Agenda packet — Garden Grove City Council, May 14, 2024 (part 3 of 3)

NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

MITIGATION MONITORING AND REPORTING PROGRAM MATRIX
MM
No. Mitigation Measure Method of
Verification
Timing of
Implementation
Enforcing
Party
Remarks Initials Date
Cultural Resources
CUL-1 Unanticipated Discovery of Archaeological
Resources.

Prior to issuance of grading permits, the Applicant shall provide educational material designed to assist Project construction crews identify potential archaeological
resources during grading. These materials shall specify the following procedures to be followed if resources are
discovered, and shall be distributed to construction crews prior to initiation of construction activities. In addition, construction plans and specifications shall state that in the event that potential archaeological resources are
discovered during excavation, grading, or construction
activities, work shall cease within 50 feet of the find and the City shall be immediately notified. A qualified
archaeologist meeting the Secretary of Interior’s
Professional Qualifications for Archaeology as defined at 36 CFR Part 61, Appendix A shall flag the area in the field and shall evaluate the find to determine whether the find constitutes a “unique archaeological resource,” as defined in Section 21083.2(g) of the California Public Resources Code. If the find is considered a “unique archaeological resource” the archaeologist shall pursue either protection in place or recovery, salvage and treatment of the
deposits.

Requirement
to be included
in
Construction
Plans and
Specifications

Monitoring/
Field
Inspection

During ground
disturbing
activities

Community
Development
Department
(Planning
Services
Division;
Building and
Safety
Division)

Planning:

Building:

Planning:

Building:

Planning:

Building:
483
Newhope & Garden Grove Residential Project
Final Initial Study/Mitigated Negative Declaration

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NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

Recovery, salvage and treatment protocols shall be
developed in accordance with applicable provisions of
Public Resource Code Section 21083.2 and State CEQA
Guidelines 15064.5 and 15126.4 in consultation with the City. Per CEQA Guidelines Section 15126.4(b)(3),
preservation in place shall be the preferred method of
handling as to avoid any adverse impacts to the “unique archaeological resource.” All recovered and salvaged
resources shall undergo an identification process. The
permanent preservation of the unique archaeological
resource by an established accredited professional
repository selected by the archaeologist, or repatriation of the recovered resources in cooperation with the designated most likely descendant shall occur as needed. The
archaeologist shall have a repository agreement in hand prior to initiating recovery of the resource.

Requirement
to be included
in
Construction
Plans and
Specifications

Monitoring/
Field
Inspection

During ground
disturbing
activities

Community
Development
Department
(Planning
Services
Division;
Building and
Safety
Division)

484
Newhope & Garden Grove Residential Project
Final Initial Study/Mitigated Negative Declaration

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NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

MITIGATION MONITORING AND REPORTING PROGRAM MATRIX
MM
No. Mitigation Measure Method of
Verification
Timing of
Implementation
Enforcing
Party
Remarks Initials Date
CUL-1 Cultural Resources. Unanticipated Discovery of
Archaeological Resources – Continued.
. If unique archaeological resources cannot be preserved in place or left in an undisturbed state, recovery, salvage and treatment shall be required at the developer/applicant’s expense. The archaeologist shall prepare a comprehensive report complete with methods and results that shall be
submitted to the City of Garden Grove Building and Safety Division, the South Central Coastal Information Center, and the State Historic Preservation Office (SHPO), if
required. Prior to commencement of grading activities, the City of Garden Grove Building and Safety Division shall verify that all project grading and construction plans
include specific requirements regarding Public Resources Code Section 21083.2(g) and the treatment of
archaeological resources as specified herein.

Requirement
to be included
in
Construction
Plans and
Specifications

Monitoring/
Field
Inspection

During ground
disturbing
activities

Community
Development
Department
(Planning
Services
Division;
Building and
Safety
Division)

485
Newhope & Garden Grove Residential Project
Final Initial Study/Mitigated Negative Declaration

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NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

MITIGATION MONITORING AND REPORTING PROGRAM
MM No. Mitigation Measure Method of
Verification
Timing of
Implementation
Enforcing
Party Remarks Initials Date
Geology and Soils
GEO-1 Unanticipated Discovery of Paleontological
Resources.

If evidence of subsurface paleontological resources is
found during construction activities, excavations within 50 feet of the find shall cease and the construction
contractor shall contact the City of Garden Grove
Community Development Director. With direction from
the Community Development Director, a qualified
paleontologist certified by the County of Orange shall
be retained to evaluate the find prior to resuming
construction activities in the immediate vicinity of the find. If the City of Garden Grove determines the
resource is significant and cannot be immediately
recovered, then the qualified paleontologist shall
prepare and execute a Paleontological Resources
Mitigation Program (PRMP) for the salvage and
curation of the identified resource(s). The PRMP shall
specify the fieldwork and laboratory methods to be
undertaken, curation requirements, proposed staff
qualifications, and whether the entire resource is to be collected or a specified statistically significant sample.

Requirement
to be
included in
Construction
Plans and
Specifications

Monitoring/
Field
Inspection

During ground
disturbing
activities

Community
Development
Department
(Building and
Safety
Division;
Community
Development
Director)

Building:

Director:

Building:

Director:

Building:

Director:

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Newhope & Garden Grove Residential Project
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NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

MITIGATION MONITORING AND REPORTING PROGRAM
MM No. Mitigation Measure Method of
Verification
Timing of
Implementation Enforcing Party Remarks Initials Date
Hazards and Hazardous Materials
HAZ-1 Asbestos.

Prior to demolition activities, the Applicant shall
provide an asbestos survey conducted by an Asbestos
Hazard Emergency Response Act (AHERA) and
California Division of Occupational Safety and Health
(Cal/OSHA) certified building inspector to determine
the presence or absence of asbestos containing-
materials (ACMs). The sampling method to be used
shall be based on the statistical probability that
construction materials similar in color and texture
contain similar amounts of asbestos. In areas where
the material appears to be homogeneous in color and
texture over a wide area, bulk samples shall be
collected at discrete locations from within these areas.

In unique or nonhomogeneous areas, discrete
samples of potential ACMs shall be collected. The
survey shall identify the likelihood that asbestos is
present in concentrations greater than 1 percent in
construction materials.

If ACMs are located, abatement of asbestos shall be
completed prior to any activities that would disturb
ACMs or create an airborne asbestos hazard
Monitoring/
Field
Inspection

Prior to
Demolition
Activities

Community
Development
Department
(Building and
Safety Division;
City Building
Official)

Building:

City
Building
Official:

Building:

City
Building
Official:

Building:

City
Building
Official:

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NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

MITIGATION MONITORING AND REPORTING PROGRAM
MM No. Mitigation Measure Method of
Verification
Timing of
Implementation Enforcing Party Remarks Initials Date
HAZ-1 Hazards and Hazardous Materials. Asbestos -
Continued.

Asbestos removal shall be performed by a State
certified asbestos containment contractor in
accordance with the South Coast Air Quality
Management District (SCAQMD) Rule 1403. Common
asbestos abatement techniques involve removal,
encapsulation, or enclosure.

Asbestos shall be removed when the material is in
poor physical condition and there is sufficient space
for the removal technique. Asbestos shall be
encapsulated when the material has sufficient
resistance to ripping, has a hard or sealed surface, or is difficult to reach.

Asbestos shall be enclosed when the material is in
perfect physical condition, or if the material cannot be removed from the site for reasons of protection
against fire, heat, or noise. The State certified
asbestos containment contractor shall provide
evidence acceptable to the City Building Official that
asbestos surveys, containment and removal have
been completed as required by SCAQMD.

Monitoring/
Field
Inspection

Prior to
Demolition

Community
Development
Department
(Building and
Safety Division,
City Building
Official)

488
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Final Initial Study/Mitigated Negative Declaration

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NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

MITIGATION MONITORING AND REPORTING PROGRAM
MM No. Mitigation Measure Method of
Verification
Timing of
Implementation Enforcing Party Remarks Initials Date
Noise
NOI-1 Construction Noise.

The Project contractor shall implement the following
best management practices:

1. Permitted hours and days of construction and
grading shall be as follows, and all work shall be
comply with the noise regulations set forth in
Chapter 8.47 of the City of Garden Grove Municipal
Code:
a. Monday through Friday – not before 7:00 a.m.
and not after 5:00 p.m.
b. Saturday – not before 8:00 a.m. and not after
5:00 p.m. All construction activity on Saturday
shall be limited to interior construction only.
c. Sunday and Federal Holidays – no construction
shall occur.

No construction activities are permitted during
nighttime hours or holidays.

2. During all Project site excavation and grading on-
site, construction contractors shall equip all
construction equipment, fixed or mobile, with
properly operating and maintained mufflers,
consistent with manufacturer standards.

Requirement
to be
included in
Construction
Plans and
Specifications

Monitoring/
Field
Inspection

During
Construction
Community
Development
Department
(Building and
Safety
Division)

Building: Building: Building:
489
Newhope & Garden Grove Residential Project
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NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

MITIGATION MONITORING AND REPORTING PROGRAM
MM No. Mitigation Measure Method of
Verification
Timing of
Implementation Enforcing Party Remarks Initials Date
NOI-1 Noise. Construction Noise - Continued.

3. Equipment shall be shut off and not left to idle
when not in use.

4. The contractor shall locate equipment staging in
areas that will create the greatest distance
between construction-related noise/vibration
sources and nearest sensitive receptor buildings
during all Project construction activities.

5. The Project proponent shall mandate that the
construction contractor prohibit the use of music or
sound amplification on the Project site during
construction.

6. Heavy construction truck traffic and hauling trips,
and any required lane closures shall occur outside
peak travel periods. Peak travel periods are
considered to be from 7:00 a.m. to 9:00 a.m. and
4:00 p.m. to 6:00 p.m.

7. Jackhammers, pneumatic equipment and all other
portable stationary noise sources shall be shielded,
and noise shall be directed away from sensitive
receptors.

Requirement
to be
included in
Construction
Plans and
Specifications

Monitoring/
Field
Inspection

During
Construction
Community
Development
Department
(Building and
Safety
Division)

490
Newhope & Garden Grove Residential Project
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NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

8. For the duration of construction activities, the
construction manager shall serve as the contact
person should noise levels become disruptive to
local residents. A sign should be posted on the
Project site with the contact phone number.

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Newhope & Garden Grove Residential Project
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NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

MITIGATION MONITORING AND REPORTING PROGRAM
MM No. Mitigation Measure Method of
Verification
Timing of
Implementation Enforcing Party Remarks Initials Date
Tribal Cultural Resources
TRC-1 Retain a Native American Monitor Prior to
Commencement of Ground-Disturbing
Activities
A. The Project applicant/lead agency shall retain
a Native American Monitor from or approved
by the Gabrieleño Band of Mission Indians –
Kizh Nation. The monitor shall be retained
prior to the commencement of any “ground-
disturbing activity” for the subject project at
all project locations (i.e., both on-site and
any off-site locations that are included in the
project description/definition and/or required
in connection with the project, such as public
improvement work). “Ground-disturbing
activity” shall include, but is not limited to
demolition that involves removing footings or
other structures at depths of 2 feet and
beyond, pavement removal, potholing,
auguring, grubbing, tree removal, boring,
grading, excavation, drilling, and trenching.

Requirement to
be included in
Construction
Plans and
Specifications

Monitoring/
Field Inspection

Prior to
commencement
of ground -
disturbing
activities
(Execution of
monitoring
agreement)

During Ground -
Disturbing
Activities
(monitoring)
Community
Development
Department
(Planning
Services
Division;
Building and
Safety
Division)

Planning:

Building:

Planning:

Building:

Planning:

Building:
492
Newhope & Garden Grove Residential Project
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NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

MITIGATION MONITORING AND REPORTING PROGRAM
MM No. Mitigation Measure Method of
Verification
Timing of
Implementation Enforcing Party Remarks Initials Date
TRC-1 Tribal Cultural Resources. Retain a Native
American Monitor Prior to Commencement of
Ground-Disturbing Activities - Continued
B. A copy of the executed monitoring agreement
shall be submitted to the lead agency prior to
the earlier of the commencement of any
ground-disturbing activity, or the issuance of
any permit necessary to commence a ground-
disturbing activity.

C. The monitor will complete daily monitoring
logs that will provide descriptions of the
relevant ground-disturbing activities, the type
of construction activities performed, locations
of ground-disturbing activities, soil types,
cultural-related materials, and any other
facts, conditions, materials, or discoveries of
significance to the Tribe. Monitor logs will
identify and describe any discovered TCRs,
including but not limited to, Native American
cultural and historical artifacts, remains,
places of significance, etc., (collectively, tribal
cultural resources, or “TCR”), as well as any
discovered Native American (ancestral)
human remains and burial goods.

493
Newhope & Garden Grove Residential Project
Final Initial Study/Mitigated Negative Declaration

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NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

Copies of monitor logs will be provided to the
project applicant/lead agency upon written
request to the Tribe.

D. On-site tribal monitoring shall conclude upon
the latter of the following (1) written
confirmation to the Kizh from a designated
point of contact for the project applicant/lead
agency that all ground-disturbing activities
and phases that may involve ground-
disturbing activities on the project site or in
connection with the project are complete; or
(2) a determination and written notification
by the Kizh to the project applicant/lead
agency that no future, planned construction
activity and/or development/construction
phase at the project site possesses the
potential to impact Kizh TCRs.

494
Newhope & Garden Grove Residential Project
Final Initial Study/Mitigated Negative Declaration

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NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

MITIGATION MONITORING AND REPORTING PROGRAM
MM
No. Mitigation Measure
Method of
Verification
Timing of
Implementation
Enforcing
Party
Remarks Initials Date
TRC-2

Tribal Cultural Resources. Unanticipated
Discovery of Tribal Cultural Resource Objects
- (Non-Funerary/Non-Ceremonial)
A. Upon discovery of any TCRs, all construction
activities in the immediate vicinity of the
discovery shall cease (i.e., not less than the
surrounding 50 feet) and shall not resume
until the discovered TCR has been fully
assessed by the Kizh monitor and/or Kizh
archaeologist. The Kizh will recover and
retain all discovered TCRs in the form and/or
manner the Tribe deems appropriate, in the
Tribe’s sole discretion, and for any purpose
the Tribe deems appropriate, including for
educational, cultural and/or historic purposes.

Requirement to
be included in
Construction
Plans and
Specifications
Monitoring/
Field Inspection

During Ground-
Disturbing
Activities
Community
Development
Department
(Building and
Safety
Division)

Building: Building: Building:
495
Newhope & Garden Grove Residential Project
Final Initial Study/Mitigated Negative Declaration

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NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

MITIGATION MONITORING AND REPORTING PROGRAM
MM
No. Mitigation Measure
Method of
Verification
Timing of
Implementation
Enforcing
Party
Remarks Initials Date
TRC-3 Tribal Cultural Resources. Unanticipated
Discovery of Human Remains and Associated
Funerary or Ceremonial Objects
A. Native American human remains are defined
in PRC 5097.98 (d)(1) as an inhumation or
cremation, and in any state of decomposition
or skeletal completeness. Funerary objects,
called associated grave goods in Public
Resources Code Section 5097.98, are also to
be treated according to this statute.

B. If Native American human remains and/or
grave goods are discovered or recognized on
the project site, then Public Resource Code
5097.9 as well as Health and Safety Code
Section 7050.5 shall be followed.

Requirement to
be included in
Construction
Plans and
Specifications

Monitoring/
Field Inspection

During Ground-
Disturbing
Activities
Community
Development
Department
(Building and
Safety
Division)

Building: Building: Building:
496
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Final Initial Study/Mitigated Negative Declaration

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NEWHOPE & GARDEN GROVE RESIDENTIAL PROJECT – LOCATED AT 12828 NEWHOPE STREET

C. Human remains and grave/burial goods shall
be treated alike per California Public
Resources Code section 5097.98(d)(1) and
(2).

D. Preservation in place (i.e., avoidance) is the
Kizh’s preferred manner of treatment for
discovered human remains and/or burial
goods.

E. Any discovery of human remains/burial
goods shall be kept confidential to prevent
further disturbance.

497
#23056
02/05/2024
12828 Newhope STREET
garden grove, ca
498
A-1
A-2
A-3
A-4
A-5
A-6
A-7
A-8
A-9
A-10
A-11
A-12
A-13
A-14
A-15
A-16
A-17
A-18
Architectural site plan
first floor plan Window privacy study
second floor plan Window privacy study
Third floor plan Window privacy study
plan 1A (1675) - floor plan
plan 1A OPTIONS (1675) - floor plan
plan 1A (1675) - section
plan 1A (1675) - SPANISH - elevationS
plan 1B (1675) - SANTA BARBARA - elevationS
plan 1B (1675) - SANTA BARBARA - ENHANCED elevationS
Plan 1 (1675) - ROOF PLANS
written color scheme
scheme 1 color boards
scheme 2 color boards
scheme 3 color boards
scheme 4 color boards
scheme 5 color boards
scheme 6 color boards
DEVELOPER:

The Olson Company
3010 Old Ranch Pkwy #100
Seal Beach, CA 90740
CONTACT: Brian Geis
BUSINESS: (562) 370-2290
olsonhomes.com
Architect:

Kevin L. Crook Architect, Inc.
1360 Reynolds Ave. Suite 110
Irvine, Ca 92614
Contact: JEFF ADDISON
Business: (949) 660-1587
klcarch.com
GARDEN GROVE, ca
12828 Newhope Street #23056
02/05//2024
499
NO

PARKING
Enhanced Elev
Utilities
Utilities
Utilities
Utilities
tilities
Utilities
Utilities
Utilities
24'
Utilities
Utilities
Utilities
Utilities
R-3 TO THE NORTH
ZETA ST.
(FIRE ACCESS LANE)
DUNKLEE LN.
(FIRE ACCESS LANE)
R-3 TO THE SOUTH
R-3 TO THE WEST
NEWHOPE ST.
18'18' 10'

14.8'
15'

7.5'
18'18'

14.7'

11.6'

7.5'
21'

33.5'

10.4'
3'
Utilities

12.1'

12.1'
Enhanced Elev
Utilities
1A 1B 1A 1B
1A1B
1B 1B
1A
1B
1B
1B
1A
1A
1A
1 2 3
4 7
8910
1112131415
18'
A/C
Utilities

A/C A/C

A/C A/C A/C
A/C
A/CA/C
A/C
A/C

A/CA/CA/CA/C

10.1'
10'

14.8'

14.9'

7.5'7.5'7.5'

7.5'7.5'7.5'
15'
10'
10'
14'

7.5'

7.5' 7.5' 7.5'

7.5'
R-1 TO THE EAST

PRIVATE DRIVE AISLE

NOT A FIRE LANE
8'

28.5'
TYP.
18'
18'
18'
18'
18'
18'
18'
18'
18'

SIDEWALK

SIDEWALK
18'
18'

28.5'
TYP.28.5'

33.1'
39' 33.1'

10.1'

15.6'

OPEN SPACE
±1,590 SQ.FT.

38.8'
StandardStandard
4'
24'4'
Utilities
Utilities
Utilities
Utilities
Utilities
5 6
Utilities
Utilities

5.3'

41.9'
T
T
1 1
NO

PARKING
INSTALL 60'

OF RED CURB
INSTALL 60'

OF RED CURB
30'
9'
19'
N
JOB #: 23056
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per parcel map.

4. Civil engineer to verify all setbacks and grading information.

5. Building Footprints may change due to the final design elevation style.

6. Open space area is subject to change.

7. Building setbacks are measured from property lines to building foundation lines. 0 5 10
Site Summary
Total Area: 0.88 Ac
Total Homes: 15 (1,600 sq.ft.)
Density: 17.04 DU/AC
Provided Parking
Covered: 30 (2 Spaces/Unit)
Uncovered:

Private Parking: 30 (2 - 8'x18' Spaces/Unit)
Guest Parking: 2 (9'x19' Standard)
Total Provided Parking: 62 Spaces (4.1:1)
PUD Proposed Development Criteria
General plan land use: Medium density
residential 32 DU/AC
Front setback: 15'
Site setback: 10'
Rear setback: 12'
Setback between buildings: 7.5'
Driveway aprons: 18'
Building height: 3 Story/ 35'
Lot coverage: 29.43 %
Private drive aisle width: 24' (No parking, no
fire lane)
Active open space: 1,590 sq.ft. (106 sf/home)
Private open space: 268 sq.ft. per home
(Minimum 10'x21')
Assigned parking: 30 Cover spaces
Guest parking: 32 Uncovered spaces
Site Information
Address: 12828 Newhope Street
City: Garden Grove, CA
County: Orange County
Zoning: R-1
General Plan Designation: MDR
Occupancy: R3/N
Fire Sprinkle: NFPA 13D
Construction Type: VB
GARDEN GROVE, ca
12828 Newhope STREET
02/05/2024
A-1
#23056
500
NO

PARKING
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
20'-1" 20'-5"x
GARAGE
20'-0"x20'-0" CLEAR
PWDR.
2 ENTRY
12'-5" 13'-4"x
FLEX RM.
1A 1B 1A 1B
1A1B
1B 1B
1A
1B
1B
1B
1A
1A
1A
1 2 3
4 7
8910
1112131415
NOTE: OPERABLE FROSTED GLASS AT PWDR ROOM
*
WINDOWS FACING NORTH ARE LOCATED APPROXIMATELY 75' FROM

ADJACENT TWO STORY TOWNHOMES AND ARE SEPARATED BY TWO
REAR YARDS, A GARAGE AND 30' WIDE ALLEY
WINDOWS FACING SOUTH ARE LOCATED APPROXIMATELY 75' FROM

ADJACENT TWO STORY TOWNHOMES AND ARE SEPARATED BY TWO
REAR YARDS, A GARAGE AND 30' WIDE ALLEY
5 6
NO

PARKING
*
N
JOB #: 23056
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 5 10
GARDEN GROVE, ca
12828 Newhope STREET
02/05/2024
A-2
#23056
501
NO

PARKING