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ASA-2011-01b City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3251 C U P E RT 1 N O FAX (408) 777-3333 Communih� Development Department March 23, 2011 Gonzales Architects Irving Gonzales 67A Water Street San Francisco, Ca. 94133 SUBJECT: PLANNING COMMISSION ACTION LETTER - ASA-2011-01, M-2011-01 This letter confirms the decision of the Planning Commission, given at the meeting of March 22, 2011, approving an Architectural and Site approval to allow the installation of new burial grounds (no changes to the general location and number of upright markers) and associated structural and site improvements at an existing cemetery and a Modification to a previously approved Use Permit (U-2005- 04) to allow the installation of new burial grounds (no changes to the general location and number of upright markers) and associated struciural and site improvements at an existing cemetery (Gate of Heaven), located at 22555 Cristo Rey Drive, according to Planning Comnussion Resolution No.(s) 6622 and 6623. Please be aware that if this Permit is not used within a two-year period, it shall expire on March 22, 2013. Also, please note that an appeal of this decision can be made within 14 calendar days from the mailing of the notice of the decision. If this happens, you will be notified of a public hearing, which will be scheduled before the City Council. Sincerely, ,-� ,E� Le` ' / �L,.--- A � ( Aki Snelling Senior Planner P1aiuling Department Enclosures: Resolution 6622 and 6623 CC: Gate of Heaven Cemetery, William Sousae, 22555 Cristo Rey Dr, Los Altos CA 95014 Roman Catholic Diocese of San Jose, I 150 N l Street #100, San Jose CA 95112 g:/plarining/post l�earing/actionletterASA-2011-01,M-2011-01 ASA-2011-01 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6622 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING AN ARCHITECTURAL AND SITE APPROVAL TO ALLOW THE INSTALLATION OF NEW BURIAL GROUNDS (NO CHANGES TO THE GENERAL LOCATION AND NUMBER OF UPRIGHT MARKERS) AND ASSOCIATED STRUCTURAL AND SITE IMPROVEMENTS AT AN EXISTING CEMETERY LOCATED AT 22555 CRISTO REY DRIVE (GATE OF HEAVEN CATHOLIC CEMETERY) SECTION I: PROTECT DESCRIPTION Application No.: ASA-2011-01 Applicant: Irving Gonzales on behalf of Gate of Heaven Catholic Cemetery Location: 22555 Cristo Rey Drive (APN 342-63-002, 342-63-004, and 342-63-005) SECTION II: FINDINGS FOR ARCHITECTURAL AND SITE APPROVAL WHEREAS, the Planning Commission of the City of Cupertino received applications for a Modification of a Use Permit and an Architectural and Site Approval, 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 Plai�uzing 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; and 2) The proposal is consistent with the purposes of this chapter, and will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and Cupertino Zoning Ordinance. 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 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. ASA-2011-01, as set forth in the Minutes of the Planning Comnussion Meeting of March 22, 2011, and are incorporated by reference though fully set forth herein. Resolution No. 6622 ASA-2011-01 March 22, 2011 Page-2- SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPARTMENT 1. APPROVED EXHIBITS The approval is based on Exhibits submitted by Gonzales Architects, titled "St. Mary Section," dated March 4, 2011, consisting of pages A1.0, A2.0, LP-1, Preliminary Grading and Drainage Plan, Memo to the Canyon Oak Way Home Neighbors dated September 13, 2010 and Questions and Answers of the Proposed Development Dated August 12, 2010, and the Construction Activity Description in the letter dated March 4, 2011, except as may be amended by the Conditions contained in this Resolution. 2. USE AND DEVELOPMENT APPROVAL Approval is granted to modify Use Permit, U-2005-04, to modify an approved plan of burial ground locations, landscaping and site improvements for an approximately four (4) acre portion of the cemetery as shown in the approved Exhibits. The applicant shall prepare a construction phasing schedule, demonstrating completion of the project within 14 years of this approval upon the conceptual phasing schedule provided below that prescribes the scope of work, timing of development and construction activity duration of each phase: Proposed Development Phasing Schedule Scope, Estimated Time Frame & Construction Duration Phase 1 • Roadway & Landscape Buffer � Year 1 time frame • 1-2 month construction duration Phase 2 • Ground Burials and Gazebo 1,492 in ground plots, 250 in ground cremains, 750 above ground cremain niches • Years 6-10 time frame � 3-5 month construction duration Phase 3 • Ground Burials 1,222 in ground plots • Years 2-5 time frame • 1-2 month construction duration Phase 4 • Terraced Ground Burials 1,138 upright marker plots • Years 11-14 • 3-5 month construction duration 3. CONSTRUCTION MANAGEMENT PLAN A comprehensive construction management plan shall be prepared by the applicant and approved by the Director of Community Development prior to the start of construction on site (including grading) or issuance of building permits, whichever occurs first. Staging of construction equipment shall not occur within 250 feet of any residential property. 4. PREVIOUS CONDITIONS OF APPROVAL All prior use permit conditions of approval (U-2005-04) and approvals through prior applications to this application shall remain in effect unless superseded by or in conflict with subsequent conditions of approval, including conditions of approval for ASA-2011-01. Resolution No. 6622 ASA-2011-01 March 22, 2011 Page-3- 5. SIGNAGE & SIGN PROGRAM Signage is not approved with this use permit application. The applicant shall be required to submit an application for a sign program and signage prior to installation of any signage on site. Signage shall conform to the City's Sign Ordinance. 6. ACCURACY OF THE PROTECT PLANS The applicant/property owner is responsible to verify all pertinent property data including but not limited to property boundary locations, buildin.g setbacks, property size, building square footage, any relevant easements and/or construction records. Any misrepresentation of any property data may invalidate this approval and may require additional review. 7. OTHER DEPARTMENTS REVIEW All building department, fire department and Cupertino Sanitary District comments must be addressed prior to issuance of any permit required by the City. S. LANDSCAPE PLAN The applicant shall submit detailed landscape and irrigation plans to be reviewed and approved by the Director of Community Development prior to issuance of building permits. The landscape plan shall include water conservation and pesticide reduction measures in conformance with Chapter 14.15, Landscaping Ordinance, and the pesticide control measures referenced in Chapter 9.18, Stormwater Pollution Prevention and Watershed Protection, of the Cupertino Municipal Code. 9. LANDSCAPE INSTALLATION REPORT The project is subject to all provisions delineated in the Landscape Ordinance (CMC, Chapter 14.15). A landscape installation audit shall be conducted by a certified landscape professional after the landscaping and irrigation system have been installed. The findings of the assessment shall be consolidated into a landscape installation report. The landscape installation report shall include, but is not limited to: inspection to confirm that the landscaping and irrigation system are installed as specified in the landscape and irrigation design plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that causes overland flow, and preparation of an irrigation schedule. The landscape installation report shall include the following statement: "The landscape and irrigation system have been installed as specified in the landscape and irrigation design plan and complies with the criteria of the ordinance and the permit." 10. LANDSCAPE AND IRRIGATION MAINTENANCE Per the Landscape Ordinance (CMC, Chapter 14.15), a maintenance schedule shall be established and submitted to the Director of Community Development or his/her designee, either with the landscape application package, with the landscape installation report, or any time before the landscape installation report is submitted. a) Schedules should take into account water requirements for the plant establishment period and water requirements for established landscapes. b) Maintenance shall include, but not be limited to the following: routine irispection; pressure testing, adjustment and repair of the irrigation system; aerating and de-thatching turf areas; replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control; and removing obstructions to emission devices. Resolution No. 6622 ASA-2011-01 March 22, 2011 Page-4- c) Failed plants shall be replaced with the same or functionally equivalent plants that may be size-adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall either be replaced or be revived through appropriate adjustments in water, nutrients, pest control or other factors as recommended by a landscaping professional. 11. SOIL ANALYSIS REPORT A soils analysis report shall document the various characteristics of the soil (e.g. texture, infiltration rate, pH, soluble salt content, percent organic matter, etc) and provide recommendations for amendments as appropriate to optimize the productivity and water efficiency of the soil. The soil analysis report shall be made available to the professionals preparing the landscape and irrigation design plans in a timely manner either before or during the design process. A copy of the soils analysis report shall be submitted to the Director of Community Developmen� as part of the landscape documentation package. 12. DUST CONTROL The following construction practices shall be implemented during all phases of construction for the proposed project to prevent visible dust emissions from leaving the site: a) Water all active construction areas at least twice daily and more often during windy periods to prevent visible dust from leaving the site; active areas adjacent to windy periods; active areas adjacent to existing land uses shall be kept damp at all times, or shall be treated with non-toxic stabilizers or dust palliatives. b) Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least 2 feet of freeboard; c) Pave, apply water at least three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites. d) Sweep streets daily, or more often if necessary (preferably with water sweepers) if visible soil material is carried onto adjacent public streets. e) The applicant shall incorporate the City's construction best management practices into the building permit plan set. 13. GRADING AND CONSTRUCTIO N HOURS All grading activities shall be limited to the dry season (April 15 to October 15). Grading hours shall be limited to Monday through Friday, 7 a.m. to 8 p.m. Grading, street construction, demolition or underground utility work shall not occur on Saturdays, Sundays and holidays, and during the nighttime period as defined in Section 10.48.053(b) of the Municipal Code. Construction activities shall be limited to Monday through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed on . holidays. The developer shall be responsible for educating all contractors and subcontractors of said construction restrictions. Rules and regulation pertaining to all construction activities and limitations identified in this permit, along with the name and telephone number of a developer appointed disturbance coordinator, shall be posted in a prominent location at the entrance to the job site. Resolution No. 6622 ASA-2011-01 March 22, 2011 Page-5- 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. 15. SCREENING All mechanical and other equipment on the building or on the site shall be screened so they are not visible from public street areas or adjoining developments. Screening materials/colors shall match building features and materials. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. The location of equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 16. TREE PROTECTION As part of the demolition or building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. In addition, the following measures shall be added to the protection plan: • For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any project site work. • No parking or vehicle traffic shall be allowed under root zones, unless using buffers approved by the Project Arborist. • No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City's consulting arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree. • Wood chip mulch shall be evenly spread inside the tree projection fence to a four-inch depth. • Tree protection conditions shall be posted on the tree protection barriers. • Retained trees shall be watered to maintain them in good health. • A covenant on the property shall be recorded that identifies all the protected trees, prior to final occupancy. The tree protection measures shall be inspected and approved by the certified arborist prior to issuance of building permits. The City's consulting arborist shall inspect the trees to be retained and shall provide reviews prior to issuance of demolition, grading or building permits. A report ascertaining the good health of the trees mentioned above shall be provided prior to issuance of final occupancy. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT 17. STREET WIDENING Public street widening and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. Resolution No. 6622 ASA-2011-01 March 22, 2011 Page-6- 18. CURB AND GUTTER IMPROVEMENTS Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and standards as specified by the City Engineer. 19. STREET LIGHTING INSTALLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be rio higher than the maximum height permitted by the zone in which the site is located. 20. FIRE HYDRANT Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as needed. 21. GRADING Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact Army Corp of Engineers and/or Regional Water Quality Control Board as appropriate. 22. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and post-development hydraulic calculations must be provided to indicate whether additional storm water control measures are to be constructed or renovated. The storm drain system may include, but is not limited to, subsurface storage of peak stormwater flows (as needed), bioretention basins, vegetated swales, and hydrodynamic separators to reduce the amount of runoff of the site and improve water quality. The storm drain system shall be designed to detain water on-site (e.g., via buried pipes or other appropriate means of storage) as necessary to avoid an increase of one percent flood water surface elevation of the culvert to the satisfaction of the City Engineer. 23. UNDERGROUND UTILITIES The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of underground utility devices. The developer shall submit detailed plans showing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 24. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino, when the City Engineer deemed appropriate, providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits Fees: a. Checking & Inspection Fees: $ Per current fee schedule b. Grading Permit: $ Per current fee schedule c. Development Maintenance Deposit: $1,000.00 d. Storm Drainage Fee: $ TBD e. Power Cost: ** Resolution No. 6622 ASA-2011-01 March 22, 2011 Page-7- f. Map Checking Fees: N/ A g. Park Fees: N/A h. Street Tree By Developer ** Based on the latest effective PG&E rate schedule approved by the PUC Bonds: Faithful Performance Bond:100% of Off-site and On-site Improvements Labor & Material Bond:100% of Off-site and On-site Improvement On-site Grading Bond:100% of site improvements. The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 25. TRANSFORMERS Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be screened with fencing and landscaping or located underground such that said equipment is not visible from public street areas. The transformer shall not be located in the front or side building setback area. 26. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMPs), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in grading and street improvement plans. 27. DEDICATION OF WATERLINES The developer shall dedicate to the City all waterlines and appurtenances installed to City Standards (if any) and shall reach an agreement with San Jose Water Company for water service to the subject development. 28. NPDES CONSTRUCTION GENERAL PERMIT For any land disturbance greater than 1 acre in area, the developer must obtain a Notice of Intent (NOI) from the State Water Resources Control Board, which encompasses preparation of a Storm Water Pollution Prevention Plan (SWPPP), use of construction Best Management Practices (BMPs) to control storm water runoff quality, and BMP inspection and maintenance. 29. C.3 REQUIREMENTS C.3 regulated improvements are required for all projects creating and/or replacing 10,000 S.F. or more of impervious surface (collectively over the entire project site). The developer shall reserve a minimum of 4% of developable surface area for the placement of low impact development measures, for storm water treatment, on the tentative map, unless an alternative storm water treatment plan, that satisfies C.3 requirements, is approved by the City Engineer. The developer must include the use and maintenance of site design, source control and storm water treatment Best Management Practices (BMPs), which must be designed per approved numeric sizing criteria. A Storm Water Management Plan, Storm Water Facilities Easement Agreement, Storm Water Facilities Operation and Maintenance Agreement, and certification of ongoing operation and maintenance of treatment BMPs are each required. Resolution No. 6622 ASA-2011-01 March 22, 2011 Page-8- All storm water management plans are required to obtain certification from a City approved third party reviewer. 30. EROSION CONTROL PLAN The developer must provide an approved erosion control plan by a Registered Civil Engineer. This plan should include all erosion control measures used to retain materials on site. Erosion control notes shall be stated on the plans. 31. WORK SCHEDULE Every 6 months, the developer shall submit a work schedule to the City to show the timetable for all grading/erosion control work in conjunction with this project. 32. TRAFFIC SIGNS Traffic control signs shall be placed at locations specified by the City. 33. OPERATIONS & MAINTENANCE AGREEMENT The developer shall enter into an Operations & Maintenance Agreement with the City prior to final occupancy. The Agreement shall include the operation and maintenance for non- standard appurtenances in the public road right-of-way that may include, but is not limited to, sidewalk, pavers, and street lights. 34. TRASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Manager. Clearance by the Public Works Department is needed prior to obtaining a building permit. 35. REFUSE TRUCK ACCESS The developer must obtain clearance from the Environmental Programs Manager in regards to refuse truck access for the proposed development. 36. STREET TREES Street trees shall be planted within the Public Right of Way, when specified by the City Engineer, and shall be of a type approved by the City in accordance with Ordinance No.125. 37. FIRE PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City. 38. SANTA CLARA WATER DISTRICT CLEARANCE Provide Santa Clara water district approval before recordation of the final map when necessary. The developer shall pay for and obtain Water District permit for activities or modifications within the District easement or fee right of way or affecting District facilities. 39. SANITARY DISTRICT A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to issuance of building permits. 40. SANTA CLARA COUNTY FIRE DEPARTMENT A letter of clearance for the project shall be obtained from the Santa Clara County Fire Department prior to issuance of building permits. Resolution No. 6622 ASA-2011-01 March 22, 2011 Page-9- 41. UTILITY EASEMENTS Clearance approvals from the agencies with easements on the property (including PG&E, PacBell, and California Water Company, and/or equivalent agencies) will be required prior to issuance of building permits. 42. ROAD WAY AND DRAINAGE IMPROVEMENT REQUIREMENTS Provide full design plans for both the proposed road extension and all necessary storm drainage improvements. Plans and submittal documents shall include grading quantities, proposed contours and spot elevations, a profile of the road extension in comparison with existing elevations, calculated square footage of proposed impervious surface area, calculated increase in storm drain runoff due to increased impervious area and fully designed storm drain and detention/retention system to ensure there is no increase in storm drain runoff from the property. Any retaining walls over 4-feet in height from top of wall to bottom of foundation will require full structural design with calculations. PASSED AND ADOPTED this 22nd day of March 2011, at a Regular Meeting of the Planning Cominission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chair Lee, Vice Chair Miller, Brophy, Sun, Brownley NOES: COMMISSIONERS: None ABSTAIN: COMMISSIONERS: None ABSENT: COMMISSIONERS: None ATTEST: APPROVED: / s/ Aarti Shrivastava / s/ Winnie Lee Aarti Shrivastava Winnie Lee, Chair Director of Community Development Planning Conunission G:\Planiiing�PDREPORT\RES\2011�ASA-2011 res.doc �ar . wr s wr e DeMefopmmt Note� (� RE4D! 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ROADWAY \ \ � . ��� . , �. - .a � :. . .- O - . , �. , ,_. . ,, \ E�C�FJV510N � ` � . � . ��. . _ - , � • 7FJ � . � . � . � � _ � \ � . _ 0. S i � - �. � � • � � I O) � � _� �..... �,� a - ..:. ---• ;' �' '�.. ` � , -0.�.. O � `e �.. d� � � ��� • . �. . _,. . .. . y Y . . � - � .... , -..: _ ' -°' �`\ �\ � — . . . . __. . —. — --- \ sr.s�uu+ouve . � _ � - .. - - � � ,, �. � � r " -�., :: . _ ° � _ . - (� - - ` t Q .. r 4... ' _. . - ' - -- \ \ ._ s ' � . . y . `" .�.M1 . - - i . �� , � \ _ . . . . _ . _� � �.. , �. �, � . ' \ . . —, . ., � . . ��� I � � _ \\ '' ST. S'TS-SHAN ORIVE '��� - -- - - -- - - -- - _�---.: _ �— . . _ -.. .. . � "' �; . - - -------- � \ � _ � � � . �. . . . ,, � � " H o e . � ��_ \\ ., .. . . . �I � 5T. MMY LOOG O;' ';ii �� \ \ , \� � �- � ��� - _ tI� .. .--- ----� - �� ---- - ---- ------- - � -�-� --�---------- - �. . r } ( �; �� � \ �� � , \ � \ -- �'J Q Z 1' \ �12 � � \ ` \ � i m �____�� \�\ �� � ���� � p� u� \ / � 7ROV05� 'I22R4Cm V` . vROVOSFF� 1FRR4Cm ' r! U � € � (E) QUEEN OF (E) 57. GREGORY PF�10E 5EC710N 5ECT10N y GROUhID BURIAL - GROUNID BURIAL WNPRIC'�Fif MARKETtS WNGRIC'a41'f MARIG625 � SS � � � � � e �� FlIi1JRE GROUND �� � (E7 QUEBJ OF (E7 5T. GREGORY \ � (E� UfmEVELOPm BURIAL 5EC110N I � 7c4CE 5EC110N 5ECT10N �� � L4ND I 5 � � �iL -J �� -� � � � � � �, � � � � ,.k � �� � Gonzales Architects 67A Walar Sireet San Frarcixo U 9�133 Yoice �iS.716.8065 designOgontalesarchNxls.�an Oakknd, G Voice 510.1688439 St. Mary Section �� i � ( F� � �� �� �� ;\ I � �I � For ihe Diocese of San Jose 6aie of Heaven Catholic Cemetery 22555 (risto Ray Drive Los Altos, Califonia A o �s so � N B APpROVED 2006 U5E PERMIT SiTE PLAN APPROVAL NO. U-2005-04, JUNE 06, 2006 ° �' 5O � N PROPOSED USE PERMIT AMENDMENT 51TE P114N Scale: 1' = 50 fi 5cak: 1' c 50 k (NOTE 51'TE PLAN PRO��D� FOR REFB2QVCE ONLI� � l� � 020/ / - O l � -ao/ I -o I 3 ���-� � "'1 J /, � `�✓���� � � � � :., :-_ . �.:v_i-.;m..�..c: .ssn+ _ _�_.,�ar,a.s.s„xsu.,c__•;.�-�-s��w;.a,. . ',:--�-"�.... -_. �.� -o. SUMMARY OF REVISIONS FROM APPROVED JUNE 06, 2006 DEVELOPMENT PLAN PROPOSED DEVELOPMENT PI-iP�SING SGHEDULE = E�1Td . , 5cove WHERE THE STATUE WAS LOG4TED IN THE FASTERN ELBOW THIS ROADWAY REV�510N WILL SHIFT THE GROUND BURIAL AN •�rTMA'f� TIMFRiAME' IN Oi20U1�D �I.OI'8 (6R4VF�) 'fERRACED PLOf'b (6RAVF8) 1�16ROU�D �1N4�9 NQ� ADDI'T10NAL 30 FEET TO THE EAST AND SOUTH, THEREBY MOVING IT FURTHER AWqY FROM THE LANDSGAPE-BUFFERED, RESIDENTIAL '��� a�`T�� DEVELOPMENT. • ROADWAY 8 VwD5G4PE BUFF6t R{49E 1 � YF�R 1 - PL4GEMEI�IT OF THE FUTURE 11'-6' STATUE 15 PROPOSED FOR A SIMILAR IAGA'fiG.J IN THE EASTERN ELBOW OF 'T}1E 51TE •�- 2 MontfH5 OVERLOOKING THE NEW SECTION. THE STATUE HAS BEEN PULLED FURTHER INTO THE SECTION, AWAY FROM THE PROPERTY LINE. ''��� � � G �� - PF►A8E ]• YEARS 6- 10 1,482 PI1JT5 (2,9B4 GRAVCa) 250: UNITS' 750 : UMT5' • 3 - 5 h50MH5 - THREE GOLUMBARIA DEVELOPMENTS OF APPROXIMATELY 9005F EAGH WERE PREVIOUSLY SHOWN IN THE UPPER !-IALF OF 'THE ,�p�p g��qVr SEGl10N. THESE HAVE BEEN AGGREGATED INTO A SINGLE GOLUMQARIA DEVELOpMENT LAG4TED NEAR THE 5TATUE ALONG THE pf{,ti4Eg • YP1�R5 7- 5 i,222 PIAT5 (2,444 GR4vE5) ROADWAY ON THE EASTERN SIDE OF 'THE 51TE. THE DEVELOGMENT GON515T5 OF IAW GOLUMBARIA WALLS, DLAN'TERS, AND A • 1-� MOrmiS STATUE. • � �� ��� PFiA.9E 4• YFARS 71 -14 1,L38 DL0T5 (2,276 GR�1VE5) - A NEW GAZEBO L5 PROPOSED TO SHELTER THE GOLUM�4RlA DEVELOPMENT. 17 WILL BE A WOOD STRUCTURE WITH A LIGHT • 3- 5 MorrTH5 GOLORED FABRIG GANOPY WITH Ee4MB00/GR455/RESIN INFILL PANELS TO DIFFU5E SUNLIGHT. THIS HAS ALSp BEEN MOVED DO�TI 'ESrrr.�o nr�FSe.riE s a�� on.v..aveame rw� oF av.E aF ��s v�ars vea v�,�u,.ro rv.Y v.�ar - 6AZEB0 AND COWMfl4RA NAY BE BL�LT A GPAT GR'.h FULL Q,fLf�6 71i45E5 7 AND/OR 3 FROM THE NORTH EDGE OF THE DEVEIAPMENT AREA. - cons�w.cra. ww.r�an rnY v� oever�o�no on vnrt�atFS sucr+ns oeuYS oN � w nre �ra, w��rs �wo s� cokaroNS, Erc. - TERRAGED GROUND BURlALS WITH UPRIGHT MARKERS WERE PREVIOUSLY 5HOVy,y IN THE SOU'THERN PORTION OF THE SITE. THERE APPROVED � PROP05ED DEVELOPMENT COMPARISON WERE A TOTAL OF SEVEN ROWS OF TERRAGES. THE TERRACES WERE BISEGTBD BYA ROADWAY. TO MINIMIZE DISTUR64NGE OF qpppp�� p�q�y �lp� pRpppgEp p�/v.� pgr,Gg•�fGWH6E THE IXISTING GRADE, THE TERRAGES HAVE BEEN LIMITED TO ONLY FIVE ROWS. Tr�E WIDTH FROM TERRACE TO TERR4GE HAS BEEN INGRFASED TO IMPROVE THEIR FUNGTION. THE TERRAGES ARE NO LONGER BISECTED BY A ROADWAY, BUT RATHER BY NVO SETS in�-�ou�o e�a- Pwrs (c�nv�5) �,e�37 : vl.ot5 (5,�'74 : GR4vE5) �,T4 PI�'T5 (5,4a6 GR.4vE5) 3% iNCREASE OF 5TEP5. iN-GaouND 'rERw�cm BuRUL v�ar5 (c�znvES) i,� : v�ors (s��o : �ao,vFS) i,�e P�ors (s.z�b cao..vFS) 475 DEGREA�SE - IN ADDITION TO TNE PARKING PROVIDED ALONG THE ROADWAYS, 51X ANGLED pARKING SPAGES ,qRE pRpppSED ALONG THE iN.qzpun�p qzp..�yN5 O uMT6 250: uniTS 25oa6 iNCt�SE SOUTHERN BORDER OF THE SEGTION. ABOVE Cs7201R�1D CREMNNS MGHES 1,440: UIVITS 750: UNR5 48AG D6GREA5E - A NEW VISTA POINT WITH A GAVED TERRACE AND PLANTERS IS PROPOSED AT THE 50UTHFAST CORNER OF THE 51TE, AND WILL INTERFACE WITH FUTURE DEVELOPMENT OGGURING IN THATAREA. ��"�rTOTN" 5�E¢`UJTB 4 8%DfiG�ABE Date: 03.04.1011 kale: AS NOTED o� e irtw (Mclmd By: IAG kb Ib: 2009.00OH • . � . • � ___ " '__� _\ i �_.a_.-1 .�.\� -� -- . ��_" �,= � � . 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S BALLON Q �GALLONIA 'TERRI' N.G.N. 5 6ALLON AGGENT SHRUBS: 5 6ALWN p SALVIN MEXIGMIA N�XIGAN 5H6E S 6ALLON o �GIJ.I.ONIA N.G.N. TIEMPORT DMV�RF' o LOROP�TALIIM GNI�E '31ZZLIN PINK' g�-� '912ZLIN PINK' ��� ��M� ���"�R o PHLOMIS PRUTIG05A -�-� `-+� S 6ALLON o RIBES VIBURNIFOL.IUM GATNLINA PERFl1h� S 6N10N � LAI^N WI�TER GONS�R1/IN6 MI.TIVE 50D -�A9rostls pollerro' 9UPPLIER� D9.TH BLUEBRA56 GOPIPAM' OR APPROVED BOUN. GENERAL NOTES I. Tha landxape contractor ehall varlPy oxiating condltlons at tho 3lta prlor to the start oP any work. Report ar�y discropanclas to the landecape ar�hltect Immedlately. 2. All planted aram wlll be watared wlth a fully automatic, water efficient Irrlc�ation x�tam. Tha Irrigatton system ehall be dasl nod to raduco runofP, promote eurPace Inflltratlon and minlmlze the u�e of �ertllizer and pesticldes that can �ontrlbuto to water pollutlon. 3. 7Yie landscape planting ahall be deslgnad and malntained to treat �torm water runoPT by incorporating elemanta that colloct, detatn and Inflitrate runoPP. In areas that provlde detentlon of watar, pianks that ara tolarant oP eaturated sofl conditlons and prolonged exposuro to watar shall ba 6peGlf ICd. 4. Peet reelstant landxapo plants eM�all bo uxd throughout tho landscaped areaa. 5. Plant speciee eelected �hall be appropriato to site epeclPic characterietice Such ca soil typa, topography, climate amount and tlming of eunlight, pravailing w�nds, ratnfail, alr movoment, patterns of land uee, acologIcal consleEancy and plant intoractlons to �nsure succesg4ul eetabrishmant. b. ExlsEing native traa3, shrub� and ground covers �hall bo retalned and Incorporatesd lnto the landxap� plan to the maxlmum extent possible. �. The flnal locatlon of all treaa and ehrubs �hall ba ad�ustad In the fleld by the landscapo architect to accommodate exlating Site �onditlorr.i. Gontact tho landscapo architect 48 hovrs prlor to plcmt layout tor approval. In I wn shali racelva a 8. RII planted areae, except those aracrs plantad a, 2" layer flr or rodwood bcrk chlpe appllad aPter tho complatlon of plantlnc� Iv nt. Submit eam la r nt r rov�d o u ala I n 'Pro-Ghl ' wlth colo a o operat o s, p app q p to landecape archltact for approval prior to placing bark mul�h R0�6GtOC� materlal wlll ba ramovod from the eita at tha expanse oF the contractor. n Iiow Por sattlement. 9. AII shrubs shall bo piantcd I above finleh grada to a 10. Refar to clvil englnear�ng plane Por prailminary grad�ng InPormation. ti � M_ .. � � /�}-S� �oZ.O / l -0 I � 3-2�—�t : �� d .� . � f � �:i(i� ' � .� v 1 r � r � - - - ....«.�. �..,� «.,..ry - _ ,.y,.....ro...,..... ..,.,,.,,�.,...._.....a....,,,,......,,,�,� REV ISIONS c� S �� � 1� � � smi 'S � F J * � 41R S�, � � � Q' CAI�� � � �� �� �� � Lf J - � � Z J L.f_ z G J Z � J � � - � W � W � W U U � � H� Z Q� � V �' O Z � � � >oa w�U _ � � � = Q OU � w � Q ��� C7 N O J � // Date: 02/04/11 Scale: 1 "=30' Drawn: DJL Job: 10.1141 Sheet: LP-1 Of Sheets ,r^. _�� _ : - : ,., , � _ � . .._ - - � . � , � Y , � � 4�'2b aQ4 � ----� - � ; N ,�� r� RRAC[� wA�'_ - ,- \ -' � =` -�----�-� ` i - —� -- 16 _ a . 7 _.- . ,._, . ._, , � . � i . U . , _ . , ,..u_ . — � ,_ �.�, L �' � \\ \� � ��_.` \ ,� � ,� CCVC,k _ VA�LEY I A�� BA�` 95 o R�L. L + . . , � . . � C, . — � .. 1 . � � i ',' � , a• � - � si I � - -- _ ... _ -:_ - �_-_ ` � i ^ ^ � _ �y _ . 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IHE :;ONIRAC'0? SHA�L �E F?E�PO�S�B_E FOR DI�IRIBJIItiG AVY EXCFSS C. 'n �, , �: � - _ ,,.�.::�:.,. ,... . , ... ._ - �: �:" _._._. NEW . �;�. TYF. �� � �� , �/ ' ,: , � . � � .._. .. . . . . , �3 . ' ?:.� ' _�� , '\ '� � .....�; _', _ — _ . �/_��y—� ._ \ �.... \\ '� .c t ` � ' ` '� � _ . , � ,, .\ ,. , , - _ __- , J �: ... _ � � ��` � VIATCRIAL �R S�PPLY ^1G MAT"RIAL ��P, CC�!CICVCICS TO B�ING RGADWAY N :,,. TG=439 3 , , , -. . . < : / r a�7 .,� � �\ ,.� � . _ _ _ _= ,_-_�../._ -- \ �� � ��� \ I � �- N ,; > I . , ; , , ` �', � . �.. _ _ � , _ _ � _ . _ AN� SIRi,C;IUY.� I'A�S I� �tE:�JIK-J GRA�E. cn �' , `'��\ •� '� '= �� , � -- - _ - f2' O x'• N�W AC. ..;.e.` . ; i �--' `� 4r ?'' _�.. ��-:� `-�-_ ,_ --.T`,. - --- ---�- ' �.___... _ \�_ _ _ % _ _ � , �, ; ,. ; ., y ; =: �� ' � , ; - - - .- �� ;�� ���_,,"=-�.���- -- _ � _�,_ . , _ _ �. � .. 5 �TILITIC� ANC : ' � , = Q � �. R ADVY�4Y , �"` -- -- _ .,, ., . , : , ,.. � \�-�_,-__�.V _� -!-_=�--,-" _ . --- - _� y -_�.- _ � _. f - _ v S\NCIf v`CD V I z ;. '= �r'ti�� "�'-- ' �N_ , II I� IHt OR� 0 E - � ^ ' ,` S"� ' , '" �\�� � ; =-.� =-�__ -- '- _ -` � _ __.. �' - AP.� DFPTH �MTH TN� AF?ROPR ATF A���;CIFS. Iv'� I fHFR THF CWNF� NOR � p � . ,, � _ ..�.. "' ' - ,. � \ �'�; _-� - ^�-` -_- ��,,� -i � _ - _.. _ __ .__ THE CITY OR THE �NGINEE� ASSUMES R SPCNSI�ILITY THP.T THr UTILITI�S - � ,- �, ,' - - ; � • � "�.. --- - - - - _ - -- R�R;�UND Fl�CILITIFS IPJDIC/�`FD VJIL_ B TNF UTI�I fIFS ��D W j _. r � ��-`-'-.� -:., _--,� _ �\ JN� RND� y I _ . ._ ' � � i , ��� �_ _.�.� �^_ - _ _... Q ��LL . . . _ _ �E G�0'.iN, :A�ILILES �N^0'�'VTEP,FD. � _, __ -- -_e _ � _ �� _ .� � � �' ., ��.., �� ' - f ' ' -- ,. � .' _ - 6. THF CCNTRAC?02 IS R�S�ONSIBLF �OR UATCHI�G �XISTIP.G SJRROUNCING =� , __ ,. �' ' - ' i '+y ' - ... _ - _ -� _�NDSC�PE l�hD CTH�R Ps�RGVEN�NTS '�VITH � SMOOTH TR�NSITIVN IN � _,' „ , ' � ,. _f _ AVfvG� �RA�I < �. . . � , , ,. ; _: � _ ,� _ OR �R0�5 S�0 G, .-TC., A�C TO AVOID ABR.;PT rR APPARCNT �IIPNG"S �Rnwn; ar nnP � ' � , �=S LOVv SPCIS OR HAZARCO�� CONDIIIO'�S. '��.��; `..� �, y''; _ :.'. . .' ' , ,. . ' /, -.-.. ..__ ..._. _ _'_ ......_..__ ' , -_ �__ - .... 7ESIGNC� 9Y: VPG �.,; '�,�.i � . . -�. � . .. �. �.. .. �. : �' . . .. . ... ... ...... ..._... ... ... .... . , __.. .._ . � .... .... ..._.. 7 , ,,..:- � - - - -- h tXI�IIN Oi�O(ik'AF'HIC IfJFC:h'MAIIUN SHJN/N ON IHIc -�LAN WAS IAKFN - � �.; �; � _ RCM A� C� _ _ _ - OPOGRAP�IC SJ�V-Y P�A� PR�VIDEG 5Y i�1E A2CH�TECT. �HE..KCO a�t ocM UTILITY NOTE a. iHF coNi�zac o� sHn�� �F kE�Uo�sia_F FcH r����_Yinc ,�o� NECFSSaRr scA�E .�- 3c GR��PHIC SCt1LE ��RMiTS �-cR i>_� wokK si{owh oN THis P�_aN. THE l,T!�ITIES EXISTING CN TIi� SI,RFA�E A1� �HO'JVN OP, T�IIS DRAVJNG HAV"t x o �s so eo izo unrC. c3/C3/t� BEEN L�CAT-G BY �IF_C SURVFY. ALL l;N��RGRC.,'v'D UTI'JTI-; SHCWV GV TH'S ' 9. THF GFOTFCH�ICAL RF?OP,T FRFPARED BY RGP,�IG ENGI�FERS, INC., PROJECT -------- DRAWING A�E � RCM R=CCRDS �F T�i� 'vARI0U5 JTILITY C��J�ANI��S AND TH= _ _ VC. 2444 , �ATEC �1AY 18, 20?C, SHAL� BE MACE A PAR` OF TF�IS PLAN DRnWIVG vo. J 3305 SU�V�YOR/-NGIf.EER �O-S N01 P,�SUME R�S?ONS'BI'_I!Y �G� IH=1R ( IN FEET ) COMPL.- fE�ESS, IN�ICATEu LC�A l l�U, G� SIZE. R=�OR� ',; iI�J f`! LOCATION 1 inch - 30 ft. SHFFT SHOU_C BE CONFIRM � 5Y EXPC�IN� THF, Ui'L'TY. 1 GF 1 I TfPIGAL :+TREF_Y TR�E P!sT,�:,�a �Hir.�r��is pEG!pUUJ$ Th2[E: WITH f`t�.L t:C7LAFt I ,���'� i.AWN ��_�� / � �'� 1 I _ ---EVfR6REEN �.R�N 5HF�2i,'!3 K2 X`ILO:;MA GONfit:STVM M -aot �-� o � �}S� �02011� l PRELIMINARY PLANT PALETTE SYMBOL BOTANIG NAME GOMMON NAN� SIZE TREES � I� "�� �' I y���T PISTAGHI G�MN91�I5 GFNlE9G PI9TK.IC %' 60X ✓ . � ���y �py�@�Ny 7�, 9MMfff MIGlELIA %' BOx 9 MGlCLIA Dq.T:�A j � �"� �: �� Fnu ca.ae �u.e�rr rn� � s�r rv� �• eox � `� � ���� , ... ` � sMALI SGAL.E PL,p`FJQlNS 7R� FLq'BiINb G+E1tRY vNZ %' eox PRLN15 5�AJ\TA 'NMNA6/JVA' AMNIHbN4A' �5 AND VINES . .. . �- G�YT05TOMA GALLISTEb�OIpES VIOLE7 TRIR7°E7 VII� S 6ALLON , � GAK'LLIA JHPONIGA VAR JA�AIGSC GAhELLIA VAR S 6ALLON TUGGI09 6EM' TUGGIO'5 6EM' � . . Y . GOLEONCMA PULGNRUFI BREHTI+ Of �EAVEN VAR. S 6N.LOH . . . , , , . . . • • . .. . .. VAit 91M�ET FiOLD' .ciUi'SET 60LD' ESLALLONIA VNC N.GH S BALLOH �EMPORT pY1ARF' esca�wn�� ��i� w.cx s e�u.on FEUGl�RA S,N161AlEA GORAL 8915 S BAI�.ON �ortortr� cNi��re vN¢. crx� rw�tse Fl.oY�ax s eH.1.a+ �zniN niac• �zziiN �nc� PHOTINIA FRASERI R� LEAf PF10T1WA 6 BHLlOH RiOh9S PRVfIG09A .ERU9ALB� °.�JBE S 6ALLON POL`f51'IGFUM MJNI71Jh1 hP9TH�}I :SWOI�D RIW D 6NL.LON PITT09P�ORUM T081RA DWARF MOC.K ORANGE S 6N.LAN VAR Y►EELERS DYVARP' VAR WEELERS DWARF' 141AMNl5 GALI�ptNIGA f.OPPE2D�RY YAR '3 6+w-ad VAR EVE GASE' EV2 GA92' ieo�.,.n 'ceu�e da�rreR• S+�EEhE.yer Rose s e,N1an RIBES VIBUIiWFOLIUM GATALINA PERPU�IE 5 BN1d1 XYL09MA GOl16£�'NM NGN. S 6/V1A11 6hL,r,NJhIDC.OVERS � �,�wt � eweeieoN �n►�u�►us � Exnnna� �swoumcove� PRELIMINARY PLANTING NOTES I_ Rafer to epectflcatlone for materlel end workmaneh(p requfremente, II a endm t 1 ectlon echedulee and eneral condltione —EXISTII�i Vlt� ON JCI5T. FENGE, TYP. R��A 'GEGILLE BRUNNER' 6' RAMP UP TO 5PE'�DTABLE —cVE�'v6R�N SGREEN SHRUt3 �I RHAT1W16 GALIFORNIGA 'EVE GA:�E' -P�2MEA3LE PAYERS ►W GO�OR GC-��1G. BAh'D5. 7YP. �b' RAM° UP TD � SPE�DTAaI.E \, \ - " t ``, _ EXI5TIN6 REDNbODS eo m en e, nep g . TO REMAIN �N PLAGE Z. The landecape contractor ehell verlfy axleting conditlone at tF� atte prlor to the etert of any worl� Repori atiy dtecrepanclee to tha � landecape archliect Immedlately. L 3. All pla�ted areaa wlll be weiered wlth a fUlly automatic, water ``�\ efflGant Irclgatlon eyetem. The Irrlgatlon syetem ehell be deelgned to reduce runoff, promote �\ eurfece I�ffltretlon a�d mfnfmlze the uea of fertllfzer and peeticldee t,Fiat can contrlbute to wetar pollutlon. \ t, a 4. 7he lendecepe plantfng ehell be dealgned and matntalned to treat ��\ atorm watar runoff by I�corporettng elem�ts tFwt collect, detafn and ,�� InFlltrate runoff. In areaa that provTde deientlon of waiar, plante thet �• \ are to�erate of eaturated eoll condltlone and prolonged expoeure !o \j water ehall be epeclfled. -...� � 5. Peet ree(etant landecape plante ehall be ueed throughout the \ � \ landacaped areae. \ b. Plant apeclas eelected ehall ba approprlete to elte epxfflc ,�`�-�� characterletice euch ae eoll type, topography, cllmate amount and �\ tlming of eunllght, pravall(rx� wlnds, ralnfall, atr movement, patteme of �` land uae, ecologlcal co�s�etency and plant Intaractlone io eneure eucceeeNl eetablfehmeni. ��� �. Exieting nallve treee, ehrube and ground covere ehall be retafned � and Incorporated Into the le�decape plan to ihe mexlmum extent \ poee(ble. ��� �\�\ 8. The ffnal locatton of all traee end ehrube ehall be adJwted tn the ee � Fleld by the landecape archltec! to accommodate exlattng efte •�.,t,.,� condtt1one. Gontact the lar�decape archltect 48 houre prlor io pla�t layou! For approvel. \�' 9. All planted areae, exaept tFioae ereas planted In ennuel color or lawn, ehell recelve a 2" layer flr or redwood bark chtpa applled after ` � the completlon of planttng operatlone, 'Pro-Ghlp' wlth coloren! or ---`:_�---� ` � approved equlvels�t. °vubmlt eample to landecape archiiect For � Y " •-_�.�� approval prfor io plecfng berk mulch RaJxted metertel wlll be �`� �j •� ��� removed FYom the eke a! ihe expenee of the contractor. �t .���. . � be �; >=¢ 1m. All eMuba ehall be planted 1" above flnleh grade to ellow for ;� • � ° � aettlemeni. 1 / r � ,,/ j II. There are a total of 50 new treee propoeed for lneiallatfon. , � e� \ PERM�A�L.E PAVERS � SCALE� 1'=20' REVISIONS ��� � a �� �� � � � a� �� �� �y�� V I� �I n J ' �1 '��� * � �ar±?� s 9 � Q'-� CA��� Z � J � L.L � U �� 1 v! ❑ Z Q J � � � Z G J � � � o r � � N W � � � W � � U � � W � � w ° � N�� W w o°�; �, ��o W �j U ,n � o � � `� a C7 s � s Date 03/15/11 Scale: 1'=20' Drawn: DOM Job: 05.1141 Sheet PL-1 Of Sheets • • • • � �