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DIR-2013-16b CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014(408) 777-3308 To: The file of DIR-2013-16 and TR-2013-28 From: George Schroeder, Associate Planner GRS Date: December 5, 2013 Subject: Sidewalk and Tree Removal Modifications at 20730 &20740 Valley Green Drive and 10627 Bandley Drive DISCUSSION The approved plans for this project featured a new detached sidewalk for a portion of the Bandley Drive frontage in front of the Apple Fitness Center at 10627 Bandley Drive. The detached sidewalk required removal of Tree nos. 2021, 2022, 2023, 2024, and 2025, which were permitted under TR-2013-28. A 5 foot wide dedication for the detached sidewalk on Bandley Drive was also required by the Public Works Department. Due to community concerns about these tree removals, and to meet ADA requirements, the applicant requested not to modify the existing monolithic sidewalk and preserve the trees in question. In consultation with the Building Division and Public Works Department, Planning Division staff approved the modification under a revision for Building Permit#13040134. The modified plans also include the following changes for a portion of the Bandley Drive frontage directly in front of the building at 10627 Bandley Drive: • New non-retaining keystone block wall with planting strip, not to exceed 3' in exposed height • More direct ADA route to public sidewalk • New stairs from building entrance to public sidewalk (alternate from the ADA route) Please see the enclosed site plan for the modified design. Encl: Modified site plan under Building Permit#13040134 , �_ ... � , i , W _ _ ' � ' ° �.� , � . �' � -- VALLEY GREEN DRIVE - ""' � ,... ..- - - �� -'—�/J ,' ' - _ . �, -�", ti > � �.o�. -- -- ` ' �_ - _ + s .....' � � -� ". �� �.. � . .. . ?,� Val reen ewo _ y Apple � l3.... .. . -:�.. �� \ ,r""-- le G Sit rk ' �' . ,�'� . . .� . '� .� ! 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OTINCONiRACT � NCRETEPhD�SEEGZOt) " ��' i!'a„iod f sro. s*nrvonrso sea�i V TOT�LNEOUREUSi�LL3'. . ]18 LANOSCAPE � l GLASS II I�CKSI BICVGLE PARqNO SUMMARY � TOi1L EASTMO ST4LL5: Zq VNOIEti NL�BER L E%ISTIrvGRPCKSPRCESTOREMPIN S TOi�LPFRqNO3iFLL5PPONDE�: ]11 �ESIGXEU � EWRFCKSP�CES Jf p�iE SGLLE �SSNdM g � M ACGESSIBLE PARqNO REGIMREMENT3 SFEET N4ME� R TOTML ClA%p&CYCLE RRCN SP�CE4: � ER LBC 11298 3.L�BLE I I%.�cCE3510LE SiALLS FEOUREO�. � TOTALBICYCLEPARIONOSPAGES � orucnanoto. svnxnro�s*onccESS�e�tsr�us OVERALL SITE PLAN � vaawno surmeanr G �s SVEET NUMBER � eiECta^eveHKZe s*u�s �-/�O O uts / L CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014(408) 777-3308 To: Mayor and City Council Members Chairperson and Planning Commissioners ���, From: Aarti Shrivastava, Director of Community Development Prepared by: George Schroeder, Assistant Planner Date: July 10, 2013 Subject: Director's Minor Modification, DIR-2013-16, to a previously approved Use Permit (U-1974- 32) to allow parking lot modifications and associated landscaping and frontage improvements in a Planned Light Industrial Park zone; and Tree Removal Permit, TR-2013-28, to allow the removal and replacement of 59 trees in conjunction with parking lot, landscaping, and frontage modifications in a Planned Light Industrial zone located at 20730-20740 Valley Green Drive and 10627 Bandley Drive. Chapter 19.164 of the Cupertino Municipal Code allows for administrative approval of minor changes in a project. The Director reports his decision to the City Council and Planning Commission in time to allow an appeal of the decision within fourteen calendar days. DISCUSSION The applicant,John Noori, representing Apple and The Sobrato Organization, is requesting approval to conduct site modifications to the parking lot with associated landscaping and frontage improvements at a Planned Light Industrial Park-zoned property with three existing buildings located at 20730-20740 Valley Green Drive and 10627 Bandley Drive. The applicant initially requested to remove and replace 59 trees in conjunction with the proposed improvements, but subsequently reduced the quantity to 56 by withdrawing the request for 3 trees. Parking Lot Improvements The applicant proposes to reconfigure most of the existing parking lot in order to promote efficiency, pedestrian safety, and to maximize the parking capacity as well as onsite permeability. The proposed landscaping and lighting features, as well as the parking stall, parking supply, and drive aisle dimensions, are in compliance with the City's Parking Ordinance. The parking lot improvements include: • New and extended landscape planter islands with many drought-tolerant and native plantings • Replacement of existing irrigation system with water efficient system • Soil amendments to increase the viability of new plantings • New lighting fixtures in accordance with the Parking Ordinance • ADA accessibility upgrades • New electric vehicle charging stations DIR-2013-16 and TR-2013-28 Page 2 20730-20740 Valley Green Drive and 10627 Bandley Drive • Relocation of existing bicycle lockers out of parking stalls The parking lot serving the three buildings is required by the City's Parking Ordinance to provide 216 stalls. The existing parking supply is deficient by 7 stalls, and the proposed reorganization of the parking lot provides a total of 217 stalls. The project also proposes more bicycle parking than what is required by the Parking Ordinance. At least 11 Class I bicycle lockers and 23 Class II bicycle racks are provided for the project. Frontage Improvements The applicant also proposes to significantly enhance the frontages along Valley Green and Bandley Drives in accordance with the North De Anza Boulevard Conceptual Plan. The frontage improvements include: • New detached public sidewalk on Bandley Drive and on the Valley Green Drive frontage up to the existing driveway west of 20730 Valley Green Drive • New parkway planters with many drought-tolerant and native plantings • Replacement of existing irrigation system with water efficient system • Soil amendments to increase the viability of new plantings • New walkway connection from the public sidewalk to the existing courtyard • New "trio" (garbage, recycling, and compost) receptacles • New and relocated bicycle racks and lockers • ADA accessibility upgrades • Reconstruction of existing driveways to City standards Tree Removals T'he applicant proposes to remove 56 trees onsite due to various reasons, including irreversible decline, poor structure, overgrowth in their planting spaces, and damage or potential damage to essential structures. Most of the proposed tree removals also would facilitate the proposed parking lot and frontage improvements. The 15 remaining trees onsite will be protected throughout construction. It should be noted that none of the trees proposed for removal are specimen trees, as they are either are smaller than 10 inches in diameter or not on the City's protected species list. The City's Consulting Arborist reviewed and concurred with the applicant's removal request. See the tables below for a breakdown of the proposed tree removals by diameter and species: Tree diameter Quanti 12" and below 35 13"-18" 8 19"-36" 9 37" and reater 4 DIR-2013-16 and TR-2013-28 Page 3 20730-20740 Valley Green Drive and 10627 Bandley Drive S ecies Quanti Coast Redwood 10 Ever reen Pear 9 Gloss Privet 6 Silver pollar Eucal tus 6 T'hornless Hone Locust 6 Fern Pine 6 Chinese Pistache 6 Flowerin Plum 2 ja anese Pa oda 1 Yellowwood 1 M o orum 1 Yew Pine 1 Holl 1 The City's Protected Tree Ordinance requires a total of 73 combination 24-inch and 36-inch box replacement trees in order to mitigate the trees being removed. The applicant proposes to plant 1741ow and medium water use 15-gallon, 24-inch, and 36-inch box trees (including,but not limited to Coast Live Oak, Saucer Magnolia, Fruitless Olive, and Icee Blue Yellow-Wood) in the parking lot and street frontage, consistent with the replacement requirements of the Protected Tree Ordinance. The City's consulting arborist concurs with the replacement tree species, sizes, and locations. The final location and species of the tree replacements will be reviewed by staff in conjunction with the building permit review. This project was noticed to the public in accordance with the requirements of the zoning ordinance, including the physical posting of three large site notices, as well as marking every tree proposed for removal. During the public review period, staff received several emails and telephone calls from the public expressing concerns on the proposed tree removals. The concerns focused primarily on the following: • The removal of large, mature trees, particularly tree nos. 2021, 2022, 2024, 2025, 2056, 2057, 2061, 2077, 2078, 2079, and 2080 • The length of time it will take replacement trees to provide the benefits that the existing trees provide • The apparent lack of replacement trees on the Beardon Drive frontage In response to the concerns about the large tree removals, the City's consulting arborist was sent to the site a second time to review the specific trees of concern. Transplanting was ruled out as an option due to the size of the trees, odd-shaped root systems, their poor and possibly hazardous structure, and declining health. Tree 2080, which is outside of the area of work, was ruled out for preservation due to poor structure and irreversible decline. DIR-2013-16 and TR-2013-28 Page 4 20730-20740 Valley Green Drive and 10627 Bandley Drive Given that the project does not propose to rehabilitate any irrigation or landscaping on the Beardon Drive frontage, the applicant withdrew the request to remove Trees 2077, 2078, and 2079 in lieu of providing replacement trees on the Beardon Drive frontage. ACTION The Director of Community Development deems the modification minar and approves the Director's Minor Modification and Tree Removal Permit with the following conditions of approval: 1. APPROVED EXHIBITS Approval is based on the plan set consisting of 13 sheets received on May 30, 2013 labeled title sheet, C-001, C-100, C-101, C-200, L2.00, L2.01, L4.00, L4.01, L5.01, L5.02, E-3.2, and C-1.0, entitled, "Valley Green Sitework Project, Apple, 10627 Bandley Drive, 20730 Valley Green Drive, and 20740 Valley Green Drive," drawn by Kier & Wright and Carducci & Associates, Inc.; the consulting arborist peer review report entitled, "Valley Green Drive Restoration Project, 20730-20740 Valley Green Drive, and 10627 Bandley Drive, Cupertino, California," prepared by Michael Bench, Registered Consulting Arborist# WE-1897A dated May 7, 2013; the second consulting arborist peer review dated June 27, 2013; and the arborist report entitled, "Tree Assessment, Valley Green 2, Valley Green 3, and Bandley Fitness Center, 20730-20740 Valley Green Drive, 10627 Bandley Drive, Cupertino, California," prepared by Samuel Oakley, Certified Arborist # WE-9474A dated March 21, 2013;except as may be amended by conditions in this resolution. 2. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department. 3. PREVIOUS CONDITIONS OF APPROVAL All prior use permit conditions of approval (U-1974-32) and prior conditions of approval through past approvals shall remain in effect unless superseded by or in conflict with subsequent conditions of approval, including conditions of approval for DIR-2013-16 and TR-2013-28. 4. WITHDRAWN TREE REMOVALS The applicant withdrew the request to remove Tree 2077 (13" Liquidambar), Tree 2078 (15" Liquidambar), and Tree 2079 (13" Liquidambar), all along Beardon Drive. These trees shall not be removed as part of this approval. A separate tree removal request is required if removal is requested in the future. 5. APPROVED TREE REMOVALS See the table below for the approved list of 56 tree removals: Appro�ed tree Reason for removal Generallocation Approval removal findings section Tree 2013, 7" Poor structure Planter alon rear 14.18.180 (A)(1) DIR-2013-16 and TR-2013-28 Page 5 20730-20740 Valley Green Drive and 10627 Bandley Drive Approved tree Reason for removal : General location Approval removal ' find.ings section Ever reen Pear property line Tree 2014, 6" Poor structure, overcrowded 14.18.180(A)(1), Ever reen Pear (3) Tree 2015, 10" Ever reen Pear Tree 2016, 11" Poor structure 14.18.180 (A)(1) Gloss Privet Tree 2017, 8" Gloss Privet Tree 2018, 10" Gloss Privet Tree 2019, 17" Poor structure, insect infested M o orum Tree 2020, 10" Poor structure Along Bandley Drive Gloss Privet frontage Tree 2021, 35" Declining health,high potential Coast Redwood to damage essential structures, Tree 2022, 38" removal will facilitate Coast Redwood pedestrian improvements Tree 2023, 10.5" Declining health, High Fern Pine potential to damage essential structures Tree 2024,54" Poor structure,high potential to Coast Redwood damage essential structures, removal will facilitate edestrian im rovements Tree 2025, 7.5" Fem Declining health,high potential Pine to dama e essential structures Tree 2026, 15" Poor structure, declining health Gloss Privet Tree 2027, 7" Parking lot area near Flowerin Plum the intersection of Tree 2028, 14" Fem Removal will facilitate Bandley and Valley Pine edestrian im rovements Green Drives Tree 2029, 6" Fem Declining health Pine Tree 2030, 6" Fern Pine Tree 2031, 11" Poor structure, damage to Ever reen Pear essential structures DIR-2013-16 and TR-2013-28 Page 6 20730-20740 Valley Green Drive and 10627 Bandley Drive Approved tree Reason for removal ` General location Approval removal findings section Tree 2034, 15" Poor structure, diseased Courtyard between Ever reen Pear 20730 Valley Green Tree 2035, 12" Decaying and dying and 10627 Bandley Ja anese Pa oda Drive Tree 2036, 3" Declining health Yellowwood Tree 2037, 17" Poor structure Rear parking lot area Silver pollar Eucal tus Tree 2038, 20" Silver pollar Eucal tus Tree 2039, 21" 14.18.180 (A)(1) Silver pollar Eucal tus Tree 2040, 19" Water stress, declining health Coast Redwood Tree 2041, 10" Poor structure Chinese Pistache Tree 2042, 12" Chinese Pistache Tree 2043, 9" Chinese Pistache Tree 2044, 20" Water stress, declining health Coast Redwood Tree 2045, 9" Poor structure Chinese Pistache Tree 2046, 9" Chinese Pistache Tree 2047, 5" Chinese Pistache Tree 2048, 14" Silver pollar Eucal tus Tree 2049, 12" Water stress, declining health, Coast Redwood high potential to damage essential structures Tree 2050, 11" Poor structure Parking lot area west Ever reen Pear of 20730 Valley Tree 2051, 10" Green Drive DIR-2013-16 and TR-2013-28 Page 7 20730-20740 Valley Green Drive and 10627 Bandley Drive Approved tree ` Reason for removal Generallocation Approval remov,al findings section Ever reen Pear Tree 2052, 9" Yew Poor structure, overcrowded 14.18.180 (A)(1), Pine (3) Tree 2053, 5.5" Holl Tree 2056, 19" Exposed and damaged root Parking lot area near 14.18.180 (A)(1) Gloss Privet system, high potential to the intersection of Tree 2057, 38" damage essential structures Bandley and Valley Coast Redwood Green Drives Tree 2058, 7" Poor structure Ever reen Pear Tree 2059, 10" Ever reen Pear Tree 2061, 49" Exposed root system, Parking lot area west Coast Redwood hardscape damage of 20730 Valley Green Drive Tree 2063, 11" Overcrowding adjacent trees Frontage near 20740 14.18.180 (A)(3) Thornless Honey Valley Green Drive Locust Tree 2064, 10" Thornless Honey Locust Tree 2065, 7" Poor structure 14.18.180 (A)(1) Thornless Honey Locust Tree 2066, 8" Thornless Honey Locust Tree 2067, 13" Poor structure, overcrowding 14.18.180 (A)(1), Thornless Honey adjacent trees (3) Locust Tree 2068, 10" Poor structure 14.18.180(A)(1) Thomless Honey Locust Tree 2072, 14" Fem Poor structure,high potential to Pine dama e essential structures Tree 2075, 10" Water stress, declining health Along Beardon Drive Coast Redwood frontage Tree 2080, 34" Water stress, declining health Coast Redwood DIR-2013-16 and TR-2013-28 Page 8 20730-20740 Valley Green Drive and 10627 Bandley Drive Approved tree Reason for removal General Iacation Approval removal findings section Tree 2082, 10" Poor structure Rear parking lot Flowerin Plum Tree 2083, 21" 14.18.180 (A)(1) Silver pollar Eucal tus Tree 2086, 27" Planter along rear 14.18.180 (A)(1) Silver pollar property line Eucal tus 6. SIDEWALK DEDICATION Prior to issuance of buildin�permits, a 5'+/- strip of land along the entire frontage of Bandley Dr, within which a portion of Public Sidewalk is proposed to be located, will be required to be dedicated in accordance with City Standards and as required by the City Engineer. 7. TREE REPLACEMENTS The applicant is required to plant at least 73 combination 24-inch and 36-inch replacement trees in accordance with the Protected Tree Ordinance and approved tree replacement plan. Modifications to the tree species and location may be made to the approved replacement plan pending staff approval. The replacement trees shall be planted �rior to final occu�anc� of the parking lot and frontage improvement permit. The final replacement plan shall be reviewed and approved prior to the Director of Community Development prior to building permit issuance. 8. BIKE LOCKERS In accordance with the Parking Ordinance, at least 11 Class I bike lockers shall be provided onsite. 9. UTILITY SCREENING All new or relocated utility structures, including, but not limited to backflow preventers, fire department connections, and post-inlet vales, shall be screened to the satisfaction of the Director of Community Development. 10. LIGHTING COMPLIANCE All new lighting must conform to the standards in the General Commercial (CG) and Parking Ordinance, and the final lighting plan (including a detailed photometric plan) shall be reviewed and approved by the Community Development Director�rior to building permit issuance. Prior to final occuvanc�of site�ermits, a report from a licensed lighting engineer shall be provided to confirm that all exterior building-mounted and site lighting comply with the lighting standards contained in the City's General Commercial and Parking Ordinances. DIR-2013-16 and TR-2013-28 Page 9 20730-20740 Valley Green Drive and 10627 Bandley Drive 11. ARBORIST REVIEW An ISA-certified arborist shall confirm that the tree protection measures are in place for the existing trees to remain onsite prior to issuance of buildin�permits. The arborist shall confirm the health of said trees following construction�rior to issuance of final occu�anc�. In addition the arborist shall confirm that the new trees were planted properly and according to the approved plans. 12. LANDSCAPE PROJECT SUBMITTAL Prior to issuance of building�ermits, the applicant shall submit a full landscape project submittal per sections 14.15.040 A, B, C, and D 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. 13. LANDSCAPE INSTALLATION REPORT Prior to issuance of final occu�anc�� 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." 14. LANDSCAPE AND IRRIGATION MAINTENANCE Prior to issuance of final occu�anc�, a maintenance schedule shall be established and submitted to the Director of Community Development ar 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 professional. 15. INDEMNIFICATION DIR-2013-16 and TR-2013-28 Page 10 20730-20740 Valley Green Drive and 10627 Bandley Drive To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project, including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attomeys of its choice. 16. 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. T'his approval of the Director's Minor Modification and Tree Removal Permit is effective July 10, 2013. Please note, however, that an appeal of this decision can be made within 14 calendar days from the date of this decision. If this happens, a public hearing, will be scheduled before the Planning Commission and the trees cannot be removed until a final decision on the appeal has been made. If no appeal is made within the appeal period, the tree(s) approved for removal may be removed beginning Thursday,July 25,2013. Enclosures: Plan set Arborist reports Cc: Jacki Horton,Apple,Inc., 1 Infinite Loop,MS 47-2DDC, Cupertino,CA 95014 SI 30,LLC, c/o The Sobrato Organization, 10600 N.De Anza Blvd #200, Cupertino,CA 95014 Laurel Frishman,5230 Meridian Avenue,San Jose,CA 95118 Joe and Judy Barraza,20695 Acadia Court, Cupertino,CA 95014 Cathy Helgerson,20697 Dunbar Drive, Cupertino, CA 95014 Brock Carpenter,20776 Greenleaf Drive, Cupertino, CA 95014 Lynn Carter,20683 Greenleaf Drive,Cupertino,CA 95014 James Normile,via e-mail Soren Spies,via e-mail Xiaoli Li,via e-mail Yie-Fong Dan,via e-mail DIR-2013-16 and TR-2013-28 Page 11 20730-20740 Valley Green Drive and 10627 Bandley Drive Referenced attachments that may not be included with this mailed report are available in the Planning Department located at City Hall and may also be viewed at the City's website at www.cupertino.or�T. Select the link to "Records"at the top bar, then "Planning Department"folder, then "TR Approvals"or "DIR approvals"folder, then "2013"folder. Select file number TR-2013-28 or DIR-2013-16. G:\Planning\PDREPORT\DIRreports\2013\DIR-2013-16 and TR-2013-28.doc OWNER SI 30 LLC/SOBRATO ORGANIZATION 10600 N.DE ANZA BOULEVARD#200 CUPERTINO,CA 95014 CLIENT APPLE,INC. 1 INFINITE LOOP,MS 47-2DDC CUPERTINO,CA 95014 CONTACT: JACKIHORTON PHONE: 408.882.8234 EMAIL: jacki�apple.com CIVIL ENGINEER/SURVEYOR KIER 8 WRIGHT 3350 SCOTT BOULEVARD,BLDG.22 SANTA CIARA,CA 95054 CONTACT: JOHN NOORI PHONE: 406.727.8665 EMAIL: jrwori�kierMrtightcom • � a e re e n � ewo r ro ec e LANDSCAPE ARCHITECT CARDUCCI LANDSCAPE ASSOCIATES 555 BEACH STREET,4TH FLOR SAN FRANCISCO,CA 94133 CONTACT: VINCE LATTANZIO PHONE: 415.874.0990 EMAIL: vir�rduodessodates,com ....�-- __�� .�. � �, _ _ �i. ,�, , 11�\ \�'� _ 1 y`, ,�',t�',� �' - .,V�� � ^ �'1� 1 � � 2�1� `t, f'� �`�,��'��, M RY -- � ``, � ,�;,,,,,, ----— :,, __- - ; "W-°..'""'o.-.�-�—"'"°"..�r�. k'_� .. . -., ...-. LIGHTING CONSULTANT T.MARSHALL ASSOCIATES 7042-8 COMMERCWL CIRCLE PLEASANTON,CA 94588 CONTACT: ANTHONYJONES PHONE: 925.734.9999 EMAIL: ajones�tmarshall.com D I k' ��/� -/� _ ,, ; .��.�?°••�.��•.S -J�,"'w.J t�.���'���k�•�i'�� `w o '% —IG� • 4.<,.^,.t: �I.�.`..6>�+W+rr��a.a _— . a . .�...:ew�wA e ' �J�/''fV r q�� �e�l' {i��1^�` `�, ����,l�� �.,a_��s. 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VALLEY GREEN DRIVE � t��-o?u/� -�(� ����i.+��i��;� .i���i�.'��� � .. � -..Y,��'�• '� � � '1� ��G�VAiU�f�:,�: _... . C�� � ��1TY �J��. ���. - i n - ' Property bne -- I �� !� V I.� U LJ L� 1 � !� '� `� � __-- , � : -_ '_. . . ,,. .. ... .. .,� _. .. ... i �, � ..- ..,. .. ._. .... ,..__ .._ . .. .._. _... ..'__ '. . Area Re uired : _ ' . , ' ' ' .� _ - - � .� -- -_ _ _ .�,�-� �� ��� _ � . � . � , _ . : : _ . , 4 _ �; ;i . — _ - = - - � ; -r�-� ---� , � � MAY 3 0 2013 , . _ - Total length of front�ge(at face o�curb) 1,175 I.t. � � • �,=:: - • � . _..,� w ,.- K» x25 i� '' �i �. � ; �I �, � , ; �_, ,� ,.�` � �,. ?_ � I Total Area Required 29.375 s.f. � . , � :�. �`, ,_ _ -� _� _ _ ---.- � � 't�t y / � r---� � _ � �, , � :..,.s��-�-- ___. .. _ _. '. �� �_ ■ �� �� � - - .� �� �� - — � ' .._._._ __._'. ._ . Area Provided _ , , ., ._ . � �-�- _- -. , -- ---- ------- ,,./ — ._ _:._., _ _—---- - -- . C��' : .� Landscaping Area 20 507 s.f. 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