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ASA-2012-07b OFFICE OF COMMUNITY DEVELOPMENT � ,. CITY HALL 10300 TORRE AVENUE •CUPERTINO, CA 95014-3255 C U P E RT 1 N 4 (408)777-3308• FAX(408)777-3333• planning�a cupertino.org October 19, 2012 ARC Tec, Inc Attn: Jeff Oparowski 99 Almaden Blvd. #840 San Jose,Ca. 95113 SUBJECT: ADMINISTRATIVE HEARING MEETING ACTION LETTER- ASA-2012-07 This letter confirms the decision of the Administrative Hearing Officer, given at the meeting of October 18, 2012; approving an Architectural and Site Permit to replace a previously approved building pad (Pad #2) in a shopping center development (ASA-2009-08 & ASA-2011-17) with parking lot improvements, a minor building fa�ade modification to another building pad (Pad #3) to allow installation of an ATM machine and other minor site modifications, located at the sw corner of North De Anza Boulevard and Homestead Road (Homestead Square Shopping Center, former PW Market site),according to Resolution No. 7. Please be aware that if this permit is not used within one year,it shall expire on October 19, 2013. Also, please note that an appeal of this decision can be made within 14 calendar days from the date of the mailing of the notification this decision. If this happens, you will be notified of a public hearing,which will be scheduled before the Plannulg Commission. Sincerely, �� Diana Pancholi Interim Assistant Planner City of Cupertino Enclosures: Resolution No. 7 CC:John Sobrato,The Sobrato Organization,10600 N De Anza Blvd#200,Cupertino CA 95014 ASA-2012-07 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 7 OF THE ADMINISTRATIVE HEARING OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF AN ARCHITECTURAL AND SITE APPROVAL (ASA-2012-07) TO REPLACE A PREVIOUSLY APPROVED BUILDING PAD (PAD#2) IN A SHOPPING CENTER DEVELOPMENT (ASA-2009-08 &ASA- 2011-17) WITH PARKING LOT IMPROVEMENTS, A MINOR BUILDING FA�ADE MODIFICATION TO ANOTHER BUILDING PAD (PAD #3) TO ALLOW INSTALLATION OF AN ATM MACHINE AND OTHER MINOR SITE MODIFICATIONS. SECTION I: PROJECT DESCRIPTION Application No.: ASA-2012-07 Applicant: Jeff Oparowski Property Owner: Sobarato Organization Location: Homestead Square (former PW Market), SW corner of De Anza Boulevard and Homestead Road (APN: 326-10-066 ) SECTION II: FINDINGS FOR ARCHITECTURAL AND SITE APPROVAL: WHEREAS, the Planning Commission of the City of Cupertino received an application for an Architectural and Site Approval as described in Section I of this Resolution; and WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held at least one public hearing in regard to the application; and WHEREAS, the applicant has met the burden of proof required to support sa id application; and WHEREAS, the Planning Commission finds as follows with regard to this application: 1. The proposal, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; 2. The proposal is consistent with the purposes of Chapter 19.168, Architectural and Site Review, of the Cupertino Municipal Code, the General Plan, any specific plan, zoning ordinances, applicable planned development permit, conditional use permits, variances, subdivision maps or other entitlements to use which regulate the subject property including, but not limited to, adherence to the following specific criteria: a) Abrupt changes in building scale have been avoided. A gradual transition related to height and bulk has been achieved between new and existing buildings. Reso'lution No.7 ASA-2012-07 October 18,2012 b) Design harmony between new and existing buildings has been preserved and the materials, textures and colors of new buildings harmonize with adjacent development with design and color schemes, and with the future character of the neighborhood and purposes of the zone in which it is situated. The location, height and materials of walls, fencing, hedges and screen planting harmonize with adjacent development. Unsightly storage areas, utility installations and unsightly elements of parking lots have been concealed. Ground cover or various types of pavements have been used to prevent dust and erosion, and the unnecessary destrucHon of existing healthy trees has been avoided. Lighting for development is adequate to meet safety requirements as specified by the engineering and building departments and shielding to adjoining property owners. c) The number, location, color, size, height, lighting and landscaping of outdoor advertising signs and structures have been designed to minimize traffic hazard, positively affect the general appearance of the neighborhood and harmonize with adjacent development. d) This new development, abutting an existing residential development, has been designed to protect residents from noise, traffic, light and visually intrusive effects by use of buffering, setbacks, landscaping, walls and other appropriate design measures. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of the initial study, maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof,: The application for an Architectural and Site Approval, Application no. ASA-2012-07 is hereby recommended for approval, 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- 2012-07 as set forth in the Minutes of Administrative Hearing of October 18, 2012, 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 the plan set dated August 22, 2012, consisting of 12 sheets labeled A2, A7, A13, A16, A17, A18, L1, L2, Grading Plan C 02a, Grading Plan C 02ab, Grading Plan C 03a, and Grading Plan C 03a, entitled, "Planning Submittal Homestead Square Retail Center," prepared by ARC TEC ARCHITECTURAL TECHNOLOGIES, except as may be amended by conditions in this resolution. 2. CONCURRENT APPROVAL CONDITIONS All conditions of approval administered with application nos. ASA-2009-08, TR-2010-08 and ASA-2011- 17 shall be applicable to this approval unless amended by the conditions in this resolution. 3. ANNOTATION OF THE CONDITIONS OF APPROVAL The conditions of approval set forth in this resolution and in ASA-2009-08, TR-2010-08 and ASA-2011- 17 shall be incorporated with complete written annotated responses into the building permit submittal. 4. REFINEMENTS TO THE SITE AND ARCHITECTURAL FEATURES The applicant shall work with City staff to refine and finalize the site and architectural details, including but not limited to, sidewalk and walkway paving material, streetscape and sidewalk design, building frontage, and landscaping, prior to issuance of any building permits. These shall closely Resolution No. 7 ASA-2012-07 October 18, 2012 resemble the approved conceptual plan and final plans shall be reviewed and approved to the satisfaction of the Director of Community Development and Public Works Department. 5. UTILITIES MECHANICAL EQUIPMENT AND TRASH ENCLOSURES Final location of Trash enclosures, plan for undergrounding of the utilities, odor abatement equipment for businesses that involve cooking, mechanical equipment screening proposals shall be approved by the Director of Community Development prior to issuance of building permits. Utilities and other mechanical equipment shall not be placed on prominent/street facing building elevations unless reviewed and approved by the Director of Community Development prior to issuance of building permits. 6. EXTERIOR BUILDING MATERIALS/TREATMENTS Final building exterior treatment plan (including but not limited to details on exterior color, material, architectural treatments and/or embellishments) shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. The final building exterior shall closely resemble the details shown on the approved plans. Any exterior changes determined to be substantial by the Director of Community Development shall require a modification approval. 7. WINDOW STOREFRONT SYSTEMS T'he use of spandrel or any material that obscures the glass in the window storefront systems shall be reviewed and approved by the Director of Community Development prior to the issuance of any building permit. 8. ACTIVATED STREET FACING STOREFRONTS Final floor plans and site plans for any tenant improvements shall be reviewed and approved by the Director of Community Development prior to the issuance of any building permit to ensure that street facing storefronts are activated and many include, but not limited to, store entrances, amenities to promote pedestrian activities, outdoor furniture, eating areas and patios and/or other amenities are provided. 9. LANDSCAPE PRO]ECT SUBMITTAL Prior to issuance of building permits, the applicant shall submit a full landscape project submittal per section 14.15.040 of the Landscaping Ordinance. The Water-Efficient Design Checklist (Appendix A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water Budget Calculations shall be reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits. 10. LANDSCAPE INSTALLATION REPORT 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. Resolution No.7 ASA-2012-07 October 18,2012 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." 11. LANDSCAPE AND IRRIGATION MAINTENANCE 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 inspection; 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. 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 profe ssional. 12. TREE REMOVAL AND REPLACEMENT Any changes in the tree removal plan, from the previously approved plans associated with TR-2010-08, shall be reviewed with a separate tree removal application. Dead trees identified in ASA-2009-08/TR- 2010-08 shall be removed by December 31, 2012. 13. 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, building 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. 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. SECTION IV: CONDITIONS ADMINISTERED BY THE DEPARTMENT OF PUBLIC WORKS 15. EMERGENCY VEHICLE PREEMPTION FUND The Developer is required to pay $10,000.00 to fund one Emergency Vehicle Preemption device for a traffic signal at one of the adjacent intersections, at the City Engineer's Discretion. 16. PEDESTRIAN CROSSWALKS The developer shall provide pedestrian crosswalk improvements across Franco Court, from the project site to the southeasterly entrance to Franco Park. The crossing shall consist of all necessary Resolution No. 7 ASA-2012-07 October 18,2012 improvements to provide a clear path of travel, including new ADA accessible curb ramps, crosswalk striping and gate replacement at the park. The gate shall conform to all applicable emergency egress requirements, as specified by the Building Department and Fire Departments. A final crosswalk improvement plan shall be reviewed and approved by the City Engineer. 17. PEDESTRIAN AND BICYCLE IMPROVEMENTS Developer shall provide pedestrian and bicycle related improvements consistent with the Cupertino Bicycle Transportation Plan and the Pedestrian Transportation Guidelines, and as approved by the City Engineer. 18. STREET WIDENING Public street widening and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 19. 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. 20. 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 no higher than the maximum height permitted by the zone in which the site is located. 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 appropria te. 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 from the site and improve water quality. The storm drain system shall be designed to detain water on-site (e.g., via buried pipes, retention systems or other approved systems and improvements) as necessary to avoid an increase of the one percent flood water surface elevation to the satisfaction of the City Engineer. Any storm water overflows or surface sheeting should be directed away from neighboring private properties and to the public right of way as much as reasonably possible. 23. UNDERGROUND UTILITIES 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. 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. Resolution No. 7 ASA-2012-07 October 18,2012 24. BICYCLE PARKING Developer shall provide bicycle parking consistent with the City's requirements to the satisfaction of the City Engineer. 25. 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. Checking & Inspection Fees: $Per current fee schedule ($4,183.00 or 6%) b. Grading Permit: $Per current fee schedule ($2,435.00 or 6%) c. Development Maintenance Deposit: $ 1,000.00 d. Storm Drainage Fee: $TBD e. Power Cost: ** f. Map Checking Fees: $Per current fee schedule (N/A) g. Park Fees: $Per current fee schedule (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. 26. TRANSFORMERS Electrical transformers, telephone cabinets and similar equipment shall be placed in underground vaults. The developer must receive written approval from both the Public Works Department and the Community Development Department prior to installation of any above ground equipment. Should above ground equipment be permitted by the City, equipment and enclosures shall be screened with fencing and landscaping such that said equipment is not visible from public street areas, as determined by the Community Development Department. Transformers shall not be located in the front or side building setback area. 27. 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. 28. NPDES CONSTRUCTION GENERAL PERMIT When and where it is required by the State Water Resources Control Board (SWRCB), the developer must obtain a Notice of Intent (NOI) from the SWRCB, which encompasses preparation of a Storm Resolution No. 7 ASA-2012-07 October 18,2012 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 RE UIREMENTS 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. All storm water management plans are required to obtain certification from a City approved third party reviewer. 30. EROSION CONTROL PLAN Developer shall 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. OPERATIONS &MAINTENANCE AGREEMENT Developer shall 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. 33. TRAFFIC CONTROL PLAN The developer must submit a traffic control plan to be approved by the City. The plan shall include a temporary traffic control plan for work in the right of way as well as a routing plan for all vehicles used during construction. All traffic control signs must be reviewed and approved by the City prior to commencement of work. The City has adopted Manual on Uniform Traffic Control Devices (MUTCD) standards for all signage and striping work throughout the City. 34. TRAFFIC SIGNS Traffic control signs shall be placed at locations specified by the City. 35. FULL TRASH CAPTURE SYSTEM The developer will be responsible for installing a full trash capture system/device to capture trash from the onsite storm drain before the storm water reaches the City owned storm drain system. A full capture system or device is a single device or series of devices that traps all particles retained by a 5 mm mesh screen and has a design treatment capacity of not less than the peak flow rate Q resulting Resolution No.7 ASA-2012-07 October 18,2012 from a one-year, one-hour storm in the sub-drainage area (see the Municipal Regional Permit section C.10 for further information/requirements). 36. 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. 37. REFUSE TRUCK ACCESS Developer shall must obtain clearance from the Environmental Programs Manager in regards to refuse truck access for the proposed development. 38. STREET TREES Street trees shall be planted within the Public Right of Way to the satisfaction of the City Engineer and shall be of a type approved by the City in accordance with Ordinance No. 125. 39. FIRE PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City. 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. Clearance should include written approval of the location of any proposed Fire Backflow Preventers, Fire Department Connections and Fire Hydrants (typically Backflow Preventers should be located on private property adjacent to the public right of way, and fire department connections must be located within 100' of a Fire Hydrant). 41. FIRE HYDRANT Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as needed. 42. CALIFORNIA WATER SERVICE COMPANY CLEARANCE Provide California Water Service Company approval for water connection, service capability and location and layout of water lines and backflow preventers before issuance of a building permit approval. 43. DEDICATION OF WATERLINES Developer shall dedicate to the City all waterlines and appurtenances installed to City Standards and shall reach an agreement with California Water Services Company for water service to the subject development. 44. DEDICATION OF UNDERGROUND WATER RIGHTS Developer shall "quit claim" to the City all rights to pump, take or otherwise extract water from the underground basin or any underground strata in the Santa Clara Valley. 45. SANITARY DISTRICT A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to issuance of building permits. Resolution No. 7 ASA-2012-07 October 18,2012 46. 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. SECTION V: CONDITIONS ADMINISTERED BY THE FIRE DEPARTMENT: 47. DEVELOPMENT PROPOSAL REVIEW Review of this development proposal is limited to acceptability of site access and water supply as they pertain to Fire Department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 48. FIRE HYDRANTS New on site hydrants will be required for any new major retail stores and any other free standing structures. 49. ACCESS AND LOADING Facilities, building or portion of building hereafter constructed shall be accessible to Fire Department apparatus by way of an approved fire apparatus access road (including bridges and culverts) with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds (34050 kg) or as otherwise determined by the fire code official. Minimum clear height: Vertical clearance over required vehicular access roads and driveways shall be 13' 6". Maximum grade shall not exceed 15% (6.75 degrees). Turn radius (circulating): The minimum outside turning radius is 42 feet for required access roadways. Greater radius up to 60 feet may be required where the Fire Department determines that Ladder Truck access is required. 'Circulating' refers to travel along a roadway without dead ends. SECTION VI: CONDITIONS ADMINISTERED BY THE BUILDING DEPARTMENT 50. CONSTRUCTION EQUIPMENT Separate building permit will be required for Construction trailors on site. PASSED AND ADOPTED this 18th day of October, 2012, at a regular Administrative Hearing of the City of Cupertino, State of California,by the Hearing Officer. ATTEST: APPROVED: /s/Piu Ghosh /s/Gar� Chao Piu Ghosh Gary Chao Associate Planner City Planner KEY NOTES O�� O2 &17i��G CAHf CCfi11l AfFJ1 O9 1A�1�@!f 6L�1 O4 PLH�ARf AfEA O5 PU1WIHi�Nl1RM4�LAI��FY�M� O8 P�bRfi�W WNIONAY �i wwoecx��►va�rr OB 1M5H B�lD6l1!'E,IYPE 2 9O 1Fi�61i B�CIL�U�IYFE 1 O1Fi�9i CaPACR7i B�ClD6llf Q�� i A� �J _�� O � � s� 0�� OD051TC LO��G DDQC �% Ri 1RX](R7UIE M�IFI Q Tt�#1 R1p,� O�AI6�f 1RA7C I�U1E OALL ilAi6�Yll�MB�il7N O9 ALL 7la#61116ig:117i OF�If N MD ii�1f 011f 7I�R�1 OSIfE MPIi�IBrBdIS N AQMGBJf r�o�snv�as,scr io APIi�IAL�AQY�GBdf Pf�HiIY OWPBi MD NLL ff�EI�F APIfp11A1 B KR CSfAI�� PARKING A' �LYSIS ��K�� PAfiO�G F��(TA9.E�ODIo-AZ 199��I 2�iD=796 SPAC� 796 6P1� PNiOX'PF�I� 116ULL PAFiOG PfDV[� 3�2 BPAGES SfN�MJ�PRiO�[i R�110� ?S!SPAG� A�E PMiO�Fi�� SPAG� ww�F a�ac�� e sw� mrK r�c�� es►srrc� a�aF rxia�o Fsxr�I�c;ro�►anoo�pJ C111861 FACiII� 9b CF f��MRO+I�E PAf1Q�G SUL1S FaR C$�Bi�l Op+M@%ML(TA9E 8fl001�N �E PNiOIi f�l� ea x oo�_ �s a� �F Pi�iiO�[�PFiAI� 43 SPACS' ��,��n,�,�-� sr�rr� woM � oorawrr SfMUMD 5� 9'-0' 8-0 Y� l�iA 9� B�' 8-0 '� �Nl�i CF A�E P1�fiQl'STALIS(�T�� rorK�w�+c sr�ces ��x� caawrr �,a � - �� 2 - �-75 9 - 76-UO 4 - tiF-�D 5 - t9F-�D B - �I-�0 1 - �I-�OD 8 - �DI-5ti0 9 - �-1000 9 1'E$ {001 MD W6i a - •1MID FHiB�If ff 10�UL i 1NIB�RY R1S Q�E F�i FJ�CIi AQ Oi Ri�Gl�d 1F687F Ql6i�001 LEGEND � / 8U 1S � PROJECT DATA �� -� 3�ll�Ci 1�lb£FD 6(�l CCtArt WBiAY i'100 6 00�� o�n�c a..a+G,o e�rae�aa� c�wv� �r r�ne�n� u� �u hDU6 OF OP6i�lqk 6 AYI 7011 PM 24 FftS-F1fE AD 1BIY Bip�Ci PiE11ql�APPF�4AL SOE Al�k �A6 6f i501 Pq �� ff r�t sn e D0511�Pf�'BiIY II�E SICi� QE 1Y��i1l�l F�{f: 9V UNSfALL PNiO�G SPACf�'x 8--0') PAFiQ�C3 79B SfAl1S PMa�c�w►n� ses ST�us 11000� PAVlG 9fy1�ff STMD�(�PPA?G$fALL�'�X 8-0i /t ..,:.^,•--,..+,F ,�°� Ai�A j�flJ� /�� AO�E PMiO�f'5ULL�'-O x 8-O)/''` ". �'S_.�� t%L4/� E✓ / . ��: F�F_,. __..,_'t� , �:?;<=s{:i . . . � �� ._ �� i � e_. _...,_,.� , � �. .� �� .._,�.�....�.a Ri�PO� �yt6 i6W A(� �� r � �� BS/6U11S �sTltls 1�000 sf �ff �B1 SF � � 1 1 i i � �' ! i I��STING 11 PARK �' \� / 1 ; 1 � � �. �� i i ----- _ F=——_—— —— — — — — — — — — — — — — — — —� =---��—---�------ — --__ —— --- -- — r__—_—_--_—_ —__— —__—=_------ ------------------ -------- -- — — -- -- �, � � — — — — — _ �___-__— -- --__-- _—___ —_ � — — — s — — — — — ----r- -- s ; � � � � --------- - - - - - - - - - I �.— — � � _p _ � 9 ` I — I ,—� .rr ��I II—— �� +� � d _ _ M� _ _ ESTEAD�Z�— _ p I — — — — — — — — � � �— __�1I � � I — ' ----=- -=-______------- ----_-_--___----- -_-------=---------- -=_-==-_-_-=_-__-_ _-__-o==-___ __________ _ __-- - , � - - - - - - _----- - - —— I � -- - - ------------- —------------------------------------------------------------ , — ---------------------_� , ———�--------- � _ � I __.—'—.— __ _, ___—�_____Ja O � �- -�_ �j _______________��___"___—____—______________________'__________________'__ '__ _ ` , �——— ---------------- - ----- ------- -— � -��--- ' .. ---- "1� � l f�� , r -----� i C7� zs--e t------� `----� �� i lJ i - o i i � --��I � ��.�—'`-- � � � ��. _: a ° � � �� -___�____----------------- � ��°, /� �----- -�� L.�_ EXISTING 1-STORY i__LJ_1 �,� � � � � � --�r- � I� �A � EXISTING � i i � EXISTING 2-STORY r �� i � AGRICULTURAL I ' E ISTING 2-STORi'� �� \19�T I�� , COMMERCIAL � ; � ; � HOUSING RESIDENTIAL HOUSING � SITE PLAN � 1 � r-�� ARC TEC ARCHITECTURAL TECHNOLOGIES www.arctecinc.com �o� ��,�� a VholnUC.Arimna 85028 P 602,953.2355 F 602.951.29dL Catifomia ♦�maaen u�er . u San Josa.Gli(omia 95t13 P�06.1%.0676 F�OA.�%.1121 w.t�v�1�.r.r w r.�r�.r.YAVI r I1C 61YL/6��Y�'�Iw��\ ��r w1 w�w�Y��Iww��Y�4E 1CMC1CwYYwIYr�MY/��w• .wr..w ww��r��►r...rr� •r��..�wrww��.wcicwcie wrr�r..��.�rrrweto.r� +•i++r�wwrrr+rr�• resw.cs�.r�w...rr..r�» rwr r�r�.►w r tir wc xc wc s �rrwww�w`,�r.w.�r�a �rwrir'�rr��r:ncsn`cn wrr i....••s �r.r.�rrww.i..wr��w ��.r.r�.rw�..�r��rwr� w.tineicrwr.�r O LbPNd�-MG 1�,tL�II h AseaceYOn wih r':`.SL��R%':�.rr:;:;;:;.�r�. � W E-- Z W C� J � Q F�— W � W � JQ � > � � m � N N � N � W � � � Wz� � � y o¢ w � o �y c� c� �° z � � � z N� � � =U DATE DESCRIPTION 09.02.11 PLANNING SUBMITTAL 0921.11 PLANNING RE-SUBMfTTAL 05.16.12 PLANNING RE-SUBMfiTAL 08.20.12 PLANNING RE-SUBMfTTAL 09.21.12 PLANNING RE-SUBMITTAL SITE PLAN A2 PROJECTNO: 102708 NORTH ELEVATION 1 � �.=r-0 EAST ELEVATION 2 scn�e taa'�►� a SOUTH ELEVATION � 3 � ,�� WEST ELEVATION 4 � ,�_,� f... 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Califania Almiden levar, te San Jos�,GlHomia 9511) P�OB.1%.0676 F�08.1%.1121 w.w ti^r�...r.....+.rw r wc tL wc a�.rrr+�,�.rr�.�.� r!�Y ti��UY�w IM��i�IIC 1CMCT.wr/\�If��Y�M rMC1SMCi �YY�Y�Y�i41Y�rrI10E�r� ��I�Y�r Y/ti�Y r Y Iwl�r YA`• wcswwcs..r�...r w r.r�r wr+�.w rri rr rc;ni�c s �r w.r��r�i�ir�i ia �+I�r�rrrrwcLllCt 1��I�r �FwY�wMry�YYr�W� �iwY�b�lrr /�.�.�yw1�/�IC�pS��y�� WTY��i�WMi.� !1 ABW�(1111�i �_St�BRATO:,.,.::::_::.,,, W H Z W C.� J — a �- W � W � JQ � > � = m � c�r `° N C m Q � � N 0 wQo � WZ� � a y oQ w � � W � c� � C � o z C N� � _ _� DATE DESCRIPTION 09.02.11 PLANNING SUBMITTAL 0911.11 PLANNING f±E-SUBMITTAL 05.18.12 PLANNING RE•SUBMfTTAL 08.20.12 PLANNING RE•SUBMITiAL 09.21.72 PLANNING RE-SUBMITTAL PADS 2,3,4,5 FLOOR PLANS A13 PROJECT N0: 102708 I I ' � � I � I � I � I I � � I ' �' i�.I i .I �I i � i I —�, � l� I � `�z i i � �I I il r� LANDSCAPE TABULATION ��, ��► P6i:81UK� �� 2q766 g �� :�^��^��'!_ ._...�,,,��.�.�¢��°-"��1,,?iC►`l r�� . . . . __:;a� ,�.. �� _ .__ _�.�� "�'��:/�. ��._.___.�.. ` ��J�� ': .... ....._......... � - , � � � � i / �� / / I I I 1 �' \ �I � I ' 1 � � �. / Q.� � --------------- ---- i --- � - --- e ,o.: :'�`: �--------- ------------------ �::`:°r� . � �'�� ° � -- ----- ------------- ------------ - --° � , � I _ --__ ______J __ _ - _ _ - _ _ _ _ _ - __ _ - __ _ _ _ -� __ _ _ _ _ _ -_ -___ '____'_'-.-'- '- _ T � � � _ , � I F:=.--_-- - - - - - - - - - - - - - - - - - -�-------- � � � , - - - - - - - - - - - - - - - - - - - - . , , . i �___ ___�_—__ - • �- - - - - - - - - � ° ,. 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Califomia AlmaAen evud, �te San Jos�,Califomk 95113 P�0l.4%.0676 F 40A.�%.1121 r W�^+��w r...rr�+•+�Y r �YC 1C wc a yr�lw wY��.t W��N/��wlOw�1�wA��Y/IC 1CNt;.�Y'Ywirr�b��wl w• MM�1b1�yF��Mrw1�Y� N��MY��1YE�NEt r IrY•��Y IY��rNC1i�� r�I��Yr�lYw1��YAY AIC1tw1�YElEwr\L��YI��M .M...�..�.�....ti.....�,�..�,� ..r w w w.r�r..+rr r.w. ��.Y�w��Y�Y A IiY�r� r.r��:..vw.w:w�wcic r�w.r..�M rw wi i...ri��w rrw..w r�.rM�.wr��w�� rrlwesrw�.wir O GoY�O�-NG 1�,IG 7DA h AesOwtlon wYh �"".�►{��R�io::��r::.:::;:;�;:�: � � Z � J — a � W � W � J ,Q � > Q � m � N m �^ Q � �/ � C/� � wQa � Wz� � � � o �� oy �¢ W -a c' � � o z �; c z N� � �.1..i =U DATE DESCRIPTION 09A2.11 PLANNING SUBMITTAL 0921.11 PLANNING RE-SUBMITTAL 05.18.12 PLANNING RE-SUBMRTAL OB.20.12 PLANNING RE•SUBMIITAL 09.21.12 PLANNING RE-SUBMfTTAL LANDSCAPEAREA CALCULATION PLAN A16 PROJECT N0: 102708 � � � � � . � �g i I ' I ' I i iji � I I I I � � �� ; I � I I' I I� I � I �• I sI ' L— I � i � I I � O I � I I I I I I�; � �� i I��; . ��, i � I ' , � � �;!; . 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SHRUBS - PERENNIALS - GRASSES TREES KEY S�ZE 80TANIC.4L NAM!E COMMON NAME KEY SIZE 80TANtCAL NAME COMMON NAME CUANTI?Y AAT 5 gal Agove attenuata Swan Neck A ove GIN BIL PLA ACE ULM PAR WAS ROB �" box Cercis occidentalis l" box Ginkgo biloba 'Prince:on Serttry' �° box Piatonus acerifolia 'Columb�a' F" box Pyrus caileryana 'Chanticleer' �' box Robin�o pseudoacac�a 'Purple Robe' i"box Syogrus romanzofficiana �" box Ulmus parvifolia 'Aqee' 3" BTH Washingtonio robusto ••NOTE:The above plants have been selected as being representative of the overall planting design irttent This plant palette is suggested for use,but does not precfude use of other appropriate plant material. Orought tolerance designation will be based on watertonserving plants and other climate appropriate varieUes of ttees,shrubs and ground covers selected to complement tfie diaracter of the projeet Western Redbud Princeton Sentry Maidenhair Tree London Piane Chanticleer Flowering Pear Purpls Robe Locust Queen Pcim Ch�nese Elm Mcxican Fon Palm �a -� _� _� _� �0 _� _� �� Ail pianted areas are to be watered with an approved automatic underground irrigation system.The system shall be desigrred to make efficient use of water through conservation techniques,and be in compliance with the State and Water DisVict's water conservation ordi�ance. 9 ANI 5 qal M�gozonthos 'Harmony' Red-Yeliow Kangaroo Paw CCI t gai Carex divuisa 6arkeley Sedge OLE 5 gai Dietes h. 'Lemon Oroos' Fortnight lily JPA 5 gal Juncus patens Blue Rush KNI t gal Kniphoffa 'Shining Scepter' Shining Scepter Hot Poker Plant LEU 1 gal Leucospermum 'Sunrise' Eariy Salmon P+ncushlon MNO 5 gal Mimulus 'Hybrid Orange' Dave Verity Hybrid Orange Monkey Flower MRI 5 gol Muhienbergia capillorias Pink muhly PHO 5 gal Phormium 'Sundowner Phormium PTD 5 gal phorm�um tenox 'Dusty Chief' ew Zealand Fiax RVI 5 gal Ribe,s viburn�folium C¢talino Currant SJU,_ 1 gal Strel�tzia juncea �_ Narrow-leafed Bird of Paradise _ GROUNDCOVERS - VtNES Scale:t"=50' KE( SIZE 90TANICAL NAME COMMON NAME � 25 SO 1 CNE 1 gai�Canvovulus ereorum Eush Morninq Glory North CRA 5 gal� Hardenbergia violacea 'Happy Wanderer' Liiac vine FCH 1 gol� Fragaria chiioensis Ornomental Strcwberry MPA i gal� Myoporum parvifolium Ground Cover Myoporum SMA i gai I Senecio mandraliscae Senecio � , } ��+�i—.�G�,.�—�..� i �..� :_��.., S r • ,: ,:, • �:�-._.-.,r�:-. _-.,.....,. . r,,..�.,_T__ z.�.-:.�- �_. . �., .. .. - . � _.,_:'a' „�_ �L .' j �, ,.�'v�. �� : ,.,. _ _ ,_..._ _ ' � � �� . � ARC TEC ARCHITECTURAL TECHNOLOGIES www.arctecinc.com r��;�;�� ,,..�„�,.� P 602.953.2335 F 6�.957.29a! 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