DRC Summaries 080306
City of Cupertino
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To:
Mayor and City Council Members
Planning Commissioners
From:
Steve Piasecki, Director of Community Development
Date:
August 9, 2006
Subj:
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
August 3, 2006.
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi n Review Committee
1. Application
ASA-2006-04; Mike Rohde (Valko Fashion Park), 10123 N. Wolfe Rd
Description
Architectural and Site review of revised elevation and landscape plans California
Pizza Kitchen and Islands Restaurants
Action .
The Design Review Committee approved the application on a 2-0 vote. This is
effective August 3, 2006. The fourteen-calendar day appeal will expire on
August 17, 2006.
Enclosures:
Design Review Committee Report of August 3, 2006
Resolution No. 239
Approved Plan Set
G:planning/Drcj080306 summaryletter.doc
To:
From:
Subject:
Location:
Design Review Committee
Aki Honda, Senior Planner
Application: ASA-2006-04
10123 N. Wolfe Road (ValIeo)
Date: August 3, 2006
Project Description: Architectural and site review of revised elevations and landscape
plans for California Pizza Kitchen Restaurant and Islands Restaurant at ValIeo Fashion
Park on the northwest corner Stevens Creek Blvd. and Wolfe Rd.
RECOMMENDATION:
Staff recommends that the Development Review Committee consider the following
items in conjunction with the approval of ASA-2006-04:
1. Provide muted color schemes for the restaurants in accordance with
Condition 5b.
2. Provide additional landscape, site and architectural treatments to further
enhance the east elevation of the CPK restaurant and the west elevation of
the Islands Restaurant to meet the intention of Condition 5c. Staff
recommends that CPK restaurant provide an outdoor seating area around
the corner of the building facing Wolfe Road and Stevens Creek Boulevard.
Staff also recommends that trellis elements and artwork be placed against
the wall on the east elevation of the CPK restaurant enclosing the service
yard area. Additionally, staff recommends that clinging vines be planted
and trained to grow onto the trellis elements. Further, staff recommends
that the west elevation of Islands Restaurant be articulated with trellis
elements.
3. Provide similar architectural elements on the buildings to meet the
requirement of Condition 5d.
4. Expand and provide enhanced landscaping within the parkway area behind
the sidewalk along Stevens Creek Boulevard and the restaurant buildings.
BACKGROUND:
This project received approval of a Use Permit (U-2006-02) and .Architectural and Site
Approval (ASA-2006-04) by the City Council on April 4, 2006, with conditions requiring
that revised architectural design and landscape plans be reviewed and approved by the
Design Review Committee prior to issuance of building permits.
DISCUSSION:
The following is a table of the conditions of approval requiring review and approval by
the Design Review Committee and the applicant's response to the conditions of
approval.
1- I
August 3, 2006
ASA-2006-04
Page 2
~
,
-
Condition of Approval Applicant's Response Staff Response
Condition Sa: Align the heights of the two buildings The height of the California Pizza Kitchen building Staff finds that this condition has been satisfied
to closely match the heights of the California Pizza is 21.2 ft, which closely matches the predominant with the revised plans.
Kitchen and Islands Restaurants in Huntington building height of the Islands Restaurant building at
Beach, as shown by the photos presented at the 21.5 ft, except for the hipped roof tower elements
Planning Commission meeting, in order to mitigate that have heights of 28 ft and 30 ft. The buildings
the disparity in scale between the two buildings. match the exact height of the Huntington Beach CPK
and Islands Restaurants.
Condition 5b: Provide a proposal of final color The color material boards for the restaurants are This condition has not been met. Staff recommends
schemes for both restaurants that show muted color identical to the color boards submitted to the that the applicant provide muted color schemes for
schemes for the restaurants and consistency of colors Planning Commission for review in March. The review and approval.
between California Pizza Kitchen and Islands. colors used for the restaurants match the colors used
on the Huntington Beach restaurants. The applicant
is requesting to use colors identical to the
Huntington Beach restaurants.
Condition 5c: Enhance the east elevation of The east elevation of the CPK Restaurant includes an This condition has not been met. Staff
California Pizza Kitchen Restaurant and the west expanded storage area wall wrapping around the recommends that the east elevation of the CPK
elevation of the Islands Restaurant with additional east side of the restaurant building. This wall has restaurant building be enhanced with outdoor
landscaping, outdoor seating and/ or artwork. been enhanced with a stone base, but was not part of seating around the comer of the building facing
the original approval. Wolfe Rd. and Stevens Creek Blvd and the
The west elevation of the Islands Restaurant has addition of landscape, trellis elements and
been enhanced with two window shutters, one of artwork. Staff also recommends that trellis
which is on the tower element. elements be added on the west elevation of the
Islands restaurant.
Condition 5d: Provide some similar architectural No additional architectural elements have been This condition has not been met. Staff
elements on both buildings to provide visual added to the buildings to provide further recommends that similar architectural treatments
transitions between the buildings. consistency between the buildings. However, the be added to both restaurants to provide for
architects note that the exact same buildings designs architectural consistency.
and architectural treatments are being used on these
buildings as the Huntinlrton Beach buildinl!:s.
Condition Se: Provide permeable pavers/stones The site plan of the restaurants indicates that Staff finds that this condition has been satisfied
within the common walkway between the permeable pavers/stones will be used in the with the revised plans.
restaurants in lieu of stamped concrete. common walkway area.
Condition 6: The applicant shall submit detailed CPK and Islands restaurants have included Staff recommends that enhanced landscaping be
landscape and irrigation plans to be reviewed and landscape plans. The plans indicate landscaping added between the back of sidewalk and the 3S-ft.
approved by the Design Review Committee (DRC) facing Stevens Creek and Wolfe Road and within the setback lines along Stevens Creek Blvd. The
that shall also incorporate additional landscaping to common walkway area between the restaurants. current plans provide landscaping only between
mitigate privacy impacts of the project from the The landscape plans only indicate additional and the 3S-ft. setback lines and the buildings.
neighboring E. Estates Drive residential enhanced landscaping between the 3S-foot setbacks
neighborhood, additional landscaping within the along Stevens Creek Boulevard and Wolfe Road and
common walkway area between the two buildings the buildings. No enhanced landscaping is provided
to create a "waiting garden" area, and permeable between the back of sidewalks and the 3S-ft. setback
pavers/stones in lieu of stamped concrete within the lines along these streets.
common walkway area.
August 3, 2006
ASA-2006-04
Page 3
Prepared by:
Approved by:
Aki Honda, Senior Planner ~
Ciddy Wordell, City Planner~ 2J~
Enclosures:
Model Resolution
Conditions of Approval of ASA-2006-04
Proposed Plan Set
Approved Plan Set
G:\Planning\DRC\staff rep\2006\ASA-2006-04, Aug 3, 2006, DRC, Building PenTlit Review.doc
/-.3
ASA-2006-04
CITY OF CUPERTINO
10300 T orre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
ARCHITECTURAL AND SITE APPROVAL FOR CALIFORNIA PIZZA KITCHEN
RESTAURANT AND ISLANDS RESTAURANT (V ALLCO FASHION PARK)
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-04
Mike Rohde 0lallco Fashion Park)
10123 N. Wolfe Road
SECTION II: FINDINGS
WHEREAS, the City Council has directed the Design Review Committee to review the
building plans for California Pizza Kitchen Restaurant and Islands Restaurant for design and
landscape conformance to the conditions approved by the City Council at the April 4, 2006
meeting;
WHEREAS, the Design Review Committee has reviewed the architectural elevations and
landscape plans submitted as part of the building plans;
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the Design Review Committee finds that the building plan designs
are in substantial conformance to the submitted architectural rendering.
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application ASA-2006-04
set forth in the Minutes of the Design Review Committee meeting of, August 3,2006, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on architectural and landscape plan sets for California Pizza Kitchen
and Islands Restaurant, except as may be amended by conditions in this resolution.
2. COLOR SCHEME
The applicant shall provide muted color schemes for the restaurants in accordance with
Condition 5b as approved by the City Council on April 4, 2006.
3. ELEV A TION ENHANCEMENTS
a. The applicant shall provide additional landscape, site and architectural
treatments to further enhance the east elevation of the CPK Restaurant and the
('1
Resolution No. 238
August 3, 2006
Page 2
ASA-2006-0l
west elevation of the Islands Restaurant to meet the intention of Condition 5c.
CPK Restaurant shall provide outdoor seating area around the corner of the
building facing Wolfe Road and Stevens Creek Boulevard. Additionally, the
east elevation of CPK Restaurant shall be articulated with trellis elements
placed against the wall with clinging vines to grow onto the trellis elements and
artwork placed on the wall between the trellis elements. The west elevation of
Islands Restaurant shall be articulated with trellis elements.
b. The applicant shall provide similar architectural elements on the buildings.
4. LANDSCAPE PLAN
The applicant shall provide enhanced landscaping within the landscaped parkway area
behind the back of sidewalk along Stevens Creek Boulevard and Wolfe Road and the
restaurant buildings.
PASSED AND ADOPTED this 3rd day of August 2006, at a Regular Meeting of the Design
Review Committee of the City of Cupertino, State of California, by the following roll call
vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Ciddy Wordell,
City Planner
Lisa Giefer, Chairperson
Design Review Committee
G: IPlanning\DRClres\2006IASA -2006-04 res. doc
('5
City Hall
10300 Torre Avenue
Cupertino, CA 95014-3255
Telephone: (408) 777-3223
FAX: (408) 777-3366
CITY OF
CUPEIUINO
OFFICE OF THE CITY CLERK
April 5, 2006
Mike Rohde
VaIlco International Shopping Center
10123 N. Wolfe Road, #2030
Cupertino, CA 95014
Re: Consider Application Nos. U-2006-02, ASA-2006-04 (EA-2006-04) for Valleo
restaurants, Mike Rohde (Valleo Fashion Park), 10123 N. Wolfe Road, APN No. 316-20-
064. (Continued from March 22):
a) Negative Declaration
b) Use Permit and Architectural and Site approval applications to construct a 5,910
square foot restaurant (Islands Restaurant) and a 6,020 square foot restaurant
(California Pizza Kitchen) on the northwest comer of Stevens Creek Boulevard
and N. Wolfe Road.
Dear Mr. Rohde:
At its April 4, 2006 meeting, the Cupertino City Council adopted a negative declaration with tree
removal conditions incorporated, and approved the Use Permit and Architectural and Site
approval with requirement for 4-foot wide pedestrian path through sears parking lot.
The Use Permit conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits submitted by Perkowitz and Ruth
Architects dated March 1, 2006, consisting of 7 sheets titled Site Plan, Landscape Plan,
Island Floor Plan, Island Elevations, CPK Floor Plan, CPK Elevations, and Tree Removal
Plan, except as may be amended by the Conditions contained in this Resolution.
Printed on Recycled Paper
1-0
U-2006-02
2
April 5, 2006
2. DEVELOPMENT APPROVAL
Approval is granted to construct two restaurant buildings consisting of a 6,020 square
foot building and a 5,910 square foot building.
3. PROJECT AMENDMENTS
The Planning Commission shall review amendments to the project, considered major by
the Director of Community Development.
4. RESTAURANT ODOR ABATEMENT
All new restaurants shall install odor abatement systems to reduce odor impacts from the
restaurants to the adjacent community. The odor abatement systems shall be installed
prior to final occupancy of the associated restaurant(s). Detailed plans shall be reviewed
and approved by the Community Development Director prior to issuance of building
permits.
5. ARCHITECTURAL DESIGN
Prior to issuance of building permits, the applicant shall submit revised plans
incorporating the following modifications for review and approval by the Design Review
Committee (DRC):
a. Align the heights of the two buildings to closely match the heights of the
California Pizza Kitchen and Islands Restaurants in Huntington Beach, as shown
by the photos presented at the Planning Commission meeting, in order to mitigate
the disparity in scale between the two buildings
b. Provide a proposal of final color schemes for both restaurants that show muted
color schemes for the restaurants and consistency of colors between California
Pizza Kitchen and Islands.
c. Enhance the east elevation of California Pizza Kitchen Restaurant and the west
elevation of the Islands Restaurant with additional landscaping, outdoor seating
and/or artwork.
d. Provide some similar architectural elements on both buildings to provide visual
transitions between the buildings.
e. Provide permeable pavers/stones within the common walkway between the
restaurants in lieu of stamped concrete.
6. LANDSCAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be reviewed and
approved by the Design Review Committee (DRC) that shall also incorporate additional
landscaping to mitigate the privacy impacts of the project from the neighboring E. Estates
Drive residential neighborhood, additional landscaping within the common walkway area
between the two buildings to create a "waiting garden" area, and permeable pavers/stones
in lieu of stamped concrete within the common walkway area.
1'-7
U-2006-02
3
April 5, 2006
7. TREE EVALUATION
The health and effectiveness of the ash trees along the Stevens Creek Blvd. and N. Wolfe
Road streetscapes shall be evaluated as part of the Planning Commission's architectural
and site approval review of the conceptual landscaping plan.
8. TREE REPLACEMENT
The applicant shall provide adequate tree replacements for the trees proposed to be
removed in conjunction with the development of the proposed project. The number and
location of trees to be planted on site to fulfill as replacement trees shall be incorporated
into the detailed landscape plan to be reviewed and approved by the Director of
Community Development.
9. 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 before building permit stage, during construction
and before final occupancy of the garage. A report ascertaining the good health of the
trees mentioned above shall be provided prior to issuance of final occupancy.
10. TREE PROTECTION BOND
All Evergreen Ash trees or any other significant trees as determined by the Director of
Community Development that are not required to be removed to construct the project or
were identified with health or structure problems, shall be covered by a tree protection
bond. A tree protection bond in the amount of $50,000 shall be provided prior to
issuance of demolition or building permits.
I~
U-2006-02
4
April 5, 2006
11. BICYCLE PARKING
The applicant shall provide bicycle parking and bike racks for the proposed project in
accordance with the City's Parking Regulations under Chapter 19.100 of the Cupertino
Municipal Code.
12. COOL ROOFING
In accordance with green building measures, the applicant shall install cool (sustainable,
energy efficient) roofing systems on the restaurant buildings.
13. UNUSED BUILDING MATERIALS
In lieu of disposing of unused building materials for the construction of the project, the
applicant shall be required to recycle the unused building materials.
14. 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.
15. NEW AT-GRADE SIDEWALK
Sidewalks shall be constructed between the trees at grade along Stevens Creek Boulevard
to minimize destruction of the tree roots. These improvements shall be provided along
the full frontage of Stevens Creek Boulevard to Perimeter Road from N. Wolfe Road.
The sidewalk shall be reconstructed on grade, and the landscaping shall be recontoured to
match the sidewalk grade.
16. TRASH AND DELIVERY ACTIVITIES
A detailed refuge and truck delivery plan must be prepared by the applicant. The plan
shall specify locations of trash facilities, refuge pick up schedules and truck delivery
schedules and routes. All trash facilities must be screened and enclosed to the
satisfaction of Public Works Department. The final plan shall be submitted to the City
for review and approval prior to issuance of building permits.
17. CONSTRUCTION MANAGEMENT PLAN
A construction management plan shall be prepared by the applicant and approved by staff
prior to issuance of building permits. Staging of construction equipment shall not occur
within 250 feet of any residential property.
18. 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
, . q
U-2006-02
5
April S, 2006
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.
19. 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.
20. PUBLIC ART
Prior to occupancy, the applicant shall install public art on the project site on the
northwest comer of Stevens Creek Blvd. and Wolfe Road. The public art shall be valued
at a minimum of one-quarter percent (1/4%) of the total project budget, not to exceed
$100,000. Prior to installation of the public art, the applicant shall develop and submit a
public art plan for the project to be reviewed and approved by the Fine Arts Commission.
SECTION N: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
21. TRANSPORTATION DEMAND MANAGEMENT
The applicant shall retain a traffic engineer to conduct a parking and traffic analysis 6-9
months after opening of both restaurants to determine if the parking and on-site traffic
patterns are sufficient to serve the restaurants. The applicant shall commit to
implementing a transportation demand management (TDM) plan incorporating solutions
such as parking cash-out and eco passes for restaurant employees, valet parking for
customers and traffic circulation. The TDM plan, including the projected funding, shall
be reviewed by the Design Review Committee (DRC) prior to the issuance of building
permits.
22. STREET IMPROVEMENTS
Street improvements, including but not limited to asphalt pavement work and sidewalk
construction shall be provided in accordance with City Standards and specifications as
required by the City Engineer.
23. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
24. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type
approved by the City in accordance with Ordinance No. 125, if required.
(~/C'
U-2006-02
6
April S, 2006
25. 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.
26. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer.
27. 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. Ordinance No. 331 requires all overhead lines to be underground whether the
lines are new or existing.. 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.
28. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino 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. Grading Permit Fee:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
$ 6% of On-Site Improvement Costs or $ 2,000.00
mm.
$ 6% of Off-Site Improvements Costs or $3,440.00
mm.
$ 3,000.00
N/A
**
b. Checking and Inspection Fee:
TBD
N/A
Bonds:
a. On & Off-Site Improvements Bond: 100% LaborlMaterial Bond, lOO% Performance
Bond
-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.
** Developer is required to pay for one-year power cost for streetlights
1~11
U-2006-02
7
April 5, 2006
29. 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.
30. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water Resources
Control Board, for construction activity, which disturbs soil.
31. NPDES CONSTRUCTION GENERAL PERMIT
The applicant must file for a NO! (Notice ofIntent) and must prepare a Storm Water
Pollution Prevention Plan with the State Water Resources Control Board since this
portion of development is part of a larger common plan of development, which exceeds
one acre. The city must obtain documentation that the process has been completed.
For copies of the Construction General Permit, the NO! and additional permit information
consult the state Water Resources Control Board web site at:
http :/www.swrcb.ca. gov / stormwtr/ construction.html
32. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP)
REQUIREMENTS
Post-Construction Best Management Practices
a. Permanent Stormwater Quality BMPs Required
In accordance with chapter 9.18, Stormwater Pollution Prevention and Watershed
Protection, ofthe City Code, all development and redevelopment projects shall include
permanent BMPs in order to reduce the water quality impacts of stormwater runoff
from the entire site for the life of the project.
b. Stormwater Management Plan Required
The applicant shall submit a Stormwater Management Plan for this project. The
permanent storm water quality best management practices (BMPs) included in this plan
shall be selected and designed in accordance with chapter 9.18, Stormwater Pollution
Prevention and Watershed Protection, of the City Code.
c. BMP Agreements.
The applicant and the City shall enter into a recorded agreement and covenant running
with the land for perpetual BMP maintenance by the property owners(s). In addition,
the owner(s) and the City shall enter into a recorded easement agreement and covenant
running with the land allowing City access at the site for BMP inspection.
r'"//}
U-2006-02
8
April S, 2006
33. MAINTENANCE AGREEMENT
The applicant will be required to maintain all items, which are non-standard within the
City's right of way. The applicant and the City must enter into a recorded agreement for
this aforementioned work.
34. TRASH ENCLOSURES
A trash enclosure plan must be designed to the satisfaction of the City Engineer.
Clearance by the Public Works Department is needed prior to obtaining a building permit.
35. TRAFFIC
A Traffic Impact Analysis (TIA) along with a Parking Analysis will be required to
determine the impacts, if any, of this potential development. The Traffic Department
may have additional comments after review of the TIA.
Improvements to traffic signals and pedestrian facilities will be included as requirements.
36. SANITARY DISTRICT
The applicant shall be required to comply with the requirements of the Cupertino Sanitary
District, including payment of fees and/or obtainment of permits as required by the
Cupertino Sanitary District. Improvement plans for the subject project shall be reviewed
by the District. A District Plan Checking and Inspection Deposit will be required.
The Architectural and Site approval conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
37. APPROVED EXHffiITS
The recommendation of approval is based on Exhibits submitted by Perkowitz and Ruth
Architects dated March 1, 2006, consisting of 7 sheets titled Site Plan, Landscape Plan,
Island Floor Plan, Island Elevations, CPK Floor Plan, CPK Elevations, and Tree Removal
Plan, except as may be amended by the Conditions contained in this Resolution.
38. DEVELOPMENT APPROVAL
Approval is granted to construct two restaurant buildings consisting of a 6,020 square
foot building and a 5,910 square foot building.
39. PROJECT AMENDMENTS
The Planning Commission shall review amendments to the project, considered major by
the Director of Community Development.
40. RESTAURANT ODOR ABATEMENT
All new restaurants shall install odor abatement systems to reduce odor impacts from the
restaurants to the adjacent community. The odor abatement systems shall be installed
prior to final occupancy of the associated restaurant(s). Detailed plans shall be reviewed
/-/3
U-2006-02
9
April 5, 2006
and approved by the Community Development Director prior to issuance of building
permits.
41. ARCHITECTURAL DESIGN
Prior to issuance of building permits, the applicant shall submit revised plans
incorporating the following modifications for review and approval by the Design Review
Committee (DRC):
a. Align the heights of the two buildings to closely match the heights of the
California Pizza Kitchen and Islands Restaurants in Huntington Beach, as shown
by the photos presented at the Planning Commission meeting, in order to mitigate
the disparity in scale between the two buildings
b. Provide a proposal of final color schemes for both restaurants that show muted
color schemes for the restaurants and consistency of colors between California
Pizza Kitchen and Islands.
c. Enhance the east elevation of California Pizza Kitchen Restaurant and the west
elevation of the Islands Restaurant with additional landscaping, outdoor seating
and/or artwork.
d. Provide some similar architectural elements on both buildings to provide visual
transitions between the buildings.
e. Provide permeable pavers/stones within the common walkway between the
restaurants in lieu of stamped concrete.
42. LANDSCAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be reviewed and
approved by the Design Review Committee (DRC) that shall also incorporate additional
landscaping to mitigate the privacy impacts ofthe project from the neighboring E. Estates
Drive residential neighborhood, additional landscaping within the common walkway area
between the two buildings to create a "waiting garden" area, and permeable pavers/stones
in lieu of stamped concrete within the common walkway area.
43. TREE EVALUATION
The health and effectiveness of the ash trees along the Stevens Creek Blvd. and N. Wolfe
Road streetscapes shall be evaluated as part of the Planning Commission's architectural
and site approval review of the conceptual landscaping plan.
44. TREE REPLACEMENT
The applicant shall provide adequate tree replacements for the trees proposed to be
removed in conjunction with the development of the proposed project. The number and
location of trees to be planted on site to fulfill as replacement trees shall be incorporated
into the detailed landscape plan to be reviewed and approved by the Director of
Community Development.
1- /4
U-2006-02
10
April 5, 2006
45. 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:
~ F or 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 before building permit stage, during construction
and before final occupancy of the garage. A report ascertaining the good health of the
trees mentioned above shall be provided prior to issuance of final occupancy.
46. TREE PROTECTION BOND
All Evergreen Ash trees or any other significant trees as determined by the Director of
Community Development that are not required to be removed to construct the project or
were identified with health or structure problems, shall be covered by a tree protection
bond. A tree protection bond in the amount of $50,000 shall be provided prior to
issuance of demolition or building permits.
47. BICYCLE PARKING
The applicant shall provide bicycle parking and bike racks for the proposed project in
accordance with the City's Parking Regulations under Chapter 19.100 of the Cupertino
Municipal Code.
48. COOL ROOFING
In accordance with green building measures, the applicant shall install cool (sustainable,
energy efficient) roofing systems on the restaurant buildings.
49. UNUSED BUILDING MATERIALS
In lieu of disposing of unused building materials for the construction of the project, the
applicant shall be required to recycle the unused building materials.
/"/5
U-2006-02
11
April 5, 2006
50. 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
sh~l 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.
51. NEW AT-GRADE SIDEWALK
Sidewalks shall be constructed between the trees at grade along Stevens Creek Boulevard
to minimize destruction of the tree roots. These improvements shall be provided along
the full frontage of Stevens Creek Boulevard to Perimeter Road from N. Wolfe Road.
The sidewalk shall be reconstructed on grade, and the landscaping shall be recontoured to
match the sidewalk grade.
52. TRASH AND DELIVERY ACTIVITIES
A detailed refuge and truck delivery plan must be prepared by the applicant. The plan
shall specify locations of trash facilities, refuge pick up schedules and truck delivery
schedules and routes. All trash facilities must be' screened and enclosed to the
satisfaction of Public Works Department. The final plan shall be submitted to the City
for review and approval prior to issuance of building permits.
53. CONSTRUCTION MANAGEMENT PLAN
A construction management plan shall be prepared by the applicant and approved by staff
prior to issuance of building permits. Staging of construction equipment shall not occur
within 250 feet of any residential property.
54. 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.
55. 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.
I-l~
U-2006-02
12
AprilS, 2006
56. PUBLIC ART
Prior to occupancy, the applicant shall install public art on the project site on the
northwest comer of Stevens Creek Blvd. and Wolfe Road. The public art shall be valued
at a minimum of one-quarter percent (1/4%) of the total project budget, not to exceed
$100,000. Prior to installation of the public art, the applicant shall develop and submit a
public art plan for the project to be reviewed and approved by the Fine Arts. Commission.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
57. TRANSPORTATION DEMAND MANAGEMENT
The applicant shall retain a traffic engineer to conduct a parking and traffic analysis 6-9
months after opening of both restaurants to determine if the parking and on-site traffic
patterns are sufficient to serve the restaurants. The applicant shall commit to
implementing a transportation demand management (TDM) plan incorporating solutions
such as parking cash-out and eco passes for restaurant employees, valet parking for
customers and traffic circulation. The TDM plan, including the projected funding, shall
be reviewed by the Design Review Committee (DRC) prior to the issuance of building
permits.
58. STREET IMPROVEMENTS
Street improvements, including but not limited to asphalt pavement work and sidewalk
construction shall be provided in accordance with City Standards and specifications as
required by the City Engineer.
59. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
60. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type
approved by the City in accordance with Ordinance No. 125, if required.
61. 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.
62. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer.
63. 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. Ordinance No. 331 requires all overhead lines to be underground whether the
I-i 7
U-2006-02
13
AprilS, 2006
lines are new or existin&. 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.
64. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino 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. Grading Permit Fee:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
$ 6% of On-Site Improvement Costs or $ 2,000.00
mIll.
$ 6% of Off-Site Improvements Costs or $3,440.00
mm.
$ 3,000.00
N/A
**
b. Checking and Inspection Fee:
TBD
N/A
Bonds:
b. On & Off-Site Improvements Bond: 100% LaborlMaterial Bond, 100% Performance
Bond
-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.
** Developer is required to pay for one-year power cost for streetlights
65. 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.
66. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water Resources
Control Board, for construction activity, which disturbs soil.
67. NPDES CONSTRUCTION GENERAL PERMIT
The applicant must file for a NOI (Notice of Intent) and must prepare a Storm Water
Pollution Prevention Plan with the State Water Resources Control Board since this
1'1?;
U-2006-02
14
April 5, 2006
portion of development is part of a larger common plan of development, which exceeds
one acre. The city must obtain documentation that the process has been completed.
For copies of the Construction General Permit, the NOI and additional permit information
consult the state Water Resources Control Board web site at:
hlip :/www.swrcb.ca. gov/stormwtr/ construction.html
68. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP)
REQUIREMENTS
Post-Construction Best Management Practices
c. Permanent Stormwater Quality BMPs Required
In accordance with chapter 9.18, Stormwater Pollution Prevention and Watershed
Protection, ofthe City Code, all development and redevelopment projects shall include
permanent BMPs in order to reduce the water quality impacts of stormwater runoff
from the entire site for the life of the project.
d. Stormwater Management Plan Required
The applicant shall submit a Stormwater Management Plan for this project. The
permanent storm water quality best management practices (BMPs) included in this plan
shall be selected and designed in accordance with chapter 9.18, Stormwater Pollution
Prevention and Watershed Protection, of the City Code.
c. BMP Agreements
The applicant and the City shall enter into a recorded agreement and covenant running
with the land for perpetual BMP maintenance by the property owners(s). In addition,
the owner(s) and the City shall enter into a recorded easement agreement and covenant
running with the land allowing City access at the site for BMP inspection.
69. MAINTENANCE AGREEMENT
The applicant will be required to maintain all items, which are non-standard within the
City's right of way. The applicant and the City must enter into a recorded agreement for
this aforementioned work.
70. TRASH ENCLOSURES
A trash enclosure plan must be designed to the satisfaction of the City Engineer.
Clearance by the Public Works Department is needed prior to obtaining a building permit.
71. TRAFFIC
A Traffic Impact Analysis (TIA) along with a Parking Analysis will be required to
determine the impacts, if any, of this potential development. The Traffic Department may
have additional comments after review of the TIA.
Improvements to traffic signals and pedestrian facilities will be included as requirements.
(r7q
U-2006-02
15
April 5, 2006
72. SANITARY DISTRICT
The applicant shall be required to comply with the requirements of the Cupertino Sanitary
District, including payment of fees and/or obtainment of permits as required by the
Cupertino Sanitary District. Improvement plans for the subject project shall be reviewed
by the District. A District Plan Checking and Inspection Deposit will be required.
The Tree Removal conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVAL ACTION
Approval is based upon the Exhibits submitted by Perkowitz and Ruth Architects dated
March 1, 2006, consisting of the sheets labeled Tree Removal Plan and Landscape Plan.
2. TREE EVALUATION
The health and effectiveness of the ash trees along the Stevens Creek Blvd. and N. Wolfe
Road streetscapes shall be evaluated as part of the Planning Commission's architectural and
site approval review of the conceptual landscaping plan.
3. 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 ofthe 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 before building permit stage, during construction and
before final occupancy of the garage. A report ascertaining the good health of the trees
mentioned above shall be provided prior to issuance of final occupancy.
1-:)0
U-2006-02
16
April 5, 2006
4. TREE PROTECTION BOND:
All Evergreen Ash trees or any other significant trees as determined by the Director of
Community Development that are not required to be removed to construct the project or
were identified with health or structure problems, shall be covered by a tree protection bond.
A tree protection bond in the amount of $50,000 shall be provided prior to issuance of
demolition or building permits.
5. 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.
Any interested person, including the applicant, prior to seeking judicial review of the city
council's decision in this matter, must first file a petition for reconsideration with the city
clerk within ten days after the council's decision. Any petition so filed must comply with
municipal ordinance code 92.08.096.
Sincerely:
6Sdk1-,,)Jf
Grace Schmidt
Deputy City Clerk
cc: Community Development
1-fJ-1
ASA-2006-04
CITY OF CUPERTINO
10300 T orre Avenue
Cupertino, California 95014
RESOLUTION NO. 239
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
ARCHITECTURAL AND SITE APPROV AL FOR CALIFORNIA PIZZA KITCHEN
RESTAURANT AND ISLANDS RESTAURANT (V ALLCO FASHION PARK)
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-04
Mike Rohde (Valko Fashion Park)
10123 N. Wolfe Road
SECTION II: FINDINGS
WHEREAS, the City Council has directed the Design Review Committee to review the
building plans for California Pizza Kitchen Restaurant and Islands Restaurant for design and
landscape conformance to the conditions approved by the City Council at the April 4, 2006
meeting;
WHEREAS, the Design Review Committee has reviewed the architectural elevations and
landscape plans submitted as part of the building plans;
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the Design Review Committee finds that the building plan designs
are in substantial conformance to the submitted architectural rendering.
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application ASA-2006-04
set forth in the Minutes of the Design Review Committee meeting of, August 3, 2006, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on architectural and landscape plan sets for California Pizza Kitchen
and Islands Restaurant, except as may be amended by conditions in this resolution.
2. COLOR SCHEME
The color scheme for the restaurants shall match the color scheme presented on the color
and material boards for the restaurants presented at the City Council meeting of April 4,
2006.
3. ELEV A TION ENHANCEMENTS
Resolution No. 239
August 3, 2006
Page 2
ASA-2006-0l
a. The applicant shall install trellis elements along the east elevation of the
California Pizza Kitchen restaurant (facing Wolfe Road) to be reviewed and
approved by the Director of Community Development. The applicant shall also
plant creeping vines/landscaping to grow onto the trellis elements.
b. The applicant shall provide a water feature or artwork to be installed at the
corner of the California Pizza Kitchen restaurant at the corner of Stevens Creek
Boulevard and Wolfe Road to be reviewed and approved by the Director of
Community Development. The water feature or artwork shall be visible from
Stevens Creek Boulevard and Wolfe Road. The water feature or artwork shall
be submitted for review to the Director of Community Development no later
than three (3) months after final occupancy of the California Pizza Kitchen
restaurant and installed no later than six (6) months after final occupancy of the
California Pizza Kitchen restaurant.
4. LANDSCAPE PLAN
The applicant shall provide landscaping in accordance with the landscaping plans
submitted by California Pizza Kitchen and Islands restaurants.
PASSED AND ADOPTED this 3rd day of August 2006, at a Regular Meeting of the Design
Review Committee of the City of Cupertino, State of California, by the following roll call
vote:
AYES:
NOES:
ABST AIN:
ABSENT:
COMMISSIONERS: Saadati, Wong
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: Giefer
ATTEST:
APPROVED:
/s/Ciddy Wordell
Ciddy Wordell,
City Planner
/ s/Taghi Saadati
Taghi Saadati, Commissioner
Design Review Committee
G: IPlanning\DRClres\2006\ASA -2006-04 res. doc
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Application NUmber
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Signature (llh~ _ _
ase Manager
RECRTVED
JUN ? A 2006
BY:
~JCl' AIfDS ISLANDS
'~~~~ks RESTAURANTS
VALLeo FASHION PARK
CUPERTINO, CA
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SITE PLAN
JUNE 26, 2006
Y5080
LEE & SAKAHARA .
ARCHITECTS AlA
ARCHITECTURE PLANNING INTERIORS __
16842 VON KARMAN AVE., SUITE 300 I
IRVINE, CA USA 92606-4927 .
PH. 949-261-1100 F,949-261-1144
NORTH ELEVATION
WEST ELEVATION
APPROVAL
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Application Number
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SOUTH ELEVATION
EAST ELEVATION
SCALE: 1m"_ 1.0-
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Islands Restaurants,
5750 Reet Street, Sutte 120
Certoblld. CA 82008
Phone. (780) 918-1500
Fax: (760) 268-1800
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PLANT MATERIAL LIST
SYMBOL BOTANICAL NAME
ACCENT PALMS at BUILDING:
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ACCENT TREE:
MICHEL~ DOL TSOPA
TIPUANA TIPU
MAGNOL~ GRANDIFLORA
COMMON NAME SIZE COMMENTS:
(B.T.H. = BROWN TRUNK HEIGHT)
QUEEN PALM
MEXICAN FAN PALM
16' to 14' B.TH.
12' to 18' BT.H,
SKINNED
MICHEL~
TIPU TREE
24' BOX
14'BOX
STD. TREE FORM
STD. TREE FORM
SOUTHERN MAGNOL~
24' BOX
STD. TREE FORM
SPECIMEN & ACCENT SHRUBS:
EXISTING TREES (BY OTHERS) - PROTECT-IN-PLACE
ANIGOZANTHOS FLAVUM
BOUGAINVILLEA ROSENKA
DIETES VEGETA
ROSA X 'REGENSBERG'
o
SMALL FLOWERING SHRUBS: (FOREGROUND)
CYCAS REVOLUTA
DICSON~ ANTARCTICA
PHILODENDRON SELLOUM
SAGO PALM
MIN. IS GAL.
MIN. IS GAL.
AGAINST N. and E. FACE
NEW ZEALAND TREE FERN
PHILODENDRON
IS GAL,
AGAINST N. and E. FACE
LARGE FLOWERING I COLORED FOL~GE SHRUBS: (BACKGROUND)
CANNA 'RED KING HUMBERT" CANNA S GAl.
FATS~JAPONICA VARIEGATA' VARIEGATED JAPANESE ARAL~ IS GAL.
HIBISCUS ROSA-SINENSIS CHINESE HIBISCUS I S GAL.
'CROWN OF BOHEM~'
PHORMIUM TENAX 'SUNDOWNER'
NEW ZEALAND FLAX
SGAl.
o MEDIUM FLOWERING SHRUBS: (MIDDLE GROUND)
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ASPARGUS DENSIFLORUS 'MYERS'
HEMEROCAlLlS HYBRID
L1RIOPE GIGANTEA
TRACHELOSPERMUM jASMINOIDES
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BOUGAINVILLEA.SHRUB TYPE
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REGENSBERG SHRUB ROSE
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FOXTAIL ASPARAGUS
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EVERGREEN DAY'A'P P ROVAL
L1R10PE S GAl.
STAR JASMINE ORe
SGAl.
SODDED TURF
TALL-TYPE WATER CONSERVING FESCUE
SEASONAL COLOR Signature
4' POTS AT 8' O.C. - TRIPLE ROW TRIANGULAR SPACE
TO BE SELECTED BY THE LANDSCAPE ARCHITECT
I NO SYMBOL I
2' THICK SHREDDED BARK MULCH IN ALL SHRUB AREAS
Case Manager
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18' SQUARE PRECAST NATURAL GRAY CONCRETE PAVER
OVER COMPACTED SUBGRADE IN FRONT OF ALL WINDOWS
CONCEPTUAL
LANDSCAPE PLAN
8" I~u 32l
JULY 21.2006
MJSDesign Group ..
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Planning
Design
Cannery Village. 511 30th St.
Newport Beach, CA 92663
(949) 875-99&4. Fax (949) 675-9974
mjsdeslgngroup.oom
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APPROVAL
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Application Number
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CUPERTINO, CA
ISLANDS
RESTAURANTS
ISLANDS RESTAURANT
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FLOOR PLAN
CUPERTINO, CA
JUNE 26, 2006
Y5080
LEE & SAKAHARA .
ARCHITECTS AlA
ARCHITECTURE PLANNING INTERIORS __
16842 VON KARMAN AVE., SUITE 300 I
IRVINE, CA USA 92606-4927 .
PH. 949-261-1100 F. 949-261-1144
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