91006
(APPLICANT'S NEIGHBOR TO WEST)
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