PC Summary 03-13-2012 City of Cupertino
.,
, 10300 Torre Avenue
Cupertino,CA 95014
(408) 777-3251
C U P E RT 1 N O FAX (408) 777-3333
Community Development Department
To: Mayor and City Council Members
From: Aarti Shrivastava,Community Development Director
Date: March 14,2012
Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE
March 13,2012
Chapter 19.32 of the Cupertino Municipal code provides for
appeal of decisions made by the Planning Commission
1. Application
U-2012-01, Fancher Development(Byer Properties),20750 Stevens Creek Blvd
Use Permit to allow a restaurant to operate until 12am Sunday through Friday and Sunday, until
1am on Saturday and to allow separate bar facilitaes
Action
The Planning Cominission approved the application on a 4-1-0 vote.
Enclosures: Planning Commission Report March 13,2012
Planning Commission Resolution (s) 6681
Approved Plan Set
g:planning/Post Hearing/summary to cc031312
OFFICE OF COMMUNITY DEVELOPMENT
'�� CTI'1'HALL
10300 TORRE AVENUE • CLTI'ERTINO,CA 95014-3255
�����,T��Q (408)777-3308 • FAX(408)777-3333 • planningC�3cupertino.org
PLANNING COMMISSION STAFF REPORT
Agenda Item No. Agenda Date: March 13,2012
Applications: U-2012-01
Applicant: Fancher Development(Byer Properties)
Location: 20750 Stevens Creek Boulevard (APN 359-08-013 and 359-08-006)
APPLICATION SUMMARY:
Use Permit (U-2012-01) to allow a restaurant to operate until 12am Sunday through Friday and to lam
on Saturdays and to allow a separate bar facility.
RECOMMENDATION:
Staff recommends that the Planning Commission approve the Use Permit in accordance with the draft
resolution.
PROJECT DATA:
General Plan Designation Commercial/Office/Residential
Specific Plan Heart of the City
Zoning Designation P (CG,Res)—Planned Development with General Commercial and
Residential Uses
Environmental Assessment Categorically Exempt
Lot Size 40,126 square feet(0.92 acres)
Building Area 5,086 square feet(with 579 square foot covered service yard)
Project Consistency With:
General Plan Yes
Zoning Yes
BACKGROUND:
Previous City Approvals
The City Council approved the restaurant pad and associated site improvements in November 2011 as
part of a Development Permit, Architectural and Site Approval, Heart of the City Exception, and Tree
Removal Permit (DP-2011-03, ASA-2011-12, EXC-2011-10, and TR-2011-30, respectively) at the Byer
Properties-owned portion of the Crossroads Shopping Center. Building construction is anticipated to
start in March/Apri12012.
Existing Center and Surroundings
The project site is located within the Crossroads Shopping Center, on the south side of Stevens Creek
Boulevard near the terminus of Saich Way. To the west of the site is Pizza Hut, Staples, and Fontana's
Restaurant; future TJ Maxx/Homegoods and Party City to the east; Target and the Bottegas Shopping
Center across the street to the north; and a single-family residential neighborhood on Scofield Drive to
the south. The nearest residential property line is approximately 310 feet away from the back of the
restaurant.
8
U-2012-01 Islands Restaurant Bar and Extended Hours March 13,2012
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Shopping Center Vicinity Site Plan
DISCUSSION:
Application Request
T'he applicant, Fancher Development, on behalf of Islands Restaurants, is requesting a Use Perxnit to
operate a bar within a recently approved restaurant pad building (Building F) and to extend the
restaurant closing hours until 12am Sundays through Fridays and untillam on Saturdays. The General
Commercial (CG) Ordinance requires that the Plann;ng Commission review and approve requests for
restaurants with separate bar facilities as well as business operating hours past 11pm.
Islands' Operational Details
Islands is a fanvly oriented restaurant catered to lunch and dinner customers. The restaurant anticipates
a demand for the extended hours due to the non-traditional work hours of local technology companies.
The restaurant proposes to restrict entrance into the restaurant at 11pm Sundays through Fridays and at
12am on Saturdays,and will continue its operations for one hour after doors are closed.
The restaurant proposes 206 regular seats, 14 bar seats, and 15 employees per shift. The bar area is
integrated within the restaurant. Typically only 12 percent of Islands' business consists of alcoholic
beverage sales. The applicant has prepared a security plan to address safety measures for restaurant
patrons and employees (Attachment 2).
See Attachment 3 for a letter from Islands regarding the proposed restaurant and Attachment 4 for the
trash and delivery plan.
Proximity to Residential Area
The new restaurant building will be located approximately 310 feet from the nearest residential property
and further away from the residential neighbors than the previous Marie Callender's restaurant
building. In addition, the new restaurant building will be buffered by newly enhanced parking lots with
shading trees. The new restaurant will also be required to install an odor abatement system, to rrLn;mi�e
any potential odor ixnpacts to the surrounding neighborhood.
9
U-2012-01 Islands Restaurant Bar and Extended Hours March 13,2012
The Santa Clara County Sheriff's Office has reviewed the project and does not foresee any security
concerns or negative impacts to the surrounding neighborhood.
Elephant Bar on Stevens Creek Blvd. and BJ's on De Anza Blvd. are examples of other similar existing
restaurants with late night hours. Both examples have not had a history of enforcement concerns.
Elephant Bar is closer to a residential area than Islands.
A condition of approval has been added to require the property owner to address security concerns in the
event that they arise and reimburse the City in the event of additional Sheriff's enforcement time. Given
the fact that the restaurant is located over 300 feet from any residential uses and that there is not a history
of security concerns at the shopping center,staff supports the proposed restaurant hours of operation.
Parking
The project area parking supply was reviewed and approved by the City Council in November 2011
based on a comprehensive shopping center parking study by Hexagon Transportation Consultants, Inc.
The Council approved the project based upon a special parking survey study prepared by Hexagon over
the City's standard parking ratios. The project was approved with a project area (from Vista Eye Center
to the eastern edges of Pizza Hut and Staples) supply of 625 spaces and an entire shopping center (from
De Anza Blvd to Fontana's Restaurant) supply of 1,025 spaces (which includes the Council's direction to
reduce four stalls in order to preserve the existing specimen Oak tree). The shopping center was allowed
to have a maximum of 15 percent eating establishments, including Islands and other existing food uses
in the shopping center,with the assumption that all tenants in new Building E are going to be food uses.
Since the November 2011 Council approval, the project has undergone several modifications
summarized as follows:
• Proposal of a 14-seat bar within Islands
• Updates to the employee and seat counts within Islands and new Building E (resulting in a net
reduction of one required parking stall)
• Updates to the type of eating establishments in Building E (uses with lower parking requirements)
• Revisions to the parking lot striping for a gain of two additional stalls in the project area for a total of
627 stalls (4.34 spaces per 1,000 square feet), a gain of three parking stalls in the entire shopping
center's supply for a total of 1,028 stalls (4.68 spaces per 1,000 square feet).
Hexagon was retained by the City to analyze the updated project data and to confirm that the project
still provides adequate parking consistent with the Council's previous approval (see Attachment 5).
It should be noted that if the City's standard parking ratios were used, the project would be deficient in
parking by 77 stalls. This deficit has been improved by three stalls from the original Council approval
due to the maximized parking lot striping and less parking-intensive food uses proposed in the new
Building E. However, the City's standard parking ratios are intended to apply to single uses on stand-
alone parcels and do not account for the complex and dynamic parking demands of a multi-use
shopping center. Therefore, the City's parking ordinance provides for alternative parking studies to
more accurately analyze the parking demand for more complex projects.
Hexagori s supplemental parking study compared the proposed parking supply with parking surveys
from three similar shopping centers in the region, nationally recognized parking rates from the Institute
of Transportation Engineers (ITE), and the parking rates from the Urban Land Institute (ULI). The
shopping centers surveyed contain tenants with high parking demand such as fast food restaurants
and/or popular grocery stores like 99 Ranch Market. However, the percentage of restaurants in these
centers was 10 percent. Therefore, the parking demand was adjusted to account for the 15 percent eating
establishments in this project.
10
U-2012-01 Islands Restaurant Bar and Extended Hours March 13,2012
The following is a summary from the parking study. The proposed parking rate for the project area:
• Exceeds the highest surveyed parking rates from the other shopping centers by at least 25 spaces (104
spaces for the entire center)
• Exceeds the ITE rate by 118 spaces (247 spaces for the entire shopping center)
• Exceeds the ULI rate by 31 spaces (115 spaces for the entire shopping center)
Hexagon s parking survey methodology takes in account all types of restaurants, including those with
interior bar areas. The study emphasized the size of the restaurants as opposed to number of seats or
employees. Therefore, the proposed Island's bar addition alone is not anticipated to significantly
increase the parking demand of the shopping center. Hexagori s study also considered the peak parking
demand for the restaurant and fast food uses for the project occurring at different times of the day. For
the above reasons, the revised project and its parking supply are considered adequate to meet its parking
demand. Consequently,staff supports the proposed project.
As a condition of the project, the property owner will be required to fund a parking survey a year after
completion of the two new building pads. Any future requests for additional restaurants or other
parking-intensive uses would have to be accompanied with a parking survey. Further, if complaints or
concerns are received by the City in the future, the City has the ability to require additional measures as
deemed necessary (e.g. valet parking for the restaurant uses).
OTHER DEPARTMENT/AGENCY REVIEW
The City's Public Works Department, Building Division, the Santa Clara County Fire Department, and
the Cupertino Sanitary District reviewed the request and have no objections to the project. Their pre-
hearing comments have been incorporated as conditions of approval. The State Department of Alcoholic
Beverage Control (ABC) is also reviewing Islands' request for a Type 47 Liquor License (On-Site Sale of
Beer,Wine, and Spirits).The City Council will review the application at their Apri13,2012 meeting.
ENVIRONMENTAL ASSESSMENT
The project is categorically exempt from the California Environmental Quality Act(CEQA) per section
15301 (Existing Facilities) of the CEQA Guidelines.
CONCLUSION
Staff supports the proposed bar, extended hours, and parking modifications to the project since they are
not anticipated to have significant impacts to the neighborhood and are consistent with the original
Council approval.
Prepared by: George Schroeder,Assistant Planner
Reviewed by: Approved by:
/s/Gary Chao /s/Aarti Shrivastava
Gary Chao Aarti Shrivastava
City Planner Community Development Director
ATTACHMENTS:
Attachment 1. Draft Resolutions
Attachment 2. Security Plan
Attachment 3. Letter from Islands Restaurants
Attachment 4. Trash and Delivery Plan
Attachment 5. Parking Study
Attachment 6. Plan Set
11
U-2012-01
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino,California 95014
RESOLUTION NO. 6681
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT TO ALLOW A RESTAURANT TO OPERATE UNTIL 12AM SUNDAY
THROUGH FRIDAY AND TO 1AM ON SATURDAYS AND TO ALLOW SEPARATE BAR FACILITIES
AT 20750 STEVENS CREEK BOULEVARD
SECTION I: PROTECT DESCRIPTION
Application No.: U-2012-01
Applicant/property owner: Fancher Development(Byer Properties)
Location: 20750 Stevens Creek Boulevard (APN: 359-08-013 and 359-08-006)
SECTION II: FINDINGS FOR USE PERMIT:
WHEREAS, the Planning Coxrunission of the City of Cupertino received an application for a Use Permit
as described in Section I. of this Resolution;and
WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of
the City of Cupertino, and the Planning Commission has held at least one public hearing in regard to the
application; and
WHEREAS,the applicant has met the burden of proof required to support said application; and
WHEREAS,the Planning Commission finds as follows with regard to this application:
a) The proposed use, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety, general
welfare,or convenience;
b) The proposed use will be located and conducted in a manner in accord with the Cupertino
Comprehensive General Plan and the purpose of the City's zoning ordinances.
NOW,THEREFORE,BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this
matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 2 thereof,
the application for a Use Permit,Application no. U-2012-01 is hereby approved,and
That the subconclusions upon which the findings and conditions specified in this Resolution are based
and contained in the Public Hearing record concerning Application no. U-2012-01 as set forth in the
Minutes of Planning Commission Meeting of March 13, 2012, and are incorporated by reference as
though fully set forth herein.
Resolution No. 6681 U-2012-01 March 13,2012
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
Planning Division:
1. APPROVED EXHIBITS
This approval is based on Exhibits titled, "Pad Bldg 'F', Crossroads Center, 20750 Stevens Creek
Blvd., Cupertino, CA 95014;' prepared by Kahn Design Associates, Belden Consulting Engineers,
and Garden Architecture, dated January 18, 2012 consisting of pages A1.0, A1.4, A4.1, L1.1, L1.2, SE-
2, and E-2; and "Islands Restaurants, Cupertino Crossroads, Cupertino, CA;' prepared by Lee &
Sakahara Architects AIA, dated January 25,2012 consisting of pages A-1,A-2, and A-3 except as may
be amended by the Conditions contained in this Resolution.
2. USE APPROVAL
Approval is hereby granted to allow the 5,086 square foot restaurant to have separate interior bar
facilities and have restaurant operating hours until 12am Sunday through Friday and until 1am on
Saturdays.
The Planning Commission shall review amendments to the project considered major by the Director
of Community Development.
3. PREVIOUS CONDITIONS OF APPROVAL
All prior conditions of approval through past site approvals (DP-2011-03, ASA-2011-12, EXC-2011-
10, TR-2011-30) shall remain in effect unless superseded by or in conflict with the conditions
contained in this resolution.
4. PARKING APPROVAL AND FUTURE REVIEW
The restaurant parking approval is based on the Crossroads Shopping Center Parking Study
conducted by Hexagon Transportation Consultants, Inc. dated March 7, 2012. In the event that the
restaurant proposes to intensify their parking requirements (per the City's Parking Ordinance) to
more than those shown on the employee, seating, and dining/bar area square footage on March 7,
2012 Hexagon Transporation Consultants, Inc. report, a parking study (including a parking demand
survey) shall be required prior to approval by the Director of Community Development.
5. UTILITY STRUCTURES/ ROOFTOP EQUIPMENT
All new utility structures will be required to be located underground or screened from public view.
All rooftop equipment shall be screened from public view.
6. FINAL TRASH, DELIVERY,AND PARKING LOT MAINTENANCE PLAN
The final trash, delivery, and parking lot cleaning maintenance plan shall be reviewed and approved
by the City prior to issuance of tenant improvement permits. Recology, the City's refuse provider,
shall review and approve the trash enclosure layout.
Trash and recycling receptacles for public use shall be provided outside of the restaurant and within
the parking lot, to the satisfaction of the City's Environmental Programs Manager. The property
owner will be responsible for removing litter from the shopping center on a regular basis.
7. RESTRICTED DELIVERY AND PICKUP HOURS
In accordance with the City's Community Noise Control Ordinance, vehicular deliveries and
pickups (with the exception of refuse pickups) are restricted between the hours of 8 pm and 8 am
Monday through Friday and 6 pm and 9 am on Saturday and Sunday.
Resolution No.6681 U-2012-01 March 13,2012
8. OUTDOOR PATIO USE
The outdoor patio shall not be used by restaurant patrons after 11pm.
9. ODOR ABATEMENT SYSTEM
The odor abatement system as specified in the application documents shall be installed prior to final
occupancy of tenant improvement permits.
10. PARKING LOT SIGNAGE
Prior to final occupancy of tenant improvement permits, the property owner shall install signs in the
parking lot directing patrons to be sensitive to nearby residents with their noise generation. The
wording of the signs shall be reviewed and approved by Planning staff prior to issuance of tenant
improvement permits.
11. LAW ENFORCEMENT SUPPORT
The shopping center property owner shall pay for any additional Sheriff enforcement time resulting
from documented incidents in the shopping center at the City's contracted hourly rate with the
Sheriff Department at the time of the incident.
12. USE PERMIT REVIEW/ADDITIONAL RESTRICTIONS
If complaints have been received related to the tenant(s) under this use permit, and the complaints
were not addressed immediately by the property management, then the Planning Commission shall
conduct a public hearing on the use permit at which time, the approval for late night hours and/or
interior bar area may be modified or revoked.
The City reserves the right to require additional security patrols and/or parking restrictions as
prescribed by the Sheriff's Office.
13. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other agencies with regard to the proposed project for
additional conditions and requirements. Any misrepresentation of any submitted data may
invalidate an approval by the Community Development Department.
14. 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.
Building Division:
15. OCCUPANCY SEPARATIONS
Check occupancy separations between boiler and trash enclosure area based on occupancy types.
Note boiler BTU plus or minus 400,000.
Resolution No.6681 U-2012-01 March 13,2012
PASSED AND ADOPTED this 13th day of March,2012,Regular Meeting of the Planning Commission of
the City of Cupertino,State of California,by the following roll call vote:
AYES: COMMISSIONERS: Chair Miller, Lee,Brownley,Brophy
NOES: COMMISSIONERS: Vice Chair Sun
ABSTAIN: COMMISSIONERS: none
ABSENT: COMMISSIONERS: none
ATTEST: APPROVED:
/s/Aarti Shrivastava /s/Marty Miller
Aarti Shrivastava Marty Miller,Chair
Community Development Director Planning Con�unission
i
KEY NOTES:
Oj PROPERTY LINE
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JOB NO: ALB30.5
SHEET
AI .O
fJ KA1YJ OFSIGN ASSOCIATES 1017
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� FINAL OGCUPANCY NOTES:
%an#8A-8H THE FOILOWING WILL BE REQUIRED PRIOR TO FINAL OCCUPANCY:
I.LETTER FROM LIGHTING CONSULTANT THAT BUILOING AND SRE UGHTING HAVE BEEN INSTALLLED ACCORDING
TO PLAN AND IN CONFORMANCE WITH THE CITY'S GENERAL COMMERqAL AND PARKING ORDINANCE.
2.LETTER FROM DAVID BABBY OR OTHER ISA-CERTIFIED ARBORIST FOLLOWING CONSTRUCTION CONFIRMING THE
HEALTH OF THE EXISTING TREES TO REMAIN.
3.A CERTIFIED LANDSCAPE PROfES510NAL SHALL CONDUGT A LANDSCAPE INSTALLATION AUDIT AFTER THE
LANDSCAPING AND IRFJGATION SYSTEMS HAVE BEEN INSTALLED.THE FINDINGS OF THE ASSESSMENT SHALL BE
CONSOLIDATED INTO A LANDSCAPE INSTALLATION REPORT PROVIDED TO THE PLANNING DIVISION.
4.THE PROPERTY OWNER SHALL SIGN A LANDSCAPE MAINTENANCE AGREEMENT.PREPARED BY THE CITY,AND
RECORD IT WITH THE SANTA CLARA CO.RECORDER'S OffICE.THE GIIOPERTY OWNE0.SHALL CONTACT THE
PLANNING DIVISION IN ADVANGE OF THE FINAL TO PREPARE THE AGREEMENT.
5.A CERTIFIED LANDSCAPE PROFESSIONAL SHALL PROVIDE A LANDSCAPE ANO IRRIGATION MAINTENANCE
SCHEDULE TO THE PLANNING DIVISION.
6.ALL OEMOUSHED BUILDING AND SITE MATERIALS SHALL BE RECYCLED TO THE MAX.EXTENT FEASIBLE.EVIDENCE
THAT MATERIALS WERE RECYCLED SHALL BE PROVIDED TO THE PLANNING DIVISION.
7.REGIPROCAL INGRESLEGRESS/PARKING EASEMENTS BETWEEN INTERNAL SHOPPING CENTER PARCELS AND
MARDESICH SIDE Of THE SHOPPING CENTER SHALL BE RECOR�ED WITH THE SANTA CLARA CO.RECORDEItS OFFICE.
PROOF OF RECORDATION SHALL BE PROVIDED TO THE PIANNING DMSION.
8.THE LOT MERGERS AND LOT UNE AD)USTMENTS SHALL BE FINAUZED WITH THE PUBLK WORKS DEPARTMENT.
2 NOTES
w
PROPOSED
RESTR�PING IF
ALLOWED UNDER
CURRENTLEASE I
AGREEMENTS ���E
/ � il
,
E BLDG � ;� / E A G A L S R P : ;
' 228 SPACES TOTAL(�ADA SPACES,224 UNI-SIZ� '
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/ SCOPE OF WORK ; � �
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����� :�:. ��i r` . . . . ���..r'�'���������� ��� ������� (E)PARKING LOT TO BE PARTIALLY RESTRIPED:
LOT A PA�(ING:175 SPACES TOTAL(7 ADA SPACES,168 UN651ZE) i i (E)PARKING LOT TO REMAIN:165 SPACES TOTAL(6 ADA SPACES,159 UNI-SIZE) l0T B PARKING:59 SPACES TOTAL( ADA SPACES,Sb UNI-SIZ� 219 SPACES TOTAL(8 AOA SPACES,21 I UNI-SIZ�
� i i
' �STEVENS CREEK BLVD
�
NORTH
NOTE:PIAN NORTH �
IS ROTATED 0 13'12'
EAS7 OF TRUE NORTH
REVISION: DATE:
PE0.NIT SET II/I&101I
Qj RESUBMITTALdI 01/ll/2012
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AND NOTES
SCALE: AS NOTED
DRAWN BY:AA
JOB NO: ALB30.1
SHEET
A1 .4
S KAMN DELGN ASSOCUTF5101 I
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�TENANT SIGN NOT TO EXCEED MAX ALLOWABIE SQ.FT.,NK
�SITE UGHTING UNOER SEPERATE SITEWORK PERMIT
4 STEEL COLUMN AND BEAM,SSD
5 25 SQ IN NET FREE AREA VENT,SEE DETAIL 7/A8.2
�METAL FRAME AWNING
;1 BUILDING SITE UGHTS SED,PROVIDE JUNCTION
�J BOX ONLY.FIXTURE NIC
�STAINED 2X6 RESAWN CEDAR
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CORRUGATED MTL CONTINUES AROUND
�� CORNER&ENDS AT INSIDE CORNER
I I STAINED 2XI0 RESAWN CEDAR I
12 FABRIC SUNSHADE,PART OF TJ.,NIC I
13 ACCE55 HATCH ABOVE
I� WRqp LEDGERSTONE AROUND C00.NER Q
I S STAWED 2X R N CEDAR
16 S'RAISED METAL%N MOUNTED ADDRESS NUMBERS.CENTER O O
GE RAL NOTES:
I. fOR DOOR AND WINDOW DETAIIS SEE SHEET A0.10
�
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PAD BLDG F KEY PLAN
SCALE:I/32"=I'-0"
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I I STUCCO CORNER DETAIL,"1"4�'
SCALE:3"=1'-0" SCAE..E.FACFC)�i:4
T.O.PARAPET
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T.O.MEGH SCREEN
22'-0• —
.��T.O.PARAPET
Y I T-0' �
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F�0'-0"
7 �WEST ELEVATION AT BUILDING
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EXTERIOR FINISH SCHEDULE REVISION: DATE:
FINISH DESCRIPTION SPECIFICATION NOTES PE0.MTSEf iiaa�ioii
EXT.SHEATHING
ALL VERTIGAL CONTROL ALL HORIZONTAL CONTROL vEnni75E7
JOINTS ARE TYPE A, JOINTS ARE TYPE 8 M_p� CEMENT PUSTER MFR:U HABRA LIGHT SAND FIN�SH,PAINTED.ALLOW FOR A- TBO I pE���p�oinereoi;
UNO (TyP.) (5)GOLORS• B- TBO . _„�...f` --- . _-- -� .
C• TB�' __ .._
�'EXT.PLASTER OI D- TBD
METAII LATH O/ -
E- TBD
MOISTURE BARRIER
M-02 GORRUGATED METAI MfR:TBD,GOLOR TBD
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� MFR:T.B.D.COLOR:TBD, c _
� STEEL TYP. � I'CHANNEL SGIiEED MA3 PROVIDE SAMPLES FOR ARCH.APPROVAL �� u �1 '��
STUCCO G00.NER � �I � JOINT BY FRY-REGLET,
K� � � GALVANIZED STEEL TYP. M-04 LEDGER SfONE MFR:TBO :'
P' ;
� �,','� �c {•EXT.PLASTER O/METAIL LATH O/ , ...
� �'„�f i MOISTURE BARRIER M,.pS METAL FACIA PANEL MFR:TBD, a A- TBD � .-, �
II( ALIOW FOR(2)COLORS' B- TBD '
�y� O/EXT.SHEATHING �'EXT.PLASfER O/
��- METAIL LATH O/ .� o�o�.m.r,,.,.,.
� MOISTURE BARRIER M-06 ALUM.STOREFRONT SYSTEM MFR:TBD o�«�t�.�' �.Y
. FINISH:TBD ��M�muK���^�
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'I. CONFlRM W/ARCHITECT PRIOR TO PURCHASING PAINT.ARCHITECT TO REVIEW AND APPROVE BRI�SH OUTS PRIOR TO6QAIMTRyG. , � �°��"O°"��Oi""`�`
... ,... ....y.-...�.. *�.�.a.
2. CONTRACTOR TO SUPPLY A SAMPLE AND NTSHEETS OF ALL MATERIALS SPECIFIED.ARCHITECT TOfREVIEW AND APP0.0VE ��' �..�wp+�r��•iavq�.a��N.+atwr.u.
MATERIAL SUBMITTALS BEFORE CONTRACTOR ORDERS AND/OR PURCHASES. ' "'-•' k dTbw .soa.,n.
I O STUCCO CONTROL OINT DETAILS 8 MATERIAL SCHEDULE � �� C-� �� ����
1CC:O.t�TR[..)O1NT SCALE:6" I'0" �, }£1D°��.
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Q KANN DESIGN ASSOCIATFS 201]
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NEW TREES A,�f��i"J/�C-�....
IMPROVEMENT PLANS
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*SEE SEPARATE SITEWORK PERMff #I 1 I 10132 FOR HARDSCAPE
AND SffE FURNISHINGS SPKIFICATIONS AND�ETAILS
I I LANDSCAPE PLAN FOR BUILDING PAD"F"
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�-+��. NEW TREES PER TJMAX � / `��
IMPROVEMENT PLANS � �
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r +� ^ XISTING OAK TREE SHOULD BE
� � � . . �
�'� ``�,-: � ANUALLY REMOVED AND REPLACED
�� '�Y �WffH A COURSE LAYER OF 4"WOOD
„ :`�. � /.�.
A . - t _ � I CHIP MULCH PER ARBORIST REPORT
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EXISTING PEAR TREES
TO REPIAIN
,r � v v --.- � v v v � v v v v .% �� v v v v-v v v �
� I HAVE COMPLIED WITH THE CRffERIA OF THE WATER s
CONSERVATION IN LANDSCAPING ORDINANCE AND APPUED �
r4 THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE
�/ LANDSG4PE PLAN. <,
� <
j PLEASE REFER TO THE ARBORIST REPORT PREPARED BY DAVID L �
� BABBY DATED JULY 22.201 I FOR EXISTING TREE PROTECTION �
� MEASURES;SEE SHEET L3.0 IN SfTE WORK PERMIT#I I I 10132
) F O R T R E E P R O T E C T I O N Z O N E S A N D F E N C I N G S E E S H E E T L 3.2 I N
]
) SffE WORK PERMff#I I I 10132 <
J
� FOR GRADING CONTOURS AND QUANTITIES SEE CML J
' ENGINEERING DRAWINGS C-S.0-05.3(CONTOURS)AND �
� C I.0(QUANTITIES)IN SREWORK PERMR#I I I 10132 }
� FOR STORM WATER BMPS SEE CML ENGINEERING DRAWINGS �
C-7.0-C7.1 IN SITEWORK PERMff#I I I 10132
> �
? PUBLIC ART TO BE INCORPORATED INTO THE WEST PLAZA; �
� TYPE OF ART AND LOCATION TO BE DETERMINED. �}
,, t
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LANDSCAPE LEGEND
SYMBOL DESCRIPTION
+ NEW TREE
/����\
; O � EXISTING TREE TO REMAIN*
\\_�/
*PLEASE REFER TO THE ARBORIST REPORT PREPARED BY
DAVID L.BABBY DATED JULY 22.201 I FOR EXiSTING
TREE PROTECTION MEASURES.
PLANT LIST
SYM BOTANICAL NAME COMMON NAME SIZE QU
TREES
PR Placanus X acerifolia Londone Plane 24"Box* 4 M
PC Pyrus calleryana'Chanticleer' Fbwering Pear Tree 24"Box* 28 M
LI Lagerscroemia Tuscarora' Crepe Myrcle 24"Box* 5 L
SHRUBS AND GROUNDCOVERS
PSS Pitcosporum'Silver Sheen' Pittosporum 15 Gal* 4 M
PG Podocarpus gracillior Fern Pine i S Gal* I I M
RC Rhamnus calitornica Coffee Berry I 5 Gal* 5 L
PL Prunus laurocerasus'Oao Luyken' Dwarf Privec S Gal 25 M
CC Carpen�eria californica'Elirabech' Bush Anemone 5 Gal 8 L
RO Rosmarinus officinalis Tuscan Blue' Uprighc Rosemary 5 Gal I 17 L
RFP Rosa'Fbwer CarpetPink' Groundcover Rose 2 Gal 326 M
MR Muhlenbergia rigens Deer Grass I Gal 35 L
CA Calamagrostis x acutifolia Karl Foerscer Reed Grass I Gal 26 L
CYP Ceano�hus'YankeePoint WildLilac I Gal 44 L
EJ Euonymous iaponicus'Microphyilus' Box Leaf Euonymous I Gal 127 L
CS Convovulus sabitius Morning Gbry I Gal 89 L
CI ISLANDS PLANTING
SR Syagrus romanzoffianum Queen Palm 24"Box* 3 L
WR Washingtcmra robusrd Mexican Fan Palm 24"Box• 3 L
�i� ��� ST Strelitaa reginae Bird of Paradise I 5 Gal* 2 M
/ � PY Phormium'Yelbw Wave' New Zealand Flax S Gal I S L
\
p I AF Anigoanthus flauvidus(dwdrf red) Kangaroo Paw 5 Gal 26 L
jAD Asparagas densiflorus"meyeri Meyers Asparagas Fern 1 Gal 10 M
�, i� CM Clivia miniara Kaffir Lily I Gal 47 M
''t�/ AG Acorus gramineus'Ogon' Japanese Sweet Flag 4"Pot 130 H
�li�. .
' f'iF A:'.:�::.��
. C! � '
"`��� �"'0.� I POTTED PLANTS
� �/ TBD(Assume 1-SGaI,6-4"Po4 4-6packs per poc)
` / ��OTAL NEW 24"BOX TREES:43 { (�
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*ALL 24"BOX TREES TO BE A MINIMUM 8'HT WHEN PLANTED � �
� ALL IS GAL SHRUBS TO BE A MINIMUM 6'HT WHEN PLANTED
...�,�,..�......��_........�..�.�
2 PLANT PALETTE
SCALE:I/I 6"=I'-0"
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� 1. PLEASE REfER TO THE AltBORIST REPORT PRWAIiED BY DAVIO L 8A86'f
� DATED JULY 22,201 I FOR TREE PROTECTION MEASURES
S 2. SEE SEPARATE BUILDING PAD PERMR(APPLIGTION#TBD)
� FOR DEfAILED PLANTING AND IIiRIGATION PLANS,
` SPEpHCATIONS,AND DETAILS
Z"� ��.n,.-R�.••�,..n..✓�.../�:,../1...�°�.,.!:,r+^...n...%r...:•...I�..n...f...%•ti.:'�..��_i-'
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SEE$EPARATE PERMff -1 '�,`' �r � + �
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RETAINING
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TREE GRATES
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SCALE:I/8"=1'-0"
LANDSCAPE LEGEND
SYMBOL DESCRIPTION
- PLANTINGAREA
� COLORED CONCRETc
� CONCRETE PAVER SIDEWALC
CONCRETE PAVER CROSSWALK
.;�ti:'I'� LOOSECOBBLESATOAKTREE
� POTTED PLANT
BENCH
o TRASH RECEPTACLE
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DETAIL CALLOUT
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SEE SHEET L1.5 FOR MATERIAL
SPECIFICATIONS
REVISION: DATE
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BOLTS FOUR 3/4'x 18"
EACH WITH HEX NUT AND
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REBAR WITH HOOPS
CONCRETE BASE BY GEN.
CONTR.
TO POLE GROUND LUG
±15'OF p4 COILED BARE
STRANDED COPPER(NOT
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ADOITION TO CONDUIT
CROUND WIRE.
TO BE DETERMINED BY
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FURNISH COMPUTER PRINT OUT
NUMBER Of FIXTURE PER POLE
MAY DiFFER.SEE FIX7URE
SCHEDULE ZE 2E1 2E2 2E E4
GROUT TO A
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1'WIDER !�A
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CONTRACTOR IS RESPONSIBLE FOR
DEPTH,DIAMETER,ANO REINFORCING OF
CONCREfE 80.SE,CONTRACTOR SHALL
OBTAIN SERVICES OF A STRUCTURAL ENGINEER.
PARKING LOT LUMINAIRE 2
N.T.S SE—Z
SHEET NOTES
lO UTILIlY RACEWAY(S)STUBBED OUT TO NATHIN 5'-0"FROM BUILDING.
EXTENSION UNDER BUILDING CONTRACT.
2�CONDUIT ONLY STUBBEO OUT TO WITHIN 5'-0'FROA�BUILDING.BRANCH
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Of R4CEWAY TO HOUSE PANEL UNDER BUILDING CONTRACT.
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GENERAL NOTES:
1.THIS SITE PLAN IS INTENDED TO SHOW TRASH TRUCK DELNERY ROUTE.
2.REFER TO KAHN DESIGN ASSOCIAlES DRAWINGS PERMIT N0.11110132 SfTE
WORK FOR PAFtKING DATA AND SPACES IN THE SHOPPING CENTER,IIGHTING
PtAN.LANDSCAPE AND HARDSCAPE PLANS ARWND THE RESTAURANT AND
PARKING AREAS.
3.REFER TO KAHN DESIGN ASSOCIATES DRANANGS PERMIT N0.71110133 PAD
BUILDING F-SHEIL DRAWINGS FOR COVERED TRASH I SERVICE YARD
CONSTRUCTION AND EXTERtOR ELEVATIONS.
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10028 12/06/2011
12/23/2011
01/25/2012
LEE 3�SAKAHARA
ARCHITECTS AIA
ARCHRECTURE PUNNING MTERIORS
16812 VON KARMAN AVE.,SURE 300
IRVINE,CA USA 92G06�4927
PH.943261•1100 F.943261-1144
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Dlning 1: 46 Seats
Dining 2: 60 Seats
Dining 3: 32 Seats
Lounge: 32 Seats
Bar: 14 Seats
Total: 134 Seats
Patio Seating: 36 Seats
Total Seating: 220 Seats
NUMBER OF EMPLOYEE SHIFfS
TWO SHIFfS PER DAY
Kitchen 4
Bar 2
Dining 6
Hostess 2
Manager �
Total: y 5
ISLANDS HOURS OF OPERATION
Monday 1�AM-12 AM
Tuesday 1 l AM-12 AM
Wednesday 11 AM-12 AM
Thursday 11 AM-12 AM
Friday 1�AM-12 AM
Saturday 17 AM- 1 AM
Sunday 1�AM-12 AM
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12/23/2011
01/25/2012
FLOOR A_2
PLAN
LEE E�SAKAHARA
ARCHITECTS AIA
ARCHfTECTURE PLANNING INTERIORS
16862 VON KARMAN AVE.,SURE 300
IRVINE,CA USA 926064927
PH.919-Z61-1100 F.94&261-1710
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purposc of nrutralizuig odnra ecnanat ing from cvmniercia!eal�sust systcros. ����
Tire'�tOAS is u�mpri>cduf'a steir.les��uroi whinM��ith hinicd iliwr.2A"
wi�+c.32'high and R"deep.tntcrior co:nponenu cnnsist ot a��air cnripr.ssnr.
u solulirm pump,a�intemal cailir.g tan,a miring tank,a snlenoid vahe,a
wluiion injrctor��ittt an adjustatrir��lu�nc�un�-ul;md:u�elrxuicxl cunuol
systzm xiLh disconnect switch that tums the systc�n on an�i ot2'at preset iins: Q`r
:lltClb'i1I5.lIL1Ilh'ff`(�il11'NiTIC11f5 Flrl'�Oilc'1;4".:oIJ�vatcr tu�ply und cme 1 I S�•;u: p]
supply circuit.ConneMions 1'or Lx�th w�ater and el,�c:tric are on tte tupof ihe
stainless steel r.nclosure as are t6e connixting 4wints for:-S"(J.CI.�ompres�ed
uir tuhin�mid for!.;"(i.f).neutral;r.ing soluann tubin6.!�luximum tuhing
t�g��choutci nui excerJ 100 Pert.
irj�t:ii+n UC26c ucli�r n�utralir.in�Krluiion i��to tLc:.ent.�minatal.ii�s[rcam is
iiccom�lishacl ihrough the ttse ofsiainless rtrel acomizir.�,nunlee maun;ecl
ihrough tha wrfl of the exhauwt Jii�t.TFr nacrles musi tx cunneaed:o rhe
3.`!?'and 1!4"tubing tha2 crit fm�r,the slainless stxl enetosure.N•�ctii Ihe
syatem is in usc,the nq�ilcs sp�s}•a Ii�ie mict ul'ciraipre�.sed 3ir and odur
ocuvslitin�:uilution��hich y:�ickiy mixex�sith ttn;aw4ii�air in thc duct
svstcm as il�r.utrslires Ihc odcxa.
L'•:ach�ystcm i�fumished with t�aa noizlrs which arr:uleyurie for up tn(i3Oi?0
CTTi.Norzles should be Iceaced as fsr a5 possible�mm the{x�in�r.f discharge
w the atmosphere[�a(lotii•fi�r roaximum ncutralizatiqn of udors.
Satisfactory system perturnwnce can be increaseS or decrcased by ad?usting the
dilirtion rati�.et�iint located�in ihe hra¢c u�lif�i<m injectnr on the aild��a1tr
supQly.Start up arxJ calibrdtion must be durx in accor�enee with installatien
manual.
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12/23/2011
01/25/2012
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ARCHITECTS AIA
ARCHRECTURE PLANNING INTERIpRS
1684P VON KARMAN AVE.,SUfTE�Op
IRVINE,CA USA 926(I6d921
PH.949261-7100 F.949-261-11I1
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