The URL can be used to link to this page

PC Summary 09-27-05 City of Cupertino 10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308 To: Mayor and City Council Members From: Steve Piasecki, Director of Community Development Date: October 3, 2005 Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE September 27, 2005 Chapter 19.32 of the Cupertino Municipal code provides for a eaI of decisions made b the Plannin Commission 1. Application R-2005-21; Ani! Surpur, 7630 Kirwin Lane Description Appeal of an approved Residential Design Review for first and second story additions to an exiting 1,882 square foot residence for a total 3,389 square feet. Action The Planning Commission denied the appeal on a 5 - 0 vote. The fourteen-calendar day appeal will expire on October 11, 2005. Enclosures: Planning Commission Report of September 27, 2005 Approved Plan Set 2. Application U-2005-17, ASA-2005-12 (EA-2005-11); Alice Winters (Chuck E. Cheese), 19805 Stevens Creek Blvd. Description Use Permit to operate a restaurant and family entertainment center at an existing shopping center (Portal Plaza). Architectural and Site Approval for exterior changes at an existing shopping center (Portal Plaza) to accommodate a restaurant and family entertainment center. CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: R-2005-21 Agenda Date: September 27, 2005 Appellant (s): Siva Jayasenan Property Location: 7630 Kirwin Lane (APN#: 359-22-015) RECOMMENDATION The Planning Commission has the option to make the following recommendation to the City Council: 1. Deny the appeal and uphold the decision of the Director of Community Development, or 2. Uphold the appeal and deny or modify the Director's decision. Project Data: General Plan Designation: Zoning Designation: Project Consistency with: General Plan: Zoning: Environmental Assessment: Residential Low (1-5 D.U'¡ ACRE) R1-6 Yes. Yes. Exempt. BACKGROUND On July 26, 2005, the Director of Community Development approved application R- 2005-21 based on the plan set entitled, "Surpur Residence Remodel & Additions, 7630 Kirwin Lane, Cupertino, CA." The application consisted of a 582 square foot first story addition and a 925 square foot second story addition (total of 1,507 square feet) to an existing 1,882 square foot single-story residence. Three neighbors, including the appellant, contacted staff during the noticing period to express concerns regarding the project. The residents were concerned about the loss of privacy and sunlight that would result from the single-story addition and new second story. Staff reviewed the plan set with the appellant and explained that the project included a privacy protection plan, fit within the daylight plane and conformed to the required second story setbacks. Staff recommended the appellant contact the applicant to discuss his concerns; however the applicant was on vacation. On August 4,2005, the appellant filed his appeal of application R-2005-21. The appeal was scheduled for the September 13th Planning Commission meeting. In between the eJ-1 R-2005-21 Page 2 City of Cupertino September 27, 2005 filing of the appeal and the Planning Commission meeting, staff continued to discuss possible remedies with the appellant and applicant. On September 7th, following a meeting between the appellant and applicant, staff received an e-mail from the appellant stating that he had reached a compromise with the applicant regarding the project. The e-mail outlined two conditions upon which the appellant would withdraw his appeal (see exhibit A): 1. The third second-story window on the East elevation will be reduced to match the size and height of the other second-story windows (sill height 5'); or be removed. 2. The second story windows on the East elevation will have privacy panes to obscure the view. After staff confirmed that the applicant agreed to the appellant's conditions (see exhibit B), the appeal was removed from the September 13th Planning Commission agenda. However, shortly after the cancellation of the appeal hearing, the appellant informed staff of additional concerns with the project. The appellant requested that the appeal be continued and not withdrawn. The appellant is appealing the Director's decision and is requesting that the applicant: reconsider the location of the first story addition and the placement of the first and second story windows on the East elevation. DISCUSSION Appellant: The appellant is appealing the approval based on the desire to preserve the sunlight and privacy of his residence. The appellant submitted a formal written justification (see exhibit C), which can be summarized as follows: · Window location · Loss of sunlight · Privacy protection Staff: Window Location The appellant's written justification for appeal focuses on the East elevation window locations (see exhibit C). The appellant objects to the number and size of the proposed ground floor windows that face his property. The R1 Ordinance does not restrict the number of ground floor windows or require privacy protection for ground floor windows. Staff believes a six-foot tall fence would mitigate any privacy concerns for the appellant. ;J-d- R-2005-21 Page 3 City of Cupertino September 27, 2005 Daylight Plane (Building Envelope) The appellant's second justification for appeal is the loss of sun exposure that would result from the proposed additions. The R1 Ordinance Section 19.28.060 (G2) states that the maximum exterior wall height of single-story sections of two-story structures must fit into a building envelope defined by a ten-foot high vertical line measured from natural grade at the property line and a twenty-five-degree roof line angle projected inward at the ten-foot high line. The intent of the building envelope is to preserve daylight and privacy for the side yard neighbors. As diagram 1 illustrates, the proposed ground floor addition conforms to the building envelope. Given the proposed setbacks and height of the addition, it is unlikely that shadows will be cast onto the appellant's property. In addition, the R1 Ordinance does not have provisions to address shadow impacts. DIAGRAM 1 (DAYLIGHT PLANE) ." " " I " BUILDING ENVELOPE - .... ~ - " " ,,' " " . " 1 I J 1 n,¡ 1 NORTH ELEVATION ¡)-3 R - 2005- 21 Page 4 City of Cupertino September 27, 2005 Privacy Protection The appellant was concerned about the privacy intrusion from the proposed second story windows, and that the required privacy protection trees would further reduce the amount of sunlight to his property. As previously mentioned, the applicant initially agreed to reduce the size of the third window on the East elevation and raise the windowsill height to five feet as a condition for the appeal being withdrawn (see exhibit B). Since the appellant did not withdraw his appeal, staff is unsure if the applicant is still agreeable to this condition. The applicant submitted a privacy protection plan on July 20th. The privacy protection plan included screening materials listed on the City approved species list, as well as materials approved by a certified Landscape Architect. The intent of the privacy protection trees is to benefit the appellant. However, the appellant does have the option to waive this requirement per Section 19.28.070 (B2) of the R1 Ordinance. Submitted by: Alex Stanford, Planning Department . /:j) Approved by: Steve Piasecki, Director of Community Developmend7...£( ~ U~/l-:/ CW/ ENCLOSURES Appeal Form Exhibit A: E-mail from Siva Jayasenan (appellant) stating conditions for withdrawing appeal. Dated September 7, 2005. Exhibit B: E-mail from Anil Surpur (applicant) response to conditions for withdrawing appeal. Dated September 7, 2005. Exhibit C: Appellant's written justification for appeal. Plan Set G: 'Planning'P DREPORT\Appeals IR -2005 -21 pc. doc d-1- EXHIBIT A Alex Stanford From: Siva Jayasenan [sivaj@cisco.com] Sent: Wednesday, September 07,200511 :28 AM To: Alex Stanford; asurpur@brocade.com Cc: rsivasub@cisco.com; sivaj@cisco.com Subject: Appeal agianst 7630 Kirwin Lane, Cupertino Hi Alex, This is in continuation to our telephone conversation this morning regarding my appeal against the 2nd floor construction at 7630 Kirwin Lane, Cupertino, CA. I did speak with Anil Surpur, copied here, this morning and he is in agreement that he will either remove the third window or replace that with the same size that ofthe other two windows, and will be placed at the same height as the other two windows. We had earlier discussed about my other objections, and those were resolved. So, me, along with my wife, have the following to summarize: We are willing to withdraw our appeal if Anil Surpur either removes the third window or has the third window be as the same size as the other two windows along with position at the same height as the other two, AND all the three windows have obscure, for lack of word, or a non-see through glass, so that our privacy to our backyard and kitchen is preserved. . As soon as you see a confinnation to the above trom Anil Surpur, you can assume that my appeal is withdrawn, and treat this email as a confinnation of withdrawal of my appeal. I have discussed this with my wife, and she is copied here. As always thanks for your support, and thanks to Anil for his openness and patience. Thanks, Siva... Siva S. Jayasenan Core IP Eng - Services & Security, ITD d-'=:> 9/20/2005 EXHIBIT B Alex Stanford From: Anil Surpur [asurpur@Brocade.COM] Sent: Wednesday, September 07, 2005 12:39 PM To: Siva Jayasenan; Alex Stanford Cc: rsivasub@cisco.com; Ashwini Surpur; Anil Surpur Subject: RE: Appeal against 7630 Kirwin Lane, Cupertino Hi Alex and Siva, I will confirm that the third window in question will be replaced by a window of same size of other Two windows. I have to take care of having sufficient light in the loft area since we are reducing size of the 3rd window. Keeping this in mind, I will ensure that we will use special pane or film on the pane to make them non-see through. Thanks for working out the issues amicably without going thro' appeal process. I have discussed this arrangement with my wife Ashwini who is copied here. I will take this email as confirmation that the appeal is withdrawn. Alex: Please confirm that the appeal is withdrawn so that I can continue with my work. Thanks again. Anil Surpur From: Siva Jayasenan [mailto:sivaj@cisco.com] Sent: Wednesday, September 07,200511:28 AM To: alexs@cupertino.org; Anil Surpur Cc: rsivasub@cisco.com; sivaj@cisco.com SUbject: Appeal agianst 7630 Kirwin Lane, Cupertino Hi Alex, This is in continuation to our telephone conversation this morning regarding my appeal against the 2nd floor construction at 7630 Kirwin Lane, Cupertino, CA. I did speak with Anil Surpur, copied here, this morning and he is in agreement that he will either remove the third window or replace that with the same size that of the other two windows, and will be placed at the same height as the other two windows. We had earlier discussed about my other objections, and those were resolved. So, me, along with my wife, have the following to summarize: We are willing to withdraw our appeal if Anil Surpur either removes the third window or has the third window be as the same size as the other two windows along with position at the same height as the other two, AND all the three windows have obscure, for lack of word, or a non-see through glass, so that our privacy to our backyard and kitchen is preserved. As soon as you see a confinnation to the above from Ani! Surpur, you can assume that my appeal is withdrawn, and treat this email as a confinnation of withdrawal of my appeaL I have discussed this with my wife, and she is copied here. As always thanks for your support, and thanks to Anil for his openness and patience. Thanks, d~0:; 912012005 EXHIBIT C Aug 3rd, 2005 Alex Stanford Community Development Department Cupertino, CA 95014 Dear Alex Stanford, This is in response to your letter dated: July 26, 2005, regarding the file number R-2005-21. We live in 7626 Kirwin Lane, and we do like to appeal the approval of the "Surpur Residence Remodel & Additions, 7630 Kirwin Lane, Cupertino, CN', and would like to raise our concerns on this approval The Major concerns we have are in the area of Privacy and Shade on the house. I have enclosed a CD which contaÎ11s the presentation slides on the views from our house. I have also enclosed the hard copy of the slides, specific cut outs from the ''Plan Set", and explanation of our concerns. This new construction as an addition to 7630 Kirwin Lane residence is going to bring us lot of hardship for my family on a daily basis. To summarize, the privacy of our back yard & kitchen will be totally invaded, and our kitchen & the family room will loose the light & warmth from the Sun; it will also be darken by the walls and the additional roof which is higher than the existing Garage roof. We strongly object to this design of addition of their living room in their front of the house, and their windows in the second floor facing our backyard and our Kitchen. I hereby request you and the director of City Planning Division, Cupertino, to take this matter to the City Council for public hearing. s~ 01~/0.· Siva Jayasenan Ragini Siva Enclosure ( ) 7626 KIRWIN LANE CUPERTINO, CA 95014 d-1- City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3223 ~~¡~G~::~~ CllYOF CUPEIQ1NO CUPERTINO CITY CLERK APPEAL 1. Application No. P- -& 00 S -~ \ 2. Applicant(s) Name: SuRE'''''' R..£5\D~(\It.& Rt:M.OI>GL...&P.1>D\'î\"",~,7('?'o \(.,I.",\Ñ L-""""" c::"pe¡>",~\""'o, C!.>, 3. Appellant( s) Name: So \ 'I A '\ P. 'i A c:, e N AN &2-~ 5ØtHt.~ ~.~ Address lb~6 K\R'-J'ot" LA N 6., L\J<'8@..\\"'o, t.1\ Phone Number ~ög.~A~ì~ ry4g.~ Email S. \\f I\:I & C'..,s, c...D . CO 1"\ 4. Please check one: Al-'!-H....al u. J¡;;,,-,i~.l uf ~if0ctor ðf C-01ilUlw1Ïly Lh.,v ¿:lðpru~nt ~ppeal a decision of Planning Commission 5. Date of detennination of Director or mailing of notice of City decision: ~ j\j\'-' ~\, , ~oD~ 6. Basis of appeal: S Sf; A'I'IA c...", "" E. I'> 'I 'i- C'D. 5'~ Signature(s) Please complete form, include appeal fee of $145.00, and return to the attention of the City Clerk, 10300 Torre Avenue, Cupertino, (408) 777-3223. d-Ú EAST ELEVATION (Please refer to the enclosed cut out of the plan where we have marked the windows, facing our house, from 1 through 5) Windows 1, 2, & 3 face our backyard, and we object to this. If this was already there in 7630 Kirwin Lane, we wouldn't have bought our house in 1998. We are planning to put a swimming pool in a few months or at least by next summer. Our pool will be in direct view from these windows, and we strongly object to these windows. Our Kitchen window is in direct view from Window #3 and our kitchen will be in easy view from this window. We have been enjoying the freedom of keeping our kitchen window open for light and air, and if this Window #3 is allowed to exist then we are deprived of our existing freedom, and this is a total invasion of our privacy. Since my family spends a lot of time in the backyard and in the kitchen, the Windows 1,2 & 3 presents an excellent viewable area from 7630 Kirwin Lane to our backyard and our kitchen. Windows #4 & #5: These are in direct view to our kitchen. Yes, we can raise our fence height or, we can put a higher fence. But that is d-¡ going to give us a boxed up feeling, and again this is going to bring shade and cut off the light & openness to my existing kitchen. Also, we strongly feel that this will be a deprival of our existing way of living, and I don't think this is a correct thing to do. The entire neighborhood is beautifully designed in such a way that the adjacent home's windows do not directly face each other; the windows face each other only across the street. The new windows designed for 7630 Kirwin Lane, which is facing our backyard & kitchen from their second floor, is totally against the design of houses in the neighborhood and we strongly object to this, since it is invading our privacy. a~ ,/ ¡Jr. n \ Ó . 1'-((' /V! ;1-\0 _J ~ V1ZW ~ 0 t- ~2~--, er: t-~ ~w t:i ~ ~ <>:&'3~ 02: ~~§? 2~ ~ Z 00 t- 0 < ~~ er: O~~ ~ . u qzo 2 2m U w ~ ~t-~œ 8E~~~< ~ ~ ~wo 3 ~¿ ~ 0 ü o~oo ZwV1~er:· ~ er:V1w 0 ~ t- w ~ ~~~~ 8~~~~~ < ~ ~~~ u 6~ ~ ~ o ~o~o ~z~8~~ ~ ~ ~~~m g ~b 8 ~ z er:t-5~ o~ o~< t- ~ ~ oð ~ z < °808 u¿º~t-ü ~ 0 0 ~w~~ G ~~ p ~ ~ oV1~ZW W~~V1wV1 ~ ~ ~ 80 ~~ ~~ er: ·0 8 ~ô~<í ~os2~< w V1 m 85t-~ º~ V1X ~ ~ü U ~~t-OO <t-V1wIÒ U ~ 8 s~~~ ~V1 ~w ~ ~& er:D ~~ ~er:Zm~~ z ~ t- w<~er: Lü o~ w~ j 0Ô~~0 ~º=~~V1 ~ Ü ~ ~t-50 ~z ~o 9 Cr:ð ð er:u~5~ I~~~0~ ~ ~ ~ V1~~~ ~~ ~~ ~ 8u ~ ~~IUW ~ t-0x~ 8 ð V1 ~~ 0 -~ Œ~ w V10 & ~~S~t- ~~~o~~ < ~ ~ er:~~~ ~~ ~I f ~~ < ~2 ~~ V1S~er:~ Cr:z 0õ~~ ~o w~ ~~ I <~~Q Œ6wðt-8 ~ ~ ~ W~O~O 0w z~ ~ w~ ~ ~o ~w g~u ~z ~8 OOV1 ~~Œ ~<0 ~S -V1 V1 j~ ~ÔOt-êV1N ~V1~~O~ D~ V1~~ uwO~ðü~ ~5 ~Ô Ô ü~ ~~t-8~~~ o<~wz~ ~~ V1~5 ~2:~t-U~N0 ~~ ~§ ~ g5 Z0V1V1V10~ zOV1~~OO<w ~~~ 0 ~~u I CCW ~~ W ~z ~W~~0gr 4~oc~~V~~0 gw~ g~üo~'0~06V ~~ ~ 5~ oc-4x w 0~0 ocZ4 z ~rn IOzwNOW w-~ 0 00 w 8g~wo~8 ~~G~ ~Sð4 ~ ~ G2~~~~IN~O o~~ü Œ~ ~N ~~öu æz~8~~~40 w2o~~~z >~OOI~O WCOZ º u8o~~z 3-~ o_rn~ ~ü~~~~~~~uu~ ~ ~~z~ 5~ ~~~~~0º 0~O~~~W~~ ~~ocI II ~üw~ð8~0 ~ ~x t~ w ~~øoc~ ~~UOC44æ4OC wIWU· roc~~uzu~~~ w~~w w~ æ~z oco~ ~~o2rg~I~ ffi~~~wz~~~§~W000 mmoc~ 05 j4~~~~~ g~~~~~~~~ 6~o¿mO~m~0~~~~~ ~~~~ ~~ ~~24~O~ œ ŒU§~m~O ooo2P2~~4N_~U~~ üö~ ocO øoü~w~ô ~~~IØguØ~ w~~mø ~0¿-~oŠ~ 0jm~ º~ ZUZO~~4 Üo~~~o~Øoøm I¿Œ~~ ~o<~ooeo~~øw œ2 4-0~> z_~~_ ~ZOZ ~ -0- ~~wwq wzzw> w ºz~o~o~ ~~~ 40ø40ºO~~~OwI~~0U_N~W~W-~o ~æ ~ w ~wz wOzw~ww~~~~ŒZ 0m~~>OZ _ ŒO~~Z _w ~~~ü2oc~ u6-~~~Vr~dØ0~Œ~ ~~~~S~ ~cZOw~rz~z Œ~ ~ ~~ UZ4 W<Ø~Z~ŒrºOO ~<w ~lrøWüZø~º~~ ø~~üwu~8~ º¿üø~~ WOWZŒ~"~~G 00 ~z~z~z~r40 z4o~m<4z~WrŒz IŒ20~~~W W ¿üZ~~ŒO~~OºV~rr oUo~~~v_<o40-Ø~X02~~~XrßœŒ ZrØwrmœø r<~VV uroø~~I~~~s~~~~w~8~ü~w~ <~~~~~~0~~B~~~~~~ ~C~~I<C~~~~O~OŒ~rw~~~~~~z<w~~0~W2r ~4Z00Z ~U~~02~~~0~urn~v~~oc~~~~~bo~~~~oü~õo~~~8~~8 . . ... ·ó~ ~~ ~m w ~ ~~ N~ ~ ~ill ~IDIDrn__ __ __ ~_ Ó -N ~ N ~ ~ cfÍ N N N N w ~. ~ ... = 1:1 ,. CII ,. ¡¡ :Ii = ... .. ;; ~ö ~ ~ '-ª ~O ~ æ~z 4 4 ~ 0 ~ ~~ ~ ~~8 ~ W g ~ ~ ~ ~ ~<w 0 0 ~ ~o ~ ~~z g 0 œ ~ ~T ~ w5w ~ ~ 2 < ~ ~~ 2 ~ð~ ~ ~ 6 ~ 0 8~ ~ ~0~ g ~ ~ ~ ~ ~c ~ ~0~ 4 I ~ ø ~ o ~~ Z ~ðO ~ ~ ~ w ~ Z ~~ ~~~ ~ U U ~ rO mer I ,4 4 Z ~ ~~ ~o ,~±~ ~ ¿ ~ ~ r 3 ~ 040ØQ¿ ~ ~ ~ ~ ~ r ID ZŒ~W - ~ 0 ~ -~ ~Q ~~g5~OC ~ Z ~ ~~~ g 2 ~~ 04->U~ - ~ ~ oOrn ~ Z~ ~I~5~~ ~ Œ ð w~5 ;; ~ r~ ~~W~I~ ~ ~ 0 ~o~ ~ ~ ~w ~~~:~~ ~ 0 ~ œ[)5 ~~ ~ o¿ w~o~~~ ~ 4 ~ ~~g å~ ~ ~ø ;;~ ~Œ~ ~ 8 ~ z~~ r~ ~ ~ê ~g~I~~ ~ ~ ~ ~~~ i~ ~ ~~5~~ê~~~ ~ 0 ~ ~j;; ~~ o >~ X 4- Œ Zw 4 mŒ U ~~8~~w8°9 ~~:~0 ~~8 ~U ~ œ ~~W~N~ urn ~ VOo 00 ~ ~~~ŒZ~~~O ~~~;;;; z~8 r~ I 4~mOI ~I~ ¿~ 0 OZæ ~~ ~ ~w~~b48-~ 5-1~o w~~ ~~ 6 w~~8~ow~~ ~dØ~~ ~~w ~~ ~ ~w~58~rn~m ~I~~~ ~Zrn 44 ~ ~5~85~~wð Œ~~Ô5 ~~ÖZ;;? ~ O~~ŒO~I~~ ~2~ > V~ZO~¿ ~ ~ >w~w0~a CO ~o ~~~ - ~WXŒ~r~ Z ~Œ~u~ Z ~4NID 0ø6Sg45~~ö8 o~~~;; ~~~~~x ~~~TW~~~~ZŒ ~ð~~~6ill~~6N~ ¿zw~~2~>dO~rw~~~a~ ow~~ 3~d~55œbŒ:ÖQ~~~O~5g~~5gg~ ~o, oz~w~ww 2Z0 rW~> ' O»~ ~Œ~ŒOÜ~w~øocOŒœ~c~~0~0Z00~ ~04~U~~~~~OU2~~V2--æ2~~æ~O z ~Z rQ oc r ~ ø IJ>< >-. ~ ~ ~¿S ~ ~ 2 ~~ I > ø Œ o ø(/l ¡::r: LeJ ~ ø~ 0 0 ~ o <>jo ';!. ii cr ~ ü¡? ~ ~ rB ~ vir:¡ ~ è5 W o 11:4 ~ > ~ gI <:: ~ t; ~ o~ ~ ~,Ci 4 ,"'1 ~ zva: <I1~:g~ ~ ~~5 ¡S>Oa <11 ~(/)I ~~O-:¡: V1 °0~ roðø ~ ~6~~~ W~~W IX _¿ 3:-Q:ø'š ::: ~(IÍ<>;:5¡S ð~j~ ~ 0!t~bV1 5<·.... _ Z~TUI <.nf-- UrV:Ï ~ ê56~.3~f; V10~~~ o 0 ~4 :5z<~ü::. ~ê~~~([ ~'>'¡¡;8~ ~~~~~~ OviØcr::i:5 rn~8~3(/) fi~tjOI ~oO::<I~ &::ºL::-::J5 ~s~'5o~ ~~g§~~ ~oø~~S I;tlJ>ø ~ ~""Or() w ooco OO:"j&=;Vz ~"'wºz ~<C() .~w o~~5< ~~f:::~~5~'>'~~~tj lfi~~30~fß,23:ww~ So""~~Ir8:: -5~g:; OWo="NØ~4¿QI ~ ~9~¿fj~~w83Bw ~ö:t.~ Œ4g~a~ö~ f--Œ~·«)Omc>:O(f)~œO ::J~w_~~~a::4~~a:: Or ~~<a 'c o ~ o I U Z ~ < ~ < ~ ø o z rn " 3 ~ w o o u Ë u o z < z ~ U I U ~ ø < .0 .n ~ ,~ w U Œ U ~ Ow < ~ ~ ~ ¿~ 8 ~ ~ ~z ~ ~~ j V1 ~j o~ ~ ~~~~ g . ~< ~8 e ~~~~8S~ ~::J w Œ .4V1œO~ 00 O~ ow ~~ W ~(f) ~~ ~ S~~~~d~ ~~ (f)~ ~ ~~~S~~~ 8~ 40 ø ~~~O .~u ü::.~ 2~ ~ 3~ô~~~w ø (f)S üZ V <~ yIcr::I tj 40 ~~ ~ ~~~~~ ,~ ~ ~~ ~g ~ 6rð~:~~ - 2w ~::J ~ ~~wd~~rn ~ ~~ ~8 C>: OSowZ(f)4 o ~O cr::a: ° ZOtj~1~~ ~ oz 5w ~ f--Z~IrII D~wE ~~ ~ ~<<I1~w~~ OZ~W -0 w r¿w~~~- Zº~¿ ~z 0 0,2mI2rro C~V10 3ô ~ V1~WØ0~- ~~Q:¡ ~~ ~ 'N'~' 8r·ait:-S~ o~~ V ~_~~~4<WOI u~~i s~ ~ ~~~g~5w: ~~5~ ~4 0 ~~~~C>:o~ ~0v~ ~û ~ -~~2g~2 ~-rZ ow Œ WŒ Œ~~ u~jº zz 00 æOØ~~~ö Wu<r ::J~ ~O ~I<CzüwZ d~g~ ¿f~ ð~ ~8~6ðœ~ ~ ~o 00 OI Iü::.~u~<::J ~~~~ ~u ~~ V1~~w42m º<::~4vi~~ w~ ~3~~~~';!. ~oØz~ø~ ~ ~¿ . .6~O z:~§8~~ ~'>' S~~~~~~ z~o~ ad ~@ 00wIIOjo ~&~o~~~ ö<(f) ~~~(f)~z~::: ~:~~~~~viV1~~E~~ill~~~6g u~>w~>~~~G~ç~SZç~r~~ wIo~oo<o~w~~dw~~roow ~V1~~O[ZUsIØOrdrO~øIm ~IJ U) ~iCO - I~""" o N ... = 1:1 ,. ,. 1:1 F= u = !: ... ,. 1:1 U ..,-' u f;t:1III>e' z ;¡¡ '" ;¡: o '" "' .... . " .~....~ "" z :'\ """'\.~ ¡. ~... c, :0 w u u .3 c ~ ~ ~ ~ ~ ~ Œ , Œ W S Œ W b Œ r ø Œ ~ Z ~ w z è r z 0 0 r 0 C w 0 Œ Z 0 < ... Œ 3 , 0 c ~ ... ~ w < U u 0 i:c " r Œ I Œ r ~ 0 1:1 x ~ G ~ u 0 , ø . ~ r , 0 X ~ ~ ~ :Ii r ~ r ~ I , W ~ 0 r to u r u u ~ 0 ;< G I ~ r Œ U Œ ~ 0 ~ ø ... 0 - r 0 I 0 Z , Z Œ , C u 0 G u x ::i r ~ Œ ~ U u W ~ 0 W \:j ~ w ~ u < ~ < I j!! U ~ " ~ ø ü ~ r U «<I ..J ;;:1 $-~ ~B......ê..e é O_~----:N~~----:,,!~ --'----'''-INNN'''''''''''' 44:4:4444444 " (I):) Z ~ Z D- Z 4 <{ e~3¡[ n¡ <( W"- œ ~ ~3~~gz~2 ':i I--I~3IijOO(llU: :ð~u.~o.~~ª~ W«Wt/iOLL»I-W 8~~~~~~~~~ ... = 1:1 ,. ... C u 1!5 u III ... III . " & :::!- ~~~~ ~jð§ 4Z _ , ~~~~ œ~;;:;:t:W W~OWZ ZI",,,-O :;;:(I)Q~I o <i..... UD- ~ ~ W >' ~!tl V~ ':I(I)~O It\o!~~~ ~¡¡:~Rr.¡; ¡:.:>ffiu;;g ~êH:~i{)6 1-<{IllOW- ITo1::Z" ~J~R!!£~ 4œ-..tu.a.u. " Ii: 2 U III e is I- U III .... 1:1 e .. ;¡ , W W I W W W W C) r~ :g I> ~ II- 00 líi N C Çi ~ >.; ::::: ¡:q u Ii " H Iii W ","~'ï:\\"'¡~/I'''", " W....Jð .,~ ..... ''I\:' w I III Q :>~.#" .....-\ Œ n::~W¡:: :I: td!' I !þ-g\ C> II II ... . Z =>WO- ! e .... ª'<:. : :0: Z 0...0°0 . . \~.~ .:'&1 Z a:::_~o I III C .. ::>U1w<t: . . . . II II > '~.0'.",~/ ~ II n. (f)W", 1:1 "//"IIIf,I~\\\\\,\\"'" W '" òð . . U => . I '" I I I . '" . .. c :Ii ~ ¡¡ ¡; ;: ... CII ,. i ;I ell ... 1:1 >C III ell !! æi 1.1.1 - > 1&,1 a:: CD z - z z c .... a. a:: c I&. 1.1.1 = U) U) - ;! :I I- U III .... 1:1 e .. '"' CD N >- a:: c = a: m 1.1.1 I&. it) Q Q N ... ... 1:1 . :Ii to ... ;I III ,. III .. o = a:: a. = .-= a:: 1.1.1 U) - 1:1 ... ... ... CI J :00: z e u II: ,. 1.1.1 ... ,. C a:: III 1.1.1 .. = U :IE III l- e c CI Q ,. 1.1.1 ... C U .... ,. e 1:1 ... aØ c c CI CI - .... - c z U) - , j~¡ 2~1 "'1 j~! , , . ii ~ ~ a.l~ > 6 ~¡ 0( II: t~ ~ . ., > ~J ..J ... ! ... · o o ... ... '" ! .. III ... '" if 0 ...:. 0.' .~ ...:0- N ., ::5 ... · o o ... ... ¡¡ · ¡¡: ií' .... oJ If~ - ., ::5 ... ! o ... ... .:f;0 ii =~ @I , I I ~ ¡; " N , C x l1li . ~ ~VI' c:I ';.....NI c:I " ... " II. ~Jj¡~~¡":>;bi~~ ,- ~ ... ~ ,., ;¡j~{,H"':;3:~r:¡~~ ~ c:I N U ~ ~ I ... ' . CO 1111 , ~~ ¡,,~ ... NN I ,X '4) " ... ,II tiFF II I .0'>- ... " , c:I ·~b~~ .10.",11 II W , .. N.-:-:.-.:.-.!O....O ~ c:I X-xX_Xc>a>_ ~ I II: :n.x"o'b.x t-. {<-,x ,x ¡! , .. r-.....~_-!tJio.!D_m_'" 0 , NIO____.__ ~ b~ ,; ~ o .,i} ¡Sô t1i~__<I1l\{ Z~06r-~ ~--Î~~~~ g~wgù1.., <t~~~~t;) --Îoffi¡i°x ~~ðo!:lf¡g !:'!rUKd¡'~<t ol?~o¡fH:! ~D.-O~D-- ·Ir· .(1: ~~~~~ :I:lL:I:¿:W = i!!i I- U ... i .. ¡; J ,; . ~ íù;; ill Ow ° ~g ~ ". . 00 ° oœ ° z· z g:5 g d¡f J ~Ir:> ~ " " I},~;l\¡~~ N~O'I¥)"~ :8~g~ê~ ~~~ ~º~ ~':!....f œ ~ " ~ o ~ œ w ~ I V I ~ · ~ o o · œ ~¡f~ ~ ""I>!L --' "" . ~~~ ~l\¡~ 2 ~~o 0 ~~¡f I- ~~~~~ I "'. ¡,,~ ,,~ io~ ;, -,- , I L_ . iOLL '-~ .x~ ~N io l". o~ X " .11 - o~ ,-~ XN ...- '" ~ ~ ~ ~ ~ . ~~ ~ ~~~i~ ~ " ~ . ii., ~~~~¡¡ ~~, ~ . .:!.. ~ ¡: F' z:""5 21D;r,: ì!! Iii", ~ eg -t:5 ~Œ S ~i ~I ~~~ ~~~¡~, ~l~ ~i ~~~~~ §~ ::. ~i~; ~~I~ .~~~ ~ .~~ .' ~~.,~~ .~ ..... ¡' Ii ~ 0.: ~ ~ ~ t:1i:~ g '" -<..>~~ ",8!i C» ~ ~~ I~ ~ ~ ~.~i~~ ~.; I~ ~~i~~~ "gl IR !, ,~ ~. i~8 ~ð~~~~ ~.; _~ .".g . ~.. ... 0> § ~ ~.~ ~~~~~5 h¡¡ ~::i o~>~~ 5i!w i! !I ~! ~! i~§ê §~~~~§ ~i~ ~~ i~~!~i ~¡~ u¡ ø~ ~~ ~~ ãi~i ~IIQ~~ 8aÅ Ii fgª~õð 8s~ CD ~ ~ ~ ~ ~ ø ~ ~ z e 8 . 'i · ~ IL h ~~ " H Ii UJ > g ~~ ,\\\\.\1\1".""",,, W ;; B z 0( II: t~. n ;-,''....~1····~~~ w W Z . c I!I .,:¡ ~ "'~":fr ". ~ '" 0::: Ü-.J 0 W~ 0 ( o. t~~' I !þ%\ >- ;.1: ,I <0 ~ZW¡:: I «I- , ~ z (LWD- - Z 0::0°0 ! II II W« \\~~ ...A¥ z ~ « _~D ¡r--' I I ,','::¡:Ji·····~~" ~ :::>(f)W« ~ ~ (l)Wa:: . II II «~ < //"'",,¡I,~\\\\\\,"'" · . . <J:: w a:: Oõ 0 " ~ I · . --' - , I I I I I . « 0 " ;,~ -~ X , ~ )ON " N , · N , X . ~ o~ iN .., .J= ." '0 I:::::ñ l,xQI '0 "I, ,- ~~ .Þ X ----. ~- ; LL- ,. 0", I _~ N I F ' 0 , _____--1 , I , , , , , , , , , , , , , , L - IIII NN " 11 xx .. 110"0'0 LS .I~~-:.:.: ~ ~~~GGG ~ 1::J~.~-:;:=.: g ¡; C l1li c:I c:I ... II. I- ... l1li ¡¡: ... ... CO c:I .. c:I l1li .. . u...Lo.-û...û...lJ...u.. In tfltnVl VI 1.f)V1 N W~Ot»NN IX) N~"l II') ~ , " , , , I , , , , , ,'l , , o ,----- , , I , , , , , - J tJi -- '" . ~ ~ ~ ." ~ ;, WN <Ox .,. "'~ .,' ~m ::i l1li C l1li c:I c:I ... II. to- lL~ _ ..... VlO Ie 1f1u..,¡._ _ VII£].... II. ... ID~ ~N CD IO~ II.. Z It :..,.~ ¡:: ~.;~!il !! ·~·~·:êi :.c -I').x;"b U,ì N...NI- ..J @i ~I '" ,. ~ . o o .... ... ,. ! iij :Ii ... S ,.~o F= .' .11 a~ _____ == ==::::E~~~3:"""~~~------ ~ , W¡., !;IN œl' <~ ", in N ! L !! ;¡ .. ... ~I:0 L' 00 c'ìi' L'- z :;: n:: '" w z :'S !i o .... ... t; . ¡¡: . ~ ;\ I !Qt. \ j~ã ~fi , & !llilll'lll II ililili I IIIIIII . il 1<1 1< ¡-"'--, ." ! :::----.-- ! I............ I 1 , 1 i ': , ~, . 'I ~, ~ 01 III "'1 i , i z . <:; ó ,z ~~ ~~ w Z o::U---.JQ :JZW- D..-WO~ 0:::000 :JVi::2:D (f)WW« (Y(Y .;; ~ '--, ',-- ..~~ -- ' \, I'· , ~ . '-'-""¡ I '" , " ,I"; .6(]~~:___/+~-L__J - , 1 IT '" D W· ID~ IJ:~ Wx h ~~ <- " o ~_ ..LI ~_. , , , ~ z= ~ ~~ "~"' O~X II 1118°1-- :;¡:~ L'-_-_.1L__~ _~ IX) -i'-- " " " " " " " " " " " " " II III ,CCCC'"~." 1; " ~ ~ " œ ~ ~ c= DO II II I Þ._--o-_-.JL_~ u - = .... L !! ;¡ .. i~o L .' oe¡ ." L- z :;: n:: '" ". o~ O' œ~ D'X WN ID- " " , L ". O~ ~~ D?' wO ID- ø e w z " ~ œ ¡; " z g Z z is · z ~ OJ L w · " 0 ~ z ~ ~ · 5 · " 0 · z C t,; 0 L ~ ~ ¡r-' I , I 0 9 , z ~ n I W " '" " , w " , --' ,~ , ~ ---, , , '. , , , '~--" ¡-"'-- , " i , i , . , ~I ~, i , i , ~I , L________->1. o Z ~ Ô o ~ w . z w :::; ,?; ~ ~ " u w . · . o e " W · ø w z :'S ZZ 0 <1:<1: -.J-.J ('oJ 0..0.. wO I ,--..... f---L « -w I (fJo I' i 1 ,I . g .... ... .. ,. o u ... ... " w '> w œ " z Z z « ~ a. w " "' ~ "",\\\\~\\.¡¡IIJIII'", ""~,,,'/~, 19\~' !~%\ ¡<'. Ii t~:ð¡ %~.~u II!..:&J ''''''ê>!. .~. ""':'~jìl··¡'·ijj...~/;,$c "fl'¡I¡II';~\\\"\\\" o < e " 5 '--" '""",J . -~·Q(t ,--' 1 'I ~I .1 .1 N, 1 ~ , ~ u ~ ~ ~ " o ~ e ~ ~ ~~ ~ ~ ~ 8¡ t ~ ~ ~Bi ~~~~. ~g, s ;;"ii ~ s ~i ~I ~~§ ~~~il, §i~ ~~ ~~~~~ i~ :s ~ ~< 1_ .~~ ei~~~ê ~~~ j~ ~~·i~~ .. to- ! Ii:'" ~ ~ I=gi t;¡¡:~ g 01> -u~e ",8...: C» ï ~~ Q e§~ ~.~~. ~~; ~g ~~~ê~i gèl =: ! I~ ~~ h8 &~~~~~ g<~ <~ .~.~ . i-. oZ ~.~ ~ '~~i5 ~~¡¡ ~. 0" g .Iw is ~i I II i~~ê B~g~!§ ~i~ g~ i~I!!i ~¡~ ~ ~~ ~. ~~ o~.~ 'i~o~~ 808 ~. feª~i5o 80< CD ~ N ". ~ ~ ~ ~ .. L " <! ë a. 'i ~ a :] ~~ ~ > c, f ~gfl' i ~ U J!I o z w '" w --' - Ililil! z « --.J ~ I -D.. N . I ~ 1111 UJo:: I 0::0 « i.: .. llli LLO --.J I . LL I ! í i I I . I f """. -. @i ! -..J - ~ Do. ! 9 II. ;; ... ¡¡: co =1" co, !i~ ...~ Do.- ~ I 1 1 1 I -<... I I I 1/ -l I '-<.. J I I ~ I I ""----'-...J. g I I :E 0:::, I I g:" ~~" I I n::~ ~~ D 'I I ße ~~ lì A-.! m- O~ í--l :: ~ ~rl--I~ U 1 /1 i ~~ ~ Il / i I ~9 I j ~f 0 ~~ i-----------~-----------~ 1 - 1 1 1 1 1 1 I 1 I L______________________________~ ~ N3lN3::> <iN] ~ ,", or. ~;., ~- ~~ ~- OJ OJ I l - un; I 1 1 1 1 1 I I I I 1 1 1 1 1 I I I , ~ ,--------_. I 1 1 I I I I I I ~ 1 1 I 1 w w, .,;., !<~ "0 N DO ~ ,"' z ~§ Or ~ t;)~ r ,,- 0 ~ ~o 0_ . Z. O w- I?' "¡" O ~. y~ L___~ . , . ~ '. A ~~,~ 0 § ~*~¡. ~ ~ ~ ~ ~B5 ~~~~~ !g _ ~ ~g-~~ s ~~!I ~~ª ~~~!~, ~i~ :~ ~~~~~ ~i ... - ~~ 1- ~~~ ~I~~o~ "9i ¡II ~~¡¡¡.., ~ t! E . ~ ~ ~~ z ~~£ g ~b~~~ ~ Ct ~ ~! ~ ~II ~.~I~~ '*~ ~I ·-5iê.1 êai a£. 5g:! r~8 ~~Zi~~ ~z . ~..z~, ffi. ... ~. ~ ~.¡¡ ~~~~~ ~;~ ¡¡ ~.J ~ ~fª Ii ~I ~i !i lil~ !ilil~ III I~ i!l:ii iil CD...: ..,¡ ..; ~ . w Z Q'::u....JO =>zw- Q....w°!:: 0:::0°0 =>li1:::2:D (f}Ww<t: ",'" ò¡j ;: w " w or " z Z z <{ ~ 0. W => '" '" II "'\\,,\1\~".r¡I"'I,lt¡, ,,~""V/~ lit' ;>i¡ \~~I ~~I!>l "~.:i~~;;'I.t '1111i""III""'\\\\\ ! . j ~ ! z . - ¡ õ: Ö L !~ , ," > 0 0;1; 0( II tü a I!I ~~. ( o. > ~J: J - ~ .. II: .. .. ... II. '" Z .. .. = '" = ..~ !i~ f~ z « D-.J N zo.. 0 N UO::: I wO VJO « . -.J I I i.J... I @I / (/ ( 1 j 1 ) , , ì I -. ~ I I I 1 1 L___ ..J.~ I ',. t ~~ i lIIi nil , IIII I "I 10 ilililil ~ :11;11;1 II l . w' 51;; ~8 ~g ~~ ~~ g õ' ~ II 1101 "/\ EJ t '3 1 1 !;¡ 1 . I 1 u ~II õ' I 1 u 1 1 I 1 I I ,I 1 "T I I 1 w " I D 1 õ' I 1 1 1 1 I 1 1 1 I ~ I 1 I L_____ ~ I;¡ . u õ' u ~ w " D õ' Q D ~ ~ I~ ~ ~ ~-~> I .. ~ . _.~i. ~ ~ ~ t ~ ~~~~~ ~e, ~ ~g ·i~ ~ ~I ~~ ~~ª ~~;i~, §i~ ~Î ~~!~~ ~~ GO è ~.~; ~2~ e~~goê ~9i i~ ~~0~;~ ~g !; ~ !5 ~ij ~~~ il~ll: ª~: i~ !~I~~I êg~ ao !, I~ ~! ¡~8 ~ð'~~~ e.s -- .æ·îæ ffi'a ~ ~8 g ijl ~~i ï~~~~~ ê~ú ~~ ~~~~~~ ~~~ uo ~ ! ffi ~~ 8 ª E~ g~ ~~ "ffig ~ffi' Ii ~I ~i ~ ~j~~ .iiil~ 1~8 ~i ~e~i~~ ~~~ ca ~ N ~. ~ ~ ~ ~ . w Z e::::U--.JO =>zw- D....WO~ 0:::0°0 =>iJ1~D (,f)Ww<C: ",'" O¡j " w > w oc " z Z z '" ~ ~ w OJ '" <!! z . " ~ L i ~ a ~ ¡I r ~Œtü f o I!J Ji~ i : U JI - ",\\;~~1".'¡~""'1' "..'"""z~' ¢",'.~'I/ -'-. ".,. Jð',,;,.... 1"",/" -q;' '< -.-!- t:~ I ~:i \:\~~"-/ "f~d~·--~~":V ""'I',f,¡~,~",\\\\\\'" I ~ ~ ~ l -~ /ÎL 1 LU-ß7- I ~/ø : / II I ./ / : II I ~~ I , I ~, I I '~ : I I ~~J I I I II i I ~ i II l__ ~ I I I I I I I I I " ~ _u_u_~~u_u_~ ~II II yu___ -~ II'" I YI -~ ... ... Q Q .. .. ... ..~ Q, I!i~ ~ f- \ - @I 'h~..: .,-,.. ~ ~¡ ~ ~ ~"~~ g 6 ~ ~~5 ~~~~~ ~~ ~ ê""¡~ " S ~¡ ê~ ~~§ :i;i~, ~i~ ~~ ~;!6~ i~ .. ~ ~,¡, ~æ3 ~§"gQê ~9g ¡i ~~·3·g ~i !; ~ 15 gl ~~& ilg;~; ª~~ ~; ~!Iß!~ ê~~ ao! I~ ~~ ~~8 ~~.~~!~. ,~~~.'~. ~.. ... Q~ ~Q~ J!~~~~g ~;~ ~~ 8 . J ~ ~iª Ë5 ~~ I II ~~~~ E~~~~§ ~I~ g~ S~~!!g ~~~ 15 ~, ~~ ~~ ~ì~J! .i~~ö3 8~~ ~. Œ~ª¡5~ 8~i CD ~ N n ~ ~ G ~ m . Ililll! z « I") -' I Q.. N I ~ III i LL t 0 « II " 'r 0 !II ~ 0 , 0::: ¡II! ¡ I ¡ I . i I . ~~ ~ w Z o:::u.....JO :=>zw- o...wot= 0:::0°0 =>U1~D U1WW<C ",'" "ð ~ w ;; w cr '" z Z z '" ~ Q. W => '" '" ",\-.;;~~\\..¡~¡",¡¡, "'"""''''",", t~~\ '-..~~ t~~' I ;þ%"\ \~., ;,./¥ ""tJd"J",,?~ '//"""II?t'~"\\\'\\"" II ~ z . 6 : i ~ O a. ~~ '" ~ ::J.~ ;! ¡¡, > c ¡" "{ ~ ~ ~~. ~l ~ U JI ~ w ~ ~ 0::: --.i w..:::: -.J 0: "[S :':; 0:5 0:: ::-; l"': 4: .z 0. W . a. w --' 0 0 --' L..... o :r: =ô L> 0... <>: =' 1 ~Fl :~l ~~t~l '~l ~l N z '" ¡:: æ iill· j!: .~ I~ EHHB EBi±E I~ , , ~........... o z o ~ o ! "- , < > " o . o n 1 « lI1 Z o f- <J:: > w --" w L 1 - II ~ 1 \1) ~, \ ~ ¡ Inl! '1'1'1' " ?;; ~ ; "8 '8 ~ lID ~ JJI~ ~I ~ "HH,,,m ~ EEEl " ~"'''II " L' 1~1 0 , ~ .0-,9 --. ~ ""' <cir-:r..:o:j<iú",:",..-;,,-", o 00000______ ; g~ ~~~ ~~~ d ~3 ~~~ ~~~ g l~ ~g~ ~~~ ~~~ ~~ ~g~ gg~ ~g~ ~ ~? r~~ ~~~ ð~V S ~~ ~ ~ ~~~ ~~ffi u~~ ~ ~g ~g~~:~ &:~ ~~~ g g~ 0 ~ ~wwZ wwz _00 0 w~ ~ ~~jEð~ E6~ w6~~g ~ 0~ 0 ~~~~~~ ~ø~ 3~~~z 8 ,§ ð ~Ol~~ . ~~ . ø~~~~ ~ ~3 ~ U~5~:~ ~:~ ~ü2~~ ~ ~3 ~ ~~~g~~ ~~~ ~É~O~ I Éo~o~ gð§g~~ 5~: ~~Ig~ ~ t ~§~Ë~ ~~~0~~ ö~~ ~~ ~~ 2 uwg~~~~ gs~~~2 È~?' F-~w2 ~ ~~~~WÈW ~Üð~~~ 8~~ ð~üŽØ ~ -~2~~~~ dð~~~~ ~~ª @6ª~g g ~~~~8~ð Ë~~~~~ ~~~ ~~~g5 ~ Q~:~~~~ ~~~EzÓ ~z¿ e~~j8 ~Ww~bg~~g~ uü88ºo ~ºo ~~~o~ ~~ü>lOØ~Ø~ '5î~"'~8 ui28 5~~~~ _~ð;2~·-"'tõ~0~ ~~~~~~~~~~0z~~~ô~o~~8S~5~5~ 0~ -ol~~01~~§!~3~a;~~g~~~~~S j~~~~X~~~x~~øw~~æºw~~~wjøjø ~65°~~3°~~3~;~~:2~~~j~á~~~~ ~~~ UN~ u~~ ~z~~zß ~~~49~9 ~ð~ ~~8 ~~8 5~~~~2ê~~~~~~1~ S~~ ~~~ ~¿~ ~§ggggg~~êg¿~¿~ . . ¡ w Z u--"O O:::zwf= ~ 0_ o...Woo O::::.º:¿:o ~if)w« lf1WDc: Dc: ~ . J I . ~, ~ .1 I; , s .' jg ~5 ~~ ~ji ~~ _" 0 00 0 ci& !:! o . . o ~ e ... UI ~ o ~ u UI ... EJ z '" ë iill' i! .+. II:' "'''' z~ " w '> w '" C> Z ¡¡ Z '" .J ~ W => ø "! ""';~~\\..I';.'",/,/ ""~....,~ If:~' ;'~i\ \~.,~ ;~:~ $dÌ"<:-t;.. 'IIIII'¡},;~.\\,,\\\" ~ ~ ~ ~ . , ~ ,0 ;:;¡-;;:, o~ 'gS s~ , ~o <. ~ >, ~S' ~ ~" ~¡;:; "z oCo ~ð>= ~~§ ~~w ;¡:~2'_~n,,,r...',",ill :1:,-[5'11 \ 11.1 ~ ~.;:."n~.~n.N~ (5 ~ðg: ö _h" , :,!"""v '"""II ê·::i~~g ~ ~ o > o § w - w ......: !;;( 0:: --'....::=: --' --' w > <:( > [L 0 ....J 0 --' !l:: --' LL' <I: Z [L W [L W --' 0 0 --' LL o I =' U 0... <I: =' . ~'~l ,Ø:;il""'l ,øS ·~1 '~1'~{1 : ~l! '~1 !1 +1 ++ ++++ t+ .0--.01 , ~ .EtEE3J1 . 1ElSæ11 g .0',9 ~ ~ " " 2¡0 ëo .. OUl 9= "'0 °Ul .... 00 'L ,1;1 ...... 0... ;; o. I=!!! :I... =iE u- .... C... UL ^ o ~ C:)- ~ , ~ ~ .' ~ ~ o~ ~ " , "~ ~~ ~~~~ W oz , 1 ~ OW 0 !:: g'" 'f~~ zO z wo 0 " ·z 0 ~~ 2 'i~ 0 0 z 0 ~Õ¡;:¡ ~~i~ i::,,& " ª 0 ~ ~¡é' ow~ ~z < ~~ < wW ~ ... . 0 w';;z 1/I...\2~o ~ ~~ ~ z ~g~ ~og!i1ì5 ~g !:! e !~ ~& ~'¡j~ðz ·ð Cz § ~8 0 0 0 "Ë oz> ¡ì5ö:; Ww z o~ ~ tJ3 ~. ~S~~ . ~o oe " I ~5 t;?:g: ~~8 Q~fi~ e. "",~Ô Z ... 00 "'~4tl. " ð > . ~ U ~g:~ "'<0>- :I 0 0 ~~"'~ ~ '3 " ~"ª,Gci 8 ~ ~~ " UI u is-,,,,,, 5~ tñ Z ~ . ~ ~~§ " zZ ... ~ ø ø ';{~~ E, 8 < 8~ CD " "' -¡ z . " ii -;¡. . ... G. g 3 Q 5 ~~ ~ ~ ~ II! :ü. ~1 ~ 8~; H > ,~ .! -..J N w "' ~ ffi :l. u: ~ ~ a. 9 ...J 0 ~ [r ...J to.: a. i'::I ...J ~ a. I.L.I ...J u.: OI ~ ua.9 ~ .~ ~l ~ ~ ~~ ~ fl ~ ,. CO ¡:: = III ;;:~' ti7t c· 111- ! ¡:: = ~I' 1110 i~ 8 " o I . , ~! . o ....- g§ ~. ~>~~ g,~ ð ~8 ~ ~~ ~~ Q 2~ g . ~~ ~~~ ~~.~ ~~ ~ . ~~i ~~i ~~~f ~ ~~" I ~~~ ~æ~ ~~~8 ~~ ' wo .~ ~~ f8~a .' " ~~ .~~~ i~~ 2~~z ~ gª ~ agi.·~ .~ ~~~~ 8 ð ~ :~~ê~~ 2~~ è~i¥ ~ ~. ~ 9" O~" ~." ~.~ f g ,~- 8~lffi~ - ffi~ - :ÊŒ 8 ~ :§ ~ Oö Nffil"~ ..~ B~"'a i fv ,~ . III ~ffi~~~~ ~~~ i'i~a. ¡¡ , 'R~O~ 0- .g8~'· ~.' il~~ ~ §'.W. II ~!ii~! ~~! ~;~~~ i ~i;~;~ OK ~ v~-, i-' ~~~~" . .~~~~ ~ i~i'~! ~~! ~g~~~ ,~~~IŒ~Œ~ cr 8"·f~o ~ðo e. .3. " ~.~~~~~ !i ~gl!~~ ~~~~~i~~~il~~~i~i~ ¡; ~i~¡I§I¡I§I~~;~!!;:ð~I~~~i! :! i", ~ ..~:.~ ..~:.~ "~~I~j~i~~·~=I·o .. ~~~~~~w~~~c~ ~ ~ ~~~2~ ~~ " ~ 'i'i~ vi'i, v'~' " " zoo,., .~ := ~~~~III~~",~~iiI~~~u ~~ EJ ~~ ~ + ~ ~~~~~O~N~~ ~ 00 0 0 0 00000______ ~J\O \.1' I 0 ~I¡ I ~ '~. - w "' 5 ffi 51 u: ~ ~ a. 9 ...J D:5 cz:: ....J u: Q. " ::I ~ a. w ....J u.: oJ: _ oa.9 = ~ ~~l ~l ~~l ~ ~ !1'kIXII . N ~ . , ., ~ m I m , ~ ~ . , N o 8 " w ~ ~ ~ , ' ~i ~ w ~.~¡ ~ g ~ ~ ~~~ ~~~~g ~g. ~ ê~"i~ 6. a ~i ~~ :~~ ~~~ii õi~ wi ~@!sª ~~ ;; ~ ~~~. ~~§ .~~~·i 'a~ iw ~~.~;~ ~~ ~ ~ I~ I~ ~!~ 112~!~ i;: ~¡ ~if~äi ~:t OK I. ~~ i! ~~g ~~!~~I g.. .~ ~i'j~" ;o§ :i ~ ~g Gj ~I~ ~~ ~o~ ~~. .ò 8~~ ~g ~~o E5 ~i :s :¡ ~~I~ !ilil~ i~i II ;!~~ii Iii GI ~ N ~ ~ ~ ~ ~ m ~ z ~ ;; .. t a ~ ~ J!~ ~3 3: [] .~:1 &;1' ,,'"'''''''''''' w t t t i > . M " ""'\.<;1" '''''' '> · <. · UJ ~ e h h i""¥'''.'~\ i¡! W ...J Z < ' . , Z > §! .! . (~î,1 ;~'~) ~ ~ Wo~ 8 ~ "~ I í I I' ~~ II: %~~ ~~O<>f :¡ '" - ~ 0 ~ I ' , ; v:,>,.,.,.~,,' ~ => (f) W « I « . . ",,~/'" ,;\~>" Q. (f) W '" ! . . .. IIII > I , """",,,,,,, !!j '" ò¡j w « ~ J » . ~ _ . I ! I ! ,w I _J ~ ffi ~ ~ ~ s! 0- !;t ...J ~ ~ ffi ...J U; a.. w .J 0 9 ...J u.. o:I: ~Ull.w :!~ ~ ~~l ~ ~~l~ ~ ~ ... ~Ib ¡::.' ii~ '" œ " z 5 ::¡ w g N Zl' ..e. ¡::.' ¡~ c:>-.-.--.--.--. ~ ª ê w " '" !< " " o 0-- 8 8~::i~g~=~~:! ~ EJI eN .; 00 0 ~ '-~ . o g~ . ., Z^ ~ . ~ª~ gª~ 0 .~ g ~ ~ï~ ~ï~ ~~.~ ~; ! i ;'> g'~ ~.~~ ~ ~~" ffi ~i~ ~i3 ~~IV ~ ~m ~ ~~ .~~ ¡~ g~l~ ~ §~ ~ m $,ffi~ ,ffi~ ~- ~ 8 Õ . ~~iê~· ê~' ~~ ~~ ~ ~. ~ §'.o~~ o~< '"~.~ ~ ~j ~ o~~ffi¿' ffi¿ ø~W~o ~ .. ~.¡§~~ ~~~ ã~~'~ ~ i~¡ ¡ !; ~~~g¡! g¡! ~~!~~ 0 ~ i~~I~ ~ i~'~~1 ~~I ~.~~~ ~ ~~!~~.g ~ g~" ä'¡ 'ffio~ "~~_!~!~ ODD ~ði:"... rt z'" ieis 1= i~¡~~! ~~, ,~~§S 8 ~~!~:.: .c 8a .,"0 ~"O ê~ .5w ~w~~~~~~~ G: ~g¡!~~ ~~~ ~~~~~ ,~ij~~!~s~s ... ~ 1L.....2~ .W'<I! .~ ~~OZEi3§~ii!ð"'i11o ~ ~~~i!§~il§l:¡wa~!ig;~J8~~~~ 1= ~"~~~I~~~I~~~i§~~~'~¡!:I~~ ~ ~~ ."~- "~- "ffi~·;,""z'j.1 .~ ~ 6~~~~~ §~~ §m~~~gg g~ ;: H Ii ",\'~ï-".¡I~'III',/ W H V1 '> '~,'~ w W Z z N c:~.;¡:t-' .... \ <Z a::udº I 0 (;~! !þ~) " :JZof- I"l z II II f- Z o....woo I § I z a:::º:2:D U '" ::>Uìw<t II II "~J.j~.<i.~§ ~ . . . w « ~ (f)Wo:: V1 """lilll"'"''\\''''' W 0:: òð I . I => . I , iij . I ¡ I I I I "". ~ œ . ~ ~ . Sw '" '" '" 11. 9 ..J (:)..J oc -' ~ a.. ~ ...J ~ D.. W ...J u: 0:1: ",! ua..~ ::::! ~ ~ ~ ~ ~ ~~ ~ ~ ~ 0------ . . >i ~ " z Z " D W m ~ I!' '!I '" z W I U ~ " '" o o œ D w m -~------- 0------- w " '" œ ~ ~._._._.__.__._._-- " - ~ ~ ~ ~i ! - ~-8¡ g ~ ~ ~~~ ~i~~g ~~, ~ ~:'~I :. ~ ~! ~¡ .~m ~~;:i. ~i~ ~i ~~~~~ ~~ ~ ~ ~~~; ~~: ~~'~I~ ~~~ ~; ~!.~~~ e~ ~ ~ I~ 16 -i~ 21~~'iw .~~ ~Ë ~~f~~~ ~"I ~ I' ~~ iI~ hi! g~s~~ -.. '§ ~~'~.' ~¡¡¡¡¡ :I ~ ¡¡~ 6~ W ~i ~o It;lw 8W" .~ ~ìIi UI g¡ ~g ~g ffi~~~ §ffi~~~§ ~i ~§ ~iï!;i ~;~ ~ ~, ~~ ~~ ~I~i 'i~~§~ 88~. Œ.~¡oo §., CD..: Ñ ri" ..; lIS":'; ,,¡ II z . .. ;; -, . 101 a. ><:¡¡ ß C :I ';* Q. > ~ ~ 1 ~ I!I £l 1- : ~~ I -..J '" Æ ~ ~ ., ~~ w< ~< ~~ u~ ~~ ~"" < ~(':J z ª~ F ~ ~.Z ~ ~ ~ ~ ~ , ~~ w< ~~ < ~~ == = o 8R9o 00 æço 090 900 00-'_ 0 &. O~OO o 000 ~ 0 DO - c¡¡o6/5c¡¡ c¡¡ 0000000 0000 90." Ory~ "'-""-- 000 °0 ~.......... ; L Z '" Ë Iii .. L r; C > æ L '" ... =1' L" ",. -= .~ L- I --.. --.. ~~ --=::: ""'=--= --.. --.. ~ ° ~ ~ ~ & ¡¡~ 0< ~~ "\~, ¡~ ~! ~, ~ z ç; < c', ~' < ªI ~ ~ . ~ z F ~, > u IIJ'i Zz ~ m ~ , , , I .0 tii~ z" ~ ~ ~ ~ ~ ~ H ~~ 0" e~ i;?" 0 0 0 ~ ~ ~ u~ uZ , . , :"L~ > 0 > ð ð ~ < < ð w " < < S c c < 0 0 0 0 m ^ ~ U " z" Z I < > > " " 0 > 0< Z £ 3 Z ~~ " z ~ , I " " <0 < < z Z Z z ~ <c< ~ Z ~ " ~ ~ 0 , < z " < ~ ~ Z I- " Co Z ~ " < ~ " '" 0 ~ S{ 0 0 " ~ ::J 0 ~ G > < > u ~ I g , z 0 is ~ " 2 --' m ~ z G 5 ill '! « " m ^ > u ~ ~ > 0 ã' 0 ~ ~ 0 " ø ~ ~ " ~ .. -.,,# í :-;s~ ill ~ ill m u ~ >w " ð o 0 .< ð g ~ ø < ~ 0 0 0 ºo ! ~ i " 0 Z Z Z ow 8 0 ~ § z ill ~ ~ ~ " ~ ~ 'S.;i ~ > .~ ill I- * ,o~ z ~h <IJ o~oo 0 . . ,,0 (f? aoo [> 0 o O~D ~o?o.¿;~~ 0 . go e' <lJ06l!<IJ °00 45 °ù act>O~2P 00a&' 00 0 o goo:Ç å1ll9 O%OC) I --3 z « ...J >-0... U «CJ >z ¡yl- o...Z « ...J 0... ~ " I í . I '" W '> W '" " Z Z z '" ~ a. w => '" '" w Z 0::: ü....J 0 ::::>zw- o...WO~ 0::0°0 ::::>V5~O (f)WW<: 0::0:: .;,j ~ w' 3g ~5 9ó 0 < Z of <" ~~ ~ I ~ ~ :! I. o I II , ~¡ ~1 n J! z !;! ;; . 'i ~ ~ J¡~ > 0 ~.1; 0( IE tü. cIS ,;¡E 0( Q~ >- U CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: U-2005-17, ASA-2005-12 Agenda Date: September 27, 2005 Applicant: Alice Winters (Chuck E. Cheese's) Owner: Yamaoka Family Trust Location: 19805 Stevens Creek Boulevard, APN 316-20-083 APPLICATION SUMMARIES: USE PERMIT to operate a restaurant and family entertainment center at an existing shopping center (Portal Plaza). ARCHITECTURAL & SITE APPROVAL for exterior changes at an existing shopping center to accommodate a restaurant and family entertainment center. RECOMMENDATION: Staff recommends that the Planning Commission: 1. Approve the Use Permit, file no. U-2005-17, based on the model resolution. 2. Approve the Architectural & Site Approval, file no. ASA-2005-12, based on the model resolution. Project Data: General Plan Designation: Zoning Designation: Commercial! Office/ Residential P (Heart of the City) Tenant Space Square Footage: Hours of Operation: 14,650 square feet Sunday - Thursday: 9 a.m. - 10 p.rn. Friday - Saturday: 9 a.m. - 11 p.m. Parking Analysis: Commercial Use Sq. Ft./No. of Seats & Em 10 ees 37,969 1,600 99 seats & 14 em 10 ees 300 seats & 20 em 10 ees. Parking Ratio Req'd Parkin 152 9 39 Totals Parkin Supplied 95 General Retail Medical Offices Existing Restaurant Azuma Proposed Restaurant 295 spaces 299 spaces U-2005-17, ASA-2005-12 Page no. 2 September 27, 2005 Environmental Assessment: Existing Facilities Categorically Exempt. Section 15301, Class 1- BACKGROUND: The applicant is requesting a use permit to operate a 300-seat restaurant and family entertainment center in the 14,652 square foot westerly tenant space of the Portal Plaza Shopping Center. The tenant space is the closest one to Portal Avenue and is surrounded by a medical! dental office building to the west (across Portal Avenue), single family residences to the north, and commercial uses to the east and south. A detailed description of the Chuck E. Cheese (CEC) Pizza Restaurant operations is provided in Exhibit A and a list of local restaurants is provided in Exhibit B. According to the literature, CEC is a family-oriented restaurant and entertainment center with 50 to 70 coin operated games and rides, and computer controlled animated characters that appeal to families with children ages 1 to 11 years. Proposed hours of operation are typical and do not require a "late hours" use permit. DISCUSSION: Parking and Traffic. The proposed 300-seat restaurant with a peak number of 20 employees generates a parking demand of 95 stalls based on Cupertino's parking ordinance. Other center tenants generate a need for 200 spaces for a total parking demand of 295 spaces. The center has adequate parking with 299 spaces. The applicant examined the traffic generation from a CEC restaurant and compared it to the traffic generation from a video rental store and general neighborhood shops using Institute of Transportation Engineers (ITE) standards. The applicant's traffic consultant looked at traffic trips generated by a Dublin, CA CEC and a Ventura, CA CEC and used the higher rate adjusted for the size of the proposed Cupertino restaurant. The traffic consultant concluded that the CEC would generate 116 fewer p.m. peak hour vehicle trips than the previous commercial uses (Exhibit C). Noise. There are three aspects of the noise that were of concern to staff. 1) Interior noise that would disturb residents living on adjacent residential properties, and 2) Interior noise that would disturb adjacent commercial tenants. 3) Parking lot noise There are several features of the building, site and restaurant operations that lessen the potential for noise impacts. . The building is an air-tight concrete block structure that provides poor sound transmission. The building is mechanically ventilated. . There is a masonry wall between the commercial and residential uses. 2 U-2005-17, ASA-2005-12 September 27, 2005 Page no. 3 · The noisiest parts of the operation, the game and play areas, are located toward the front and center of the tenant space. · The restaurant entrance fronts toward Stevens Creek Boulevard and is the furthest distance possible from residential land uses. · Other entry points on the west and north sides of the building are needed for fire code reasons, but will be signed for emergency exiting only. · Play and dining areas will be carpeted, which helps deaden noise. The applicant has been made aware of the City's noise standards. Rooftop equipment for the kitchen and air conditioning will be examined at the building permit stage to ensure the particular equipment meets City noise standards. A condition of approval has been added by staff requiring field monitoring of noise by Code Enforcement staff and building retrofit if needed to comply with the City's noise ordinance. Applicant shall also sign the parking strip directly abutting the residential property line, prohibiting parking between 9 p.m. and 7 a.m. Building Design/Landscaping. The City Architect, Larry Cannon, has reviewed the design changes (Exhibit D). He recommended thickening the parapet wall and wrapping it around the west side of the building. This lends a perception of permanence, rather than creating an appearance of a false front. The signage and logo parapet are off-center on the elevation. Staff is recommending shifting these features slightly to the right to create balance on the right and left sides. A condition has been placed in the model resolution. Staff would prefer that the entry be centered under the signage and logo parapet, but the floor plan in this existing tenant space would not work with a relocated entrance. The diamond accents on the façade have been simplified. The City Architect has also suggested potted vines in front of each column to soften the appearance of the building. This would be very difficult to accommodate as there is little space in front of the columns to place a pot, and the existing concrete would have to be saw-cut to get irrigation lines in place. The front of the building already has landscaped islands, which are not shown in the elevation, but appear in the site plan. The west side of the building has a harder edge and this segment of Portal A venue is a gateway to a residential neighborhood. Given the difficulties to landscape near the building, staff recommends that the perimeter landscape berm along Portal Avenue be enhanced with a low-profile row of shrubs along the top of the berm, and that the existing ground cover be rehabilitated. This portion of the shopping center landscaping has not been maintained as well as the rest of the center. There are numerous bare spots lacking landscaping and informal pedestrian paths through the landscaping. A landscaping condition of approval has been added to the resolution. 3 U-2005-17, ASA-2005-L~ September 27, 2005 Page no. 4 Environmental Review. A change of commercial tenants in an existing shopping center is normally considered a categorically exempt project for the purposes of CEQA. However, staff was not familiar with this type of business and chose to submit it to the Environmental Review Committee for their input. Parking, traffic, noise and food odors were discussed by committee members and the committee recommended that staff conduct exterior and interior noise monitoring once the use is in place and require building retrofits if needed to comply with the noise ordinance. No recommended action was taken on the environmental determination. Neighborhood Meeting. Chuck E. Cheese representatives held a neighborhood meeting on Tuesday, September 20th. Staff and seven neighbors attended the meeting. Neighbor concerns with parking, traffic, potential food odors and noise were addressed at the meeting. Overall, attending neighbors seemed to be satisfied with the information presented and that their concerns were addressed. Logo Sign. The Chuck E. Cheese logo sign is not part of this application. The illuminated logo sign does not meet City sign regulations and can only be approved through a sign exception application approvable by the Design Review Committee. Staff has concerns with the size of the sign, which measures 7 feet by 7 feet 1 % inches. Enclosures: Model Resolutions Exhibit A: Description of Chuck E. Cheese Restaurant Operations Exhibit B: List of Local Restaurants Exhibit C: Letter Analyzing Net Trip Generation from TJKM Transportation Consultants dated 8/22/05 Exhibit 0: Recommended Changes from Cannon Design Group dated 9/12/05 Plan Set Submitted by: Colin Jung, Senior Planner ~ . Approved by: Steve Piasecki, Director of Community Development::::::>~ G: CupertinoNT IPlanningIPDREPORT Ipe Usereports/2005ureports/U-2005-17 .doe 4 U-2005-17 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A USE PERMIT TO OPERATE A RESTAURANT AND F AMIL Y ENTERTAINMENT CENTER IN AN EXISTING SHOPPING CENTER AT 19805 STEVENS CREEK BOULEVARD SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, as described in Section II of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1) 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; 2) The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of this title. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit is hereby approved, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; 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-2005-17 as set forth in the Minutes of the Planning Commission Meeting of September 27, 2005, and are incorporated by reference as though fully set forth herein. Resolution No. Page 2 U-2005-17 September 27, 2005 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: U-2005-17 Alice Winters (Chuck E. Cheese) 19805 Stevens Creek Boulevard SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits titled: "Chuck E Cheese's/Store #786/19625 Stevens Creek Blvd./Cupertino, CA 95014" dated 09/21/05 and consisting of 3 sheets labeled CS. AO.O, A4.0, and A9.0, except as may be amended by the Conditions contained in this Resolution. 2. APPROVAL OF LAND USE Approval is granted for a 300-seat restaurant with an associated entertainment center, featuring up to 70 coin-operated games and rides in an existing commercial building. 3. ENTRY DOORS Any entrance door shall be oriented toward the Stevens Creek Boulevard frontage. Doors designated for public use on the north and west sides of the building shall be signed and equipped for emergency exit only and be consistent with local building and fire codes. 4. BUILDING DESIGN CHANGES The logo parapet wall and signage shall be centered on the front elevation. 5. LANDSCAPING CHANGES The applicant shall rehabilitate the landscape strip along Portal A venue between the building end and building front, adding new landscaping where there are holes and providing a low-profile shrub row near the top of the berm. A landscape plan shall be approved by the Community Development Director concurrent with a building permit application 6. 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 Resolution No. Page 3 U-2005-l7 September 27, 2005 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. 7. NOISE CONTROL City staff shall monitor exterior noise levels and interior noise levels in the adjacent tenant space during actual operations of the restaurant/ entertainment center. Applicant shall implement any necessary building retrofit measures to ensure compliance with the City Community Noise Control Ordinance. Applicant shall also sign the parking strip abutting and parallel to the residential property line, prohibiting parking between the hours of 9 p.m. and 7 a.m. 8. SIGNAGE Signage is not approved with this use permit application. Signage shall conform to the City Sign Code. Applicant may apply for a sign exception as needed. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 9. TRAFFIC SIGNAL IMPROVEMENTS The project may be required to make improvements to correct equipment or operational deficiencies at the signalized intersections in the project vicinity. The improvements could include upgrading of the existing emergency vehicle preempt (EVP) system facilities and installation of pedestrian countdown traffic signal heads. 10. COSTS ASSOCIATED WITH POWER CONSTRUCTION OF THE TRAFFIC SIGNAL The applicant shall pay for costs associated with the effect of project power construction on the adjacent traffic signal system. This could include the cost of traffic control in the event the traffic signals need to be shut down. 11. TRASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Division of the Public Works Department prior to building permit approval. 12. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans Resolution No. Page 4 U-2005-l7 September 27, 2005 shall be included in your grading and street improvement plans. Erosion and or sediment control plan shall be provided. PASSED AND ADOPTED this 27th day of September 2005, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development Gilbert Wong, Chairperson Planning Commission G :Cupertino/planning/PD ReportjRESjU-2005-17 ASA-200S-12 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A USE PERMIT TO OPERATE A RESTAURANT AND FAMILY ENTERTAINMENT CENTER IN AN EXISTING SHOPPING CENTER AT 19805 STEVENS CREEK BOULEVARD SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: ASA-2005-12 Alice Winters (Chuck E. Cheese) 19805 Stevens Creek Blvd., APN 316-20-083 SECTION II: FINDINGS WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1. The proposal, 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; 2. The proposal is consistent with the purposes of this chapter, the General Plan, and zoning ordinance; 3. The proposal will use materials and design elements that compliment neighboring structures; NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Architectural and Site Approval, File No. ASA- 2005-12, is hereby recommended for approval, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and Resolution No. Page 2 ASA-2005-12 September 27, 2005 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. ASA-2005- 12 as set forth in the Minutes of the Planning Commission Meeting of September 27, 2005, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits titled: "Chuck E Cheese's/Store #786/19625 Stevens Creek Blvd./Cupertino, CA 95014" dated 09/21/05 and consisting of 3 sheets labeled CS. AO.O, A4.0, and A9.0, except as may be amended by the Conditions contained in this Resolution. 2. APPROVAL OF LAND USE Approval is granted for a 300-seat restaurant with an associated entertainment center, featuring up to 70 coin-operated games and rides in an existing commercial building. 3. ENTRY DOORS Any entrance door shall be oriented toward the Stevens Creek Boulevard frontage. Doors designated for public use on the north and west sides of the building shall be signed and equipped for emergency exit only and be consistent with local building and fire codes. 4. BUILDING DESIGN CHANGES The logo parapet wall and signage shall be centered on the front elevation. 5. LANDSCAPING CHANGES The applicant shall rehabilitate the landscape strip along Portal Avenue between the building end and building front, adding new landscaping where there are holes and providing a low-profile shrub row near the top of the berm. A landscape plan shall be approved by the Community Development Director concurrent with a building permit application 6. 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. Resolution No. Page 3 ASA-2005-12 September 27,2005 7. NOISE CONTROL City staff shall monitor exterior noise levels and interior noise levels in the adjacent tenant space during actual operations of the restaurant/entertainment center. Applicant shall implement any necessary building retrofit measures to ensure compliance with the City Community Noise Control Ordinance. Applicant shall also sign the parking strip abutting and parallel to the residential property line, prohibiting parking between the hours of 9 p.m. and 7 a.m. 8. SIGN AGE Signage is not approved with this use permit application. Signage shall conform to the City Sign Code. Applicant may apply for a sign exception as needed. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 9. TRAFFIC SIGNAL IMPROVEMENTS The project may be required to make improvements to correct equipment or operational deficiencies at the signalized intersections in the project vicinity. The improvements could include upgrading of the existing emergency vehicle preempt (EVP) system facilities and installation of pedestrian countdown traffic signal heads. 10. COSTS ASSOCIATED WITH POWER CONSTRUCTION OF THE TRAFFIC SIGNAL The applicant shall pay for costs associated with the effect of project power construction on the adjacent traffic signal system. This could include the cost of traffic control in the event the traffic signals need to be shut down. 11. TRASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Division of the Public Works Department prior to building permit approval. 12. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your grading and street improvement plans. Erosion and or sediment control plan shall be provided. PASSED AND ADOPTED this 27th day of September 2005, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: Resolution No. Page 4 ASA-2005-l2 September 27, 2005 ATTEST: Steve Piasecki Director of Community Development G :Cupertino/planningIPD R£port/RES/ ASA -2005-12 APPROVED: Gilbert Wong, Chairperson Planning Commission EXHIBIT A CHUCK E. CHEESE'S OPERATION 5T A TEMENT CEC ENTERTAINMENT, INC. CHUCK E. CHEESE'S RESTAURANTS COMPANY OPERATED 448 in 43 states 7 in Canada FRANCHISED 45 500 Total in 47 States & Canada PUBLICLY TRADED COMPANY (NYSE) National Market System "CEC" 2004 Revenues in excess of $700,000,000. 7/1/05 GEG ENTERTAINMENT, lNG, TYPE OF OPERATION CEC Entertainment, Inc, owns and operates the Chuck E. Cheese's pizza restaurants. This is a pizza restaurant and family entertainment center, serving lunch and dinner. The menu includes pizza, sandwiches, salad bar, soft drinks, beer and wine, For family entertainment, the restaurant offers kiddie rides, arcade games, skill games, video-skill games and computer controlled animated characters, which sing songs and tell jokes and stories, The restaurant will have 50 to 70 coin operated games and rides, most of which will be ticket - dispensing. HOURS OF OPERATION (Hours may )@LY in some areas) Sunday through Thursday from 9:00 AM to 10:00 PM (8:00 AM if breakfast is served) Friday & Saturday from 9:00 AM to 11 :00 PM (8:00 AM if breakfast is served) Peak hours of operation are Friday evenings and weekends CLIENTELE Chuck E. Cheese's restaurants are family oriented. Our operation is geared to appeal to families with children 1 to 11 years of age, Children under 18 are not allowed into the facility unless they are accompanied by a parent or guardian. A large part of our business is catering children's birthd ay parties. STAFFING The restaurants will employ two (2) to five (5) managers and one (1) technician plus approximately forty (40) to sixty (60) part -time employees. During all hours of operation, at least one manager is on duty, At all times, there is a manager on duty who is at least 21 years of age. EQUIPMENT & SPECIAL FEATURES The facility utilizes kitchen and cooking equipment, tables, booths and dispersing equipment in connection with food and beverage service. There is an area devoted to children with kiddie rides and free play elements. There is a family area with arcade/skill games, and a dining room with computer controlled animated characters peJiorming at set intervals from a stage area. There is also a small gift shop area in the restaurant. OUR BUSINESS A restaurant and entertainment center for families with kids under 12, * 98% awareness * About 50% present customers * 96% customers bring kids under 12 * 80% have kids under 6 * Average kid age 5.4 years Average group size (non party) 2.5 kids + 1,9 adults for a total of 4.4 people per group. Birthday Parties are approximately 15% of total revenues, REVENUES * 60% to 70% food and beverage * 30% to 35% rides and games * 2% to 4% merchandise MENU * Pizza * Sandwiches * Salad Bar * Dessert ' * Soft drinks * Beer and Wine LOCAL EMPLOYEES LOCAL RESTAURANT MANAGEMENT LOCAL DISTRICT AND REGIONAL SUPERVISORS KEY CONSUMER BENEFITS * Food and Beverage * Rides (coin operated) * Games (coin operated) * Animated Show * Tickets/prizes * Kiddie free play elements * Walk around character BEER & WINE Beer and wine sales are less than 5% of gross sales. Our surveys show that 20% to 25% of the adults are having a glass of beer or wine with their pizza. We serve it as an accommodation and because our adult guests request it. Served by glass - no pitchers ~ Beer sales are low profile - no advertising Beer glasses - clear plastic 12 oz. ($2.99) and 20 oz. ($3.99) Wine glasses - clear plastic - 8 oz. ($2,99) ONE ALCOHOLIC BEVERAGE PER PERSON WITH ID PER TRIP TO ORDER COUNTER E~\+\Bi': ß CHUCK E. CHEESE'S LOCATIONS WITHIN 35 MILES Chuck E. Cheese's #404 1371 Kooser Rd. San Jose, CA 95118 EXHIBIT B Chuck E. Cheese's #321 39839 Mowry School Rd. Newark, CA 94560 Chuck E. Cheese's #108 2541-43 EI Camino Real Redwood City, CA 94063 Chuck E. Cheese's #363 24039 Hesperian Blvd. Hayward, CA 94545 Chuck E. Cheese's #444 1270-1272 EI Camino Real San Bruno, CA 94066 ADDITIONAL CHUCK E. CHEESE'S IN SAN FRANCISCO AREA Chuck E. Cheese's #322 7448 Amador Valley Blvd. Dublin, CA 94568 Chuck E. Cheese's #399 601 Rohner! Park Expwy. Rohner! Park, CA 94928 Chuck E. Cheese's #410 1690-96 Arden Way Sacramento, CA 95818 Chuck E. Cheese's #318 1447 N. Davis Rd. Salinas, CA 93907 Chuck E. Cheese's #373 910 Renz Lane Gilroy, CA 95020 Chuck E. Cheese's #631 6436 Pacific Ave. Stockton, CA 95207 Chuck E. Cheese's #200 3037 Sisk Rd. Modesto, CA 95376 FRANCHISED LOCATION AT: 2445 Fontaine Rd San Jose, CA 8/15/05 5<t\\BIT: c.. ~ EXHIBIT C AUG 3 1 2005 Transportation Consultants August 22, 2005 Alice Winters Director of Licensing CEC Entertainment, Inc. 4441 W. Airport Freeway Irving, TX 75062 V: 972-258-5523 F: 972-258-5534 Via e-mail only:awinters@cecentertainment.com (2 pages) Subject: Estimated Net Trip Generation for Proposed Chuck E. Cheese's iu Cupertino (TJKM Jurisdiction No. 148) Dear Alice: This letter briefly compares the trip generation of the previous use (Blockbuster Video, Embroidery Express and Barbeques Galore) with a proposed 14,600 square feet Chuck E. Cheese's. The site is located at 19785-19805 Stevens Creek Boulevard (near Portal Avenue) in Cupertino, California. The site is part of Portal Plaza, which consists of59,189 square feet with approximately nine other businesses, Trip Generation of Previous Uses The estimated trip generation for the previous Blockbuster is based on the Institute of Transportation Engineers (ITE) trip generation rates for Video Rental Store (Land Use 896). The estimated trip generation for the previous Embroidery Express and Barbeque Galore is based on the San Diego Association of Government (SANDAG) trip generation rates for Neighborhood Shopping Center (smaller than 125,000 square feet total). Based on these trip rates, Blockbuster, Embroidery Express and Barbeque Galore generated approximately189 p.m. peak hour on a typical weekday. Table I summarizes the trip generation assumptions for these three uses. The a,m. peak hour was not studied because a Blockbuster typically does not open until 10:00 a.m. and Chuck E. Cheese's (CEC) does not open until 9:00 a.m. Expected Trip Generation of CEC The estimated trip generation of the proposed CEC is based on a trip generation study conducted by TJKM at a 10,000 square feet CEC in Dublin in September 1999. That CEC generated 31 inbound and 19 outbound trips for a total of 50 trips or 5.0 trips per 1,000 square feet. Based on a study dated May 30,2003, a CEC in Ventura generated 3.55 trips per 1,000 square feet. Applying the more conservative rate of 5,0 to the proposed 14,600 square feet CEC would result in 73 p.m. peak hour trips as summarized in Table L 925-463-0611 phone 925-463-3690 fax www.tikm_com PLEASANTON SANTA ROSA 5960 Inglewood Drive, Suite 100 Pleasanton, CA 94588-8535 "We create transportation solutions... with the right people" Alice Winters August 22, 2005 2 TABLE I: ESTIMATED TRIP GENERATION OF PREVIOUS COMMERCIAL & PROPOSED CEC Size p, M. Peak Hour Project (1,000 Trips (Land Use) Square Trip In:Out feet) Rate Ratio In Out Total Blockbuster 7.735 13,6 46:54 48 57 105 Embroidery 1,280 12,0 50:50 8 8 16 Express Barheque 5,637 12,0 50:50 :H 34 68 Galore Total Previous 90 99 189 CEC 14,600 5,0 62:38 46 27 73 Total Difference 44 72 116 Sources: lTE Trip Generation, 7th Edition & SANDAG (4/02) Conclusions During the p.rn. peak hour, the proposed CEC is expected to generate approximately 116 fewer trips than the previous Blockbuster, Embroidery Express and Barbeque Galore uses. Therefore, the proposed 14,600 square feet CEC is not expected to have a significant impact on the level-of- service at nearby intersections and roadway segments when compared to previous conditions. Please contact me with your questions and comments. Thank you for the opportunity to provide this analysis. Sincerely, Gordon Lum, P.E. Senior Associate Jurisdiction\Cupertino\lo82205 cec.doc U-2005-17 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6325 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A USE PERMIT TO OPERATE A RESTAURANT AND FAMILY ENTERTAINMENT CENTER IN AN EXISTING SHOPPING CENTER AT 19805 STEVENS CREEK BOULEVARD SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, as described in Section II of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1) 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; 2) The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of this title. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit is hereby approved, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; 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-2005-17 as set forth in the Minutes of the Planning Commission Meeting of September 27, 2005, and are incorporated by reference as though fully set forth herein. Resolution No.6325 Page 2 U-2005-l7 September 27, 2005 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: U-2005-17 Alice Winters (Chuck E. Cheese) 19805 Stevens Creek Boulevard SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits titled: "Chuck E Cheese's/Store #786/19625 Stevens Creek Blvd./Cupertino, CA 95014" dated 09/21/05 and consisting of 5 sheets labeled CS. AO.O, A4.0, A9.0 and a colored elevation dated September 19, 2005, except as may be amended by the Conditions contained in this Resolution. 2. APPROVAL OF LAND USE Approval is granted for a 300-seat restaurant with an associated entertainment center, featuring up to 90 coin-operated games and rides in an existing commercial building. 3. ENTRY DOORS Any entrance door shall be oriented toward the Stevens Creek Boulevard frontage. Doors designated for public use on the north and west sides of the building shall be signed and equipped for emergency exit only and be consistent with local building and fire codes. 4. BUILDING DESIGN CHANGES The logo parapet wall and signage shall be centered on the front elevation. 5. LANDSCAPING CHANGES The applicant shall rehabilitate the landscape strip along Portal Avenue between the rear property line and building front, adding new landscaping where there are holes and providing a low-profile shrub row near the top of the berm. Landscaping shall also be incorporated along the west building elevation. The landscape plan shall be reviewed and approved by the Community Development Director concurrent with a building permit application 6. 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 Resolution No.6325 Page 3 U-2005-17 September 27, 2005 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. 7. NOISE CONTROL Applicant shall contract with an acoustical consultant to provide a noise report evaluating Chuck E. Cheese's exterior noise levels and interior noise levels in adjacent tenant spaces and compare the levels to City noise standards. Typical noise levels should be measured in an existing Chuck E. Cheese's restaurant of a construction type comparable to the Cupertino tenant space. Recommended noise mitigation measures shall be incorporated into tenant improvement plans submitted to the City. Applicant shall also sign the parking strip abutting and parallel to the residential property line, prohibiting parking between the hours of 9 p.m. and 7 a.m. 8. SIGNAGE Signage is not approved with this use permit application. Signage shall conform to the City Sign Code. Applicant may apply for a sign exception as needed. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 9. TRASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Division of the Public Works Department prior to building permit approval. 10. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your grading and street improvement plans. Erosion and or sediment control plan shall be provided. Resolution No.6325 Page 4 V-2005-I7 September 27, 2005 PASSED AND ADOPTED this 27th day of September 2005, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chairperson Wong COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: Chen, Giefer, Vice-Chair Miller, Saadati & NOES: ABSTAIN: ABSENT: ATTEST: APPROVED: Isl Steve Piasecki Steve Piasecki Director of Community Development I sl Gilbert Wong Gilbert Wong, Chairperson Planning Commission G :CupertinojPlanning/PD ReportjRESjU- 2005-17 ASA-2005-12 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6326 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A USE PERMIT TO OPERATE A RESTAURANT AND FAMILY ENTERTAINMENT CENTER IN AN EXISTING SHOPPING CENTER AT 19805 STEVENS CREEK BOULEVARD SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: ASA-2005-12 Alice Winters (Chuck E. Cheese) 19805 Stevens Creek Blvd., APN 316-20-083 SECTION II: FINDINGS WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1. The proposal, 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; 2. The proposal is consistent with the purposes of this chapter, the General Plan, and zoning ordinance; 3. The proposal will use materials and design elements that compliment neighboring structures; NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Architectural and Site Approval, File No. ASA- 2005-12, is hereby approved, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and Resolution No. Page 2 ASA-200S-12 September 27, 2005 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. ASA-2005- 12 as set forth in the Minutes of the Planning Commission Meeting of September 27, 2005, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits titled: "Chuck E Cheese's/Store #786/19625 Stevens Creek Blvd./Cupertino, CA 95014" dated 09/21/05 and consisting of 5 sheets labeled CS. AO.O, A4.0, A9.0 and a colored elevation dated September 19, 2005, except as may be amended by the Conditions contained in this Resolution. 2. APPROVAL OF LAND USE Approval is granted for a 300-seat restaurant with an associated entertainment center, featuring up to 90 coin-operated games and rides in an existing commercial building. 3. ENTRY DOORS Any entrance door shall be oriented toward the Stevens Creek Boulevard frontage. Doors designated for public use on the north and west sides of the building shall be signed and equipped for emergency exit only and be consistent with local building and fire codes. 4. BUILDING DESIGN CHANGES The logo parapet wall and signage shall be centered on the front elevation. 5. LANDSCAPING CHANGES The applicant shall rehabilitate the landscape strip along Portal Avenue between the rear property line and building front, adding new landscaping where there are holes and providing a low-profile shrub row near the top of the berm. Landscaping shall also be incorporated along the west building elevation. The landscape plan shall be reviewed and approved by the Community Development Director concurrent with a building permit application . 6. 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. Resolution No. Page 3 ASA-2005-12 September 27, 2005 7. NOISE CONTROL Applicant shall contract with an acoustical consultant to provide a noise report evaluating Chuck E. Cheese's exterior noise levels and interior noise levels in adjacent tenant spaces and compare the levels to City noise standards. Typical noise levels should be measured in an existing Chuck E. Cheese's restaurant of a construction type comparable to the Cupertino tenant space. Recommended noise mitigation measures shall be incorporated into tenant improvement plans submitted to the City. Applicant shall also sign the parking strip abutting and parallel to the residential property line, prohibiting parking between the hours of 9 p.m. and 7 a.m. 8. SIGNAGE Signage is not approved with this use permit application. Signage shall conform to the City Sign Code. Applicant may apply for a sign exception as needed. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 9. TRASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Division of the Public Works Department prior to building permit approval. 10. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your grading and street improvement plans. Erosion and or sediment control plan shall be provided. PASSED AND ADOPTED this 27th day of September 2005, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chen, Giefer, Vice-Chair Miller, Saadati & Chairperson Wong COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: NOES: ABSTAIN: ABSENT: ATTEST: APPROVED: I sl Steve Piasecki Steve Piasecki Director of Community Development Isl Gilbert Wong Gilbert Wong, Chairperson Planning Commission G :Cupertino/planning/PD ReportjRESj ASA -2005-12 z o ~ ~~~ !< I I in ¡ i :! ~ I ï! ~ ~ !I!! II I ~ h~ u: ~ II ¡¡¡¡Ii II J¡j - ~ .. w ~I i I i~ i . +--' I I I I I§¡I, II II !Iii! II!!II ¡ I IÎ! ! !I h ¡~! a¡1 Ii il. 1~1~;ï II ~ ¡i ~ .I!~!~ 11 Iii! ;=¡ ¡I Ii; g Î I- II I~ II ,I I: Iii III =.1 . en !I ~ .; IØ s¡ -; II I i-I I I'll ~1iI I 1Þ I- II oJ h Iii 'I h. I; Iii ·=1- =;. ¡1- 1M .. 0 .¡ 0( DI I I, ;, I.! ' I !:ï!!ï II ~I\r ~, I ~ ~ M ~ ~!! Ii !i II! Ii II Ilii UI!;L \ 1 ~ ~ ,.. TotflJAvfJ lñ .. . 3:' . ~ ¡¡- ~ ,. ~ - -! 4; <> J; ;;; l <) <) D. 5 De AnZa BlVd ... M s: WiIC! ~ Id 4SIItd ! o " Maner PI .( Pallett Pi ]N De Anz& Blvd ~ Q ~ t :J u@ .tI' . t ð o~"...nA"" c 5i Colby Þwe ~ - ~ ü! ~ N Po Ila I A.. _ ~ ~ BayWood C. # ~ E~,(;YJlrtl"'D' l II: ~ ø. ð Ø1 N Blanol Avo a. ò Þlum Tn!u In 0( !! Wi Pn.ltle 1rco Ln :::E R.tldy Lh ~ Ch.,ry n.. Ln is La" I w.y VIOtaIJf t= c: InfirwtlJ Loop o o oJ W I- ã) gp - ~: ~ E C!o FI'lch A.vc .:: a.. ..s ~ ~ ii . o é ¡¡¡ -g i : ..s · Iii « I I ·"It '·N!I'I 1 (!) . '" '0 6Nq¡¡ q; 10, ""ii "7 lQ iÞJtÞB~ \ JtOorqJI POOM ¡¡ 61 ¡s. ·'ttlO YO't¡ ~ ~ i. q tµ.o/.r/1ø '" ¡¡. 'ð, <:t. " °ða.\\t..1 ~ §Jt....\~o-(j ~ 1!!!:l %.&- g, ~ Ii S 0 Ben. A.. 4: Õ motnh.... Ave "'.. lJA"dI.lIl1øa if ::! 5 BI'J1'~ Avo (J('d" \'j'1L. R~da Dr \.» 15ð ~ § Brltba,,)' Ct 1-; NIIG 01 F Dfala-ne Dr Cl. en PII"'1iIgo Pkw¡ ~ i fAyO! PI Carat lee Dc B"ch PI ð J 1 ~ ~ .. ~ $i " i I anN¡¡hV 1Vl1l0d ~ 0( :::E z o ~ 0( o o ....I 0( w It 0( e ::::J ¡:, .. :z: < 0 > '" ... LLJ ;:¡ U 0 o Llliill~="~Lvc . . J <= :z: .. LLJ '" 0:::: '" LLJ '" '" '" LL. u LLJ u II '" 0:::: z '" > 0:::: [1 '" 0 .... ~1 '" LL. j!! ~ tI) ~ Ii: U w ~ j -- N DUS - ~ t:::) L::CJ C:j;) r1f1Jì' L!) ~ V L-J oW -- r1f1Jì 0 W 0 L-J CO C'\I c::: L!) C:=J, CX) ~ Ü 0') L=J r- C\I en « n.:.n =It c::: Z C () "---/ WWW> - rlJî.Tlc:::m>..J° L-JO::2:wca~ ['-11 t- w I- I- ~ en I- en c::: ,", a..L!) W C::J. W C'\I a.. C\ (/) ~ ::J c:J ~ ü B o ~ i CO êñ I ~909L SVX3J. 'ONlhI:I11 3~nl::>31IH::>~V:)N AVM33}, U~IV lS3M IVVV 'ONI '.LN3"NIV.L~3.1N3 030 .1096 v:J 'OUJødn:¡ (8ZII1d IIJOd) pl8A8lnoe )8QIO 1lU8J\8IS 9~9tn '(.) 'ONliH3dro . 98l ~ 31J01S . g . · . · ., - .- · ., ..~... ..... ~SS~ .... ......e ..~~. .~~O ~....z 3dA1.01œd OO£O~ ! ~ e ...... o ~ ~II¡ tI) z ~ > ~ E-- tI) Q ~ < > ~ ~ ::J o ~ ~ ~ ~ ~ u ~ " , II I ' , I I " , II ! i [[I I ~" , ŸI: I ~" , !II I ~" , ~I ! ¡i' \. " 'I ~II !~ !¡ ¡ I " , II I " , II I " I II I I , I \ ' , I \ I 'nt\ 1-," 'jl I . I ¡ :; ~' 11111'1!llilll " " I Iii II I ' I I I ' __ .~! I UJ --1- tlflNtlAV '1V.1'}lOd - - I . it H -! ~ r- .. o .. . ~ \J ~ ~ Iii ~ ::1 - - J I II II ilJ 1! l ! D,I c:j'.__~I"~'. ~.." f¡ ii'11111 - = - !. ..-.~1I11 11111 T J T !l'd __WW'''~''_'__'_'_ ----..,.------ u u /' It -- Iii ~ F '" ..J « -- .:1 l ¡-TT ! ¡~- !. I T'··'··'-·-- i ---__1._, rT·r·r····· 1-" ¡ r-'-'" -- -"'''!...'. r---'--" ..- ----, "- - . \1/, !p /1 ~.: Iii 1n\Ji +\ ~~ ~,I) ¡::õ Ii] !!)", II ~ .11 If r Ø\ - - CD I ' , ' ! == It ~I ~~ ~&' , I ) ~L SVX3.I. 'ÐNIt.H1 ::Ielll.L;..I::I.LII'1;.¡av.... g AVM33H~ .ufOdHIV .1S3M ~- ~ ·;)NI·.LN3I'iNIV.1H3lN3 ;)3;) . :< . .. t~098 V:J 'oup.J8d"=, .:::~ (\IZIIId 8JOd) PJBA8nog >88J;) SUIIA8IS 9Z96~ =;::. v:J'ON~H3dro·98lBIOlS ~m~ .a..... ¡!!I~l!· i!í¡¡: ~ ¡ ~-- - N OH9 - 3cI.u.olmkl OO£O~ ~ . ~ ~ i I . ~ I. ~ ~ ~ I- q¡ ~ ~ g ., 9 . },~~. ~ ~ ~ ¡q II ;- ~ . ~~¡ . ,~~ II",' bl~! ~ ~ ii~~;~~~e!ii~1 ~i,!II~ I! ~iiUI;UUi¡' i "I~ii ~ I liililiii ¡;IIIII I , i , . ~ \~ '~~ \ ~\b\ ~J ~N ,~I ~ J' J ¿j 1 i I I ~ ~ " " "'If- ~ 'II- " II::: :':¡ f1:t1 ..1. '= - ...L '::::.. == I,'" =<> I:::: I ,': == - ~ I [r "~I - = E<> '::: "', ",E I- ~ ~ q 'I::: ~ . -~ g ... I~ ~ -: :: t:3 i !' == ¡;s ..J, E5:fr I ",== I .1:: J == .. = L- - ",'= <> L = - ,- r>:,= ,: " L == .¡::: I , -<> I - " \= r 1= ..Ii ~ J--", ! - '\<> I ] i , I ! ~ ¡ , 5 : I (~ ¡~t ~j - þ . ¡::: D. Dr .. u , , , e· ., , -. -~._". -'.~- <> 11t=J 0 <> I FI I e I . e-11Iill~FI !- , Ulrnr \~\ ~ ~ \- ,/ \, , ,-- \ \\ \ \ \ I \ '1 ~ \ \ ~~ .. <> , I J cJ ~ â,;,1 ~I ~~11 ..: I -c í> Q ~~ I 1;1 Iii I; 11 ~ I '. I I I ¡ i ~ i: II I~ t , . B I I. e i i ~ ~ ~ i · I i I I t ~:I! q! p,1 Ii I ! è ! I I~ ~ ill i I !i! Ii ¡¡ ! ~ I ; ~! !Iil;!!~! I: e! II h, I~~ ; ¡i ii~ ;, ~ ~ ij !IIi II I; b ~b* Ii i f~1 H!ï h. I~I;I : ¡h!1 ;1 I ~ ~ p ¡ ~il'II~I! ¡...II ~ II. I !n Ii ,ISII · i~! · ¡- lï~ I I í ,~ II~i!! i : ¡Ii m! ~I' I; ~ mJ;~ i~! I ¡~:l¡ H !~¡~ I,:' ~¡:H¡; ¡ It! I~;~¡~ ¡: ::: !i!i!!! ~ h U !!¡ dM!I.!!! ¡IUlmll ¡: 11 ¡ IIlId, IliI,1 1111 ¡lit I' I I ¡ h~lnld¡!mll~I'!&IUI ~; ~! ~I ~! ~. ~I I£i D eJ"" . ~ ""; ,. ,.._<,.,I·f "'~'.:- :.'\",.: ~~l~:l~ ¡!!I~~~ ~ ~ « ~... -- - N OH9 - ~L SVX3.l 'ÐNI^~II 3~n.L~3.LIH~~V;JN AVM33~~ J.!:IOcn\f .LS3M ~- ·::>NI·.LN3.....NIV.L~3.LN3 ::>3::> VU)!;6 V::> 'oulJ8dn::> (BZ81d f8IJOcÙ pl8A9lnoe 18QJ:) SU8A8IS SZ96~ '0 'ONlllI3dO~· 99L ~ 3HOLS 3dA10.1m1d OO£O~ ; I l- 1 0 r ~sEfJ ·0-1 1 c I ,_________¡..i-;_______J ¡...; '- 1, ~ a ~1,;J ",'1;1 ìI ~~, 1 " >m¡ ," I· , i~] !ij!:::J I I,', ~] I ,.. ~'r" .1 \~¡ "I ',~ C I' ¡ ~j 'I~} . \' e! rr! - ¡".' "",n [I I 0_ ,--, 1 ~ I Z I"~~ ' m ~¡ ,"1~,. i" .,"'",.,,1 "" W' 1 < ~ . ~~'!~I . . >oj I ...J I'" " .....J ~ " I II.. \:.1 - - I!JI!I :¡;¡: :;' I "I "I il" I z ._.__.. I - I ::C. ." , ' .... ~ i ,,1<:,,' ,'~ I VI~ ~Œ ~ =, EdL -, i.co-....' .. '. Ei,', " " ,z,: I Ii ~- rCJ, ... I~~ ~1 l'~) . I ~~ t!!,~~~ ~ . -( w ~__ i Ñ OUg ø_ d ~ -, 1, . 1------------------------ ~ ----------- " pi) 'I, e _________________ \.../ ----------7 N)- \, ~ @--- ~ @--- ! 'i~ ~ ~'-"', ,\ FiJI òl~ ,w ~ F::CTk'J'iI, JI ---,---U¡_!',} ~~ ~-llJ I f~ ~ fj ; ¡-- I, [~¡i !ÍÎ ~ ~ ¡g..1 1"'1 ,,~~ .' rì ¡!~~11 Ð °1Lh" :Í-'-' 1<::.·~- ' ~~, -'¡lt~"5m .. -- %.Y , ' ' .) ~ e . ~,r";;;-'l~ ~ ~~J I .~._, ~~m ~ [IX] :'1 aD :.1 aD :.1 -c::t:!J :.1 ICJ eIX] :.1 a:o ~I G--- I I i1 I " I I -T\ . I i1 @-- IT"m ~¥ ---"'"'", I G--- - ' ". II I. !. ¡ ~;; mill I ift ~ ~¡lll , 1 ~I ' ~~ 1 :::: ~ JQ ~I ~ " z ¡:: ~II\J~II~ . A ~ III I I II = · ; · . · . · "- ::=: ........ ....<I. ......... .-"",. ..::101. P.o.. I 3~n~~3~IH::>~";'N ë:909L SVX3i 'ÐNI~I ÅVM33~ ilIOcRIIV.LS3M 1- ·;)NI·.LN3i'1N1V.L~3.LN3 ;)3;) tl096 Y.) 'ouJ8dn;) (8Z8\d 8IJOdJ pJ8AØnog 'IØ8J;) SU8A8lS 9~1 ~ 'ON~m· 99L ¡ 3M01S ;¡cfAlQlœcl OOEO~ !II · c s::: .- 0 0 · .- .- · .... .... z: ca ca > 0 > V CÞ ~ CÞ · - - w w ~ .... 10 CÞ V c "C ::I 0 .- z: .... 0 en " LL - . (Ø CÞ "CCO"C ~,....O aJ=ltE ~CÞCÞ CÞ....O::: CÞ .s ....:g .... en 0:;: o .-- I .... '" () <C CÞ: _ .... CD - 0 c~ CÞ _CD > "' ë.. CÞ 0... CD .... wu I/ en .= .... It) i .2 ~ Q. Q) cn~"" ~O~ :r: U "" c( u Z .~ ~ ~ ~.~ ] g ~ .',',ii,<j,Yi,',.,,¡ :::<:"','V!;""":",':: .:: ,,:"-<',:--<' ::2'.;':;',::~'"¿,;v,,,., a .- "'<""'.,,;; ª>"',.,::o,,,: ',' ëìJ DI ¡ ~