DIR-2010-46b CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To: Mayor and City Council members
Chairman and Planning Commissioners
TJ'''
From: Aarti Shrivastava, Director of Community Development
Prepared by: Stephen Rose, Associate Planner, Planning vision
Date: November 25, 2013
Subject: Director's Minor Modification (DIR-2010-46) for exterior building and site/landscaping
improvements to the existing Loree Shopping Center located at 19050-19088 Stevens Creek
Boulevard (APN: 375-07-045/46).
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.
APPLICATION SUMMARY
The applicant, Olivia Jang on behalf of United Polaris LLC, is proposing exterior building and
site improvements to the Loree Shopping Center. No increases in floor area or changes to
existing land uses are proposed.
Staff has determined that the proposed changes are consistent with the CMC (Cupertino
Municipal Code), General Plan, and Heart of the City Specific Plan.
Location
The subject project site is located in the Heart of the City near the eastern City limits, bounded
by Stevens Creek Boulevard to the north, Judy Avenue to the east, residential uses to the south,
and S. Tantau Avenue to the west.
,. .. . � . .r� ,�.
,rr ' : • •
c� - �
�,�M�„ t�"';�:�. ��i'� ,� c� �
r �� r ♦ _ . 1
�` , .
� '
, � ._
.� _ . ,
. .� , ...�
.._ .
. • ��. •. ':, ::�E •'' , � '� .� .�ti �� ":��,�� T � _,�.:.c,.�..
:"� ' t.
,«
i � . � , � �'' �'
<._..3.:�: .
�� �: , ,�.. ���' ��� � 1 ��`
.--
,� • -
xN� - - :�i V�� �! , •� � h
R }
� � �Au+
t �
�. *�a � � —�---,.+—- .
r
,., ; a. r,,,._ti,.t :3. . . � ' ,,�c �:
�;�� �{ � i� , �
':�r,;� � _����!� � �� °i i�p' i ` " r m m �
.
, , __� \
�, .a ;,� . . . � � .. a,
� �
_ -� ......„.... ... ^,.. . r� .• . � �
,� I
1 � � . .. � 3°�� . ���'�„ a
i'i �I I �� � � .� . . ^ ; ' . • aa'�`�'rr`�.
, .
ru w.� �r � '0--j i � . . � � � ,„ � ,r�r "'/�j,
�.r•w ��. C, �m.
'_ .. ' �..W. � , " , ,
�'i �` � ... - . k� ... m���`......,^^R�.„��!,_.
. ; - ' i � _ � ..
. ...-.,...,..,,..,.- ._.___� _-.....,4.,:... • �. � � _ �?:1 • i , �T- -
:�7�� � 1.� � � .... .� tl��- . '�7 y�.�
. ' �� w�.•� �� "- � , . _ � M +—
.. ,_` -� � ,�+,�,p �� j�� �1��. �sy��Y��r '�u...,..�.�..... � I .b
.$+R �M1i+6`�a�.R^�. a"'?`A'�R�A4��'� � .>...
�^�..w�.�" � ,T �! -� . _� � � �y
� • ' _ * ,«M4� � .. �,r� �'
� "E �`,
�� f��f �_��,`�' ��"�,�a�,.� l� �, �°w����� •
,., �, ! � � �
..�^»� ,--+ , 'a� �
Exliibit 1: Site Plan
DIR-2010-46 19050-19088 Stevens Creek Boulevard
DISCUSSION
Background
In early 2010 the shopping center underwent structural and exterior upgrades without the
benefit of a permit. Consequently, the applicant was required to secure the necessary Building
Permit (#10060114) and a Directors Minor Modification for several unfinished components of
the project.
Scope of Work
The following list provides a brief overview of the proposed changes:
1. Revise the vehicular and pedestrian site circulation to accommodate additional parking
spaces (from 105 to 115 stalls) and enhanced walking paths.
2. Repave/repair damaged asphalt and concrete and repaint parking lot lines and
directional arrows.
3. Provide a valley gutter/swale to along Judy Avenue.
4. Upgrade accessible ramp at Stevens Creek Boulevard and Judy Avenue intersection.
5. Rebuild the existing covered trash enclosure to accommodate additional angled parking
in the rear parking lot and provide a compost bin.
6. Remove existing pole signs located at the north-east/west corners of the property.
7. Fill in and wrap roof top mechanical equipment screens around the equipment, hiding
the bracing. Paint screen to match the building.
8. Paint downspouts, exterior piping, and telephone cabinet to match the building.
9. Finish the rooftop trip and cap rooftop drains.
. 10. Install twelve (12) new Crape Myrtle trees as well as a variety �f Pink Indian Hawthorn,
Dwarf Coyote Bush, Ivy Geranium shrubs, Dwarf Jade, and Red Apple ground cover in
new landscape strips to be provided throughout the property and bookending
driveways.
11. Install a new 6' tall redwood wood fencing (with lattice), to screen the rear service area
and equipment.
�_
, r .
� ��y �
; , �
,. ��.
- \'� ,�# q; ��� ��� � �.�
� �--�..�:._ �,� �
�. t .� � � �� `��
-� . ;_,�.� � ,
�I �.1
, ,
::: �.
. ,. -
4 r �°�' — t � 3 t
, r _._ � � � � � , � ,'ii
3 �
� `
_ r . �� F.
�-,�r � ��s ��s
.�>
�
�'� _._ � .N �< . ., .� - ��� v
-r� ,<.,
.. . � s.,
, � �,� ��, �'
� � _ ��� �€ .�, ��
>
��
. _ � # ;6
� .�. , � .
�=:
N ;
;
� ,
, . . ,
«-
�w• x � � �....� t -� ��- F ,
�s.. ,.. .... �., i ��. j is
,�. �. t � ,� , .� p . .
.. �; 3
,
` t _
.
� ,, ��� � _ i�� � h i���
.� � s� ' } 3� .:aR ��i','����'� �
`l � �':' k�tr. �
�'. � � y sY i� - ``�
�� '�t�' 4 �� '.4 � ��
l
���y. � �. T
�' f' f
j''+&P`�+ "Y" �- G � . �A ,f,�, .
i .
'w . ' jgr . �f+ �.
M�Am . S . . K' ^�[�L .��.'�. .� � y .:
, . ,. . .(�� 3
•_ - �� Y.0 �y V, �
x� .:;' ,�,. .... r... ,-. � � �' � � ..��
�._." P ,.�.�H _ _. ... .�•.�. .. . .._.,_ .. ... ..
_.. . -h '�� ... ' ' � .. �
. _
.....,-- .. �. , ,.- ' w�ar..,..� w. .
.
s
..
,� .' 4
��. ...'J R� � ` �� ':" . .. . ....
a
�....•��."' . � .� ��-...i! ...
� � �.««_�r.��..__� .. o.. ...
_"`..... �.
:'�.f..w.H .,.._.
Exhibit 2: Rooftop Mechanical Equipmen� Screen
2
DIR-2010-46 19050-19088 Stevens Creek Boulevard
Parking and Circulation
The proposed plans improve the existing parking by providing ten (10) additional parking
spaces, and change the circulation to one way on both the north and south side of the building
to accommodate additional angled parking spaces.
The revised paths for pedestrian circulation will encourage the public to walk between
landscaped areas interior to the project site, in stead of behind vehicles that back over the
unimproved walkway. As this revised design shifts parking stalls along S. Tantau and Judy
Avenue closer to the street, a public pedestrian easement shall be required where the new path
of travel will extend over the private property.
Landscaping
The existing site condition has nearly no landscaping, with the only planter bed serving as the
base of the Loree Center Shopping monument/landmark sign. The proposed plans call for eight
(8) new landscape islands and five (5) new interior landscape strips. In these new landscape
areas, twelve (12) new Crape Myrtle trees, as a well as a variety of Pink Indian Hawthorn,
Dwarf Coyote Bush, Ivy Geranium shrubs, Dwarf Jade, and Red Apple ground cover will be
utilized with the intent of delineating entrances and exits and eliminating the need for extensive
bands of truncated domes.
Trash Enclosure
The existing covered trash enclosure is proposed to be realigned and increased in size to
accommodate an additional compost bin. The new rectangular configuration is proposed to
allow for additional angled parking in the rear lot. Two access doors shall be provided, one
serving employees and one 10' (min.) wide door facing the parking lot to meet the bin access
requirements of the trash company (Recology).
The rear service area shall be screened by a new 6' tall redwood fence with lattice that will serve
to screen utility and mechanical equipment. The doors of the area will be required to conform to
building department exiting requirements and utility department access requirements.
Signs and Lighting
The property has an adopted Sign Program (S-2010-04) which indicates all permitted sign types,
locations, and styles. The two poles located on the northeast and northwest corners were not
part of the sign program and are to be removed as part of this application. The existing roof
lights had been reviewed and installed as part of a building permit (#10020054), and in
conformance to a photometric study. No additional lights are proposed as part of this
application.
Noticing
This project was noticed to the public in accordance with the requirements of the City of
Cupertino zoning ordinance.
3
DIR-2010-46 19050-19088 Stevens Creek Boulevard
ACTION
In accordance with Cupertino Municipal Code Section 19.164, the Director of Community
Development deems the modification minor and approves the modification described in the
plan set titled: " Loree Center —Par king, Landscape & Roof Screen" prepared by RCUSA
Corporation, and consisting of two (2) sheets labeled Exhibit - 1 and Exhibit — 2, and plan set
titled "Loree Center —Parking Lot Landscape" prepared by L.H.C. Construction, and consisting
of one (1) sheet labeled L-1 stamped as received 9/17/2013, except as may be modified by the
conditions enumerated below.
1) ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the first
page of the building plans.
2) BUILDING PERMIT REQUIRED
This approval does not constitute building permit approval; a separate building permit is
required.
3) 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 require
additional review.
4) ACTION REQUIRED
To ensure the unpermitted and non-conforming site conditions are addressed in a timely
manner, the applicant shall have fortv-five (45) davs from the date of this approval to
submit plans in substantial conformance with the proposed (except as amended by the
conditions of approval) for the proposed exterior building and site/landscaping
improvements. Plans for the swale and public pedestrian walk/easement are to be
prepared and wet stamped by a licensed Civil Engineer and submitted to the Public
Works Department.
Within ninetv (60) days from the date of this approval the applicant shall either
commence construction or post a bond, for the proposed offsite improvements.
Furthermore, no later than ninety (90) days from the date of this approval the applicant
shall commence construction.
Failure to satisfy any of the aforementioned timelines shall result in a citation by the
Code Enforcement Department or alternate remedial action as deemed appropriate by
the Director of Community Development.
4
DIR-2010-46 19050-19088 Stevens Creek Boulevard
5) SITE IMPROVEMENTS
In addition to the details shown on the plans, the following improvements shall be
required:
• Repave/repair damaged asphalt and concrete and repaint parking lot lines and
directional arrows.
• Upgrade accessible ramp at Stevens Creek Boulevard and Judy Avenue
intersection to the satisfaction of the Public Works Director.
• Remove existing pole signs located at the north-east/west corners of the property.
• Finish the rooftop trip and cap rooftop drains.
The rooftop mechanical equipment screen shall be painted dark red (MP Deep Henna
#16-1P) to match the top edge of the building. The existing telephone box shall be painted
beige (MP Sand Drift #39B-1P) to match the building walls, and the downspouts and
exterior piping shall be painted as appropriate to match their backdrop (a combination of
colors shall be required where appropriate).
6) TRUNCATED DOMES
Where no longer required by Building, the truncated domes shall be removed and the
concrete walkways shall be repaired.
7) PUBLIC PEDESTRIAN EASEMENT
Public pedestrian easements over the sidewalk areas (portion on private property) and
through the interior pedestrian paths shall be prepared by the developer, approved by
the City Engineer and recorded against the subject property prior to issuance of building
permits.
8) ODOR ABATEMENT
All new restaurants shall install odor abatement systems to reduce odor impacts from the
restaurants to the adjacent community. T'he odor abatement systems shall be installed
prior to final occupancy of the associated restaurant(s). Detailed plans shall be reviewed
and approved by the Director of Community Development prior to issuance of building
permits.
9) PLANTING SIZES
The following minimum planting sizes shall apply:
24" Box: Crape Myrtle
1 Gallon: Ivy Geranium, Red Apple, Pink Indian Hawthorn, Dwarf Coyote Bush/Jade
10)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.
5
DIR-2010-46 19050-19088 Stevens Creek Boulevard
11)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.
12)INDEMNIFICATION
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
attorneys of its choice.
13)TANTAU AVENUE IMPROVEMENTS
The applicant shall make the following roadway improvements on Tantau Avenue:
• Remove centerline delineators across from Project driveway
• Install thermoplastic "KEEP CLEAR" legend in front of Project driveway
• Replace or adjust traffic signal loops as required to maintain functionality of the
traffic signal at Stevens Creek Blvd/Tantau Avenue
14)CONSTRUCT CONCRETE SWALE
The Applicant shall construct a concrete swale along the westerly flow line of Judy Ave,
from Stevens Creek Blvd to the southerly property line of the project site. The swale shall
be constructed to direct drainage from the southerly limits of the property to the existing
storm drain inlet near the corner of Stevens Creek Blvd and Judy Ave. An improvement
plan, prepared by a Registered Civil Engineer, shall be provided to the Public Works
Department for review and approval, prior to beginning construction.
This approval is effective November 25, 2013. The fourteen calendar day appeal period will
expire on December 9, 2013.
Enclosures: Plan Set
G:Planning/I'DREPORT/DIRreports/2010/DIR-2010-46.doc
6
/�
i
►.�r,,
� il
�
Z
>
a
Q
Z
�
0
�
u
�
� Q OOS?NrG SIOEMIALK d1R8
o pl—
� � �
•O
�
oom�o uoMr ro�to�c eoorm
G1
zsaf
�
r.,.�.,�..��.,.�,r
�� ��//%. �:
#
� �
� �"�`
aE �
�
Y
oa�n�e uaHr.ai,o a
�
�
1�r
� � � I e I � � I / I I d I � / I 0 I o o / i
,� . . . . . . _ . . . . . . . . _ _ . . . . . . . . . . . . . . . _ . . . _ _ _ . _ _ _ _ _ _ _ . _ _ _ _ . . _ � . _ . _ . . _ . .
a
, . . . . . . . . . : . . . � . : : , . . .-. . . . . . , . . . . . 4 . . . . . . . . . � . , . . . . . . . . . � .
i , __� �_
. :__ . __-__�_
_ _... -_,_
,�_�
. - __ _ ___.
sr wr. � �j n�M ws unrsa ru w ws� �.
I N o��t�oe►sami �p�w� tr�a s iaor sa� �Q�
0�� 11 �aMO I I � sr�. I
p a � � � �
� � p � N b � II � :� � �.� �. .�M i
� � � �� � q � � � � �-
� � b N �,,�' i
' �IAQ AT q N p I I �O�M�I�IQ AT (
� fl A N � r-r.� N N N �1 .I
� � � � q � M �a � ""M"'�°` �� "'�' p '�°�Pr� q '�'�.. ""�"` �
I ,
.
� � N N � '� a �� � �
� N � � II II � h � ��� � i
i � � r�� i
� q � N II II ��..���� � � f� � �. �
� __� � __M � «�•�.�
� � �
�;_m�� II � �� N �-��'° �� _ � _ = �- �
N � � N r���'^�;� �:��e
� � q p � II ���. !I _. .., �°� �° '
� � . .��. �r� _ � �
� u � �b � �I � I '_ =� � .�� �� ,� � I
n�. ..�. �
( Bo""'°D t�"n"y I
( �t °�°•• ; .rT�rt. .rr�u. .F,�u
� � �
� ,r., .. .� ..� Mwrcr ►�war�w,t r,wrct�ru
� .� ..*N.fµ., . �_ _ , � �� tiwr orma�aor � �
. soimi�o w�a .rr�
�� nwrer wrt �
� i�i�� . •1
� • • • • a.,......... � � = - =
• h �sr Mr. - - - �
I . � - - - I � '
_ ..
... ,'.,. . +'i,
:.
.
�O �.. . : . . . ��� � � �
. ., .,.. .�.
..:
,,.
.0
.. • �
. . . . M_,
� ►ae[ �j y I Cy► (
.. < ...... �q
.. �;y
��'
.:. H :• . s�+r woao raa
i ji�t�A,4��.�.,r.�.e:••:_... :•..... �`:`�3
I . :`�.�; NT IR. MT IR I MT M. '
. . �MYL �M41 I I U I M/E f�M l l '
I ` .,. . . . . . �
� �,:..� : uwosc� uwoscu� _ . . .
1 �.� L � �. � �� J � � � � � � � � � � � � � � � � '
� :•�..,•,y��, WL I
� �'�f1FlL AT �E Oi G
K OAl[
� tM
Ile 10 � O'`�
ROOF LIGHTS HAD BEEN Di +ECT R�S A�PP �VAL
APPROVED AND INSTALLED DA��: �� ��
UNDER BUILDING PERMIT StGNATURE:
NUMBER 10020054 C � �.�„� ���• ;�.
G1
22Sr
A A A A l� A A A t� A ��
a
��
V
200sf
Tt ,�
�
ROOF PLAN
S�: ,i8-_ ,•-o-
� �
�
�
0
�
�
� Z i�
a O ��
U � ��
V ��
z �,
O
c�
� O �
� �
� � a
UO �
� � ��
—(�� 1�����t� i� 1�
:��,��•',i �� �t#
:�� ��,��i+��
f.t���f1i����fjt;'f
���u��ii���t�����
_�
,
rr��o� o-�+
0
Z �
W �
W �
� �
� � �
�
W W o ;
Q � Z � m
� � �
" W w L
o � C� � �
� U N
� � W � d
-� W o ,
� � z a�
�
z o J �
_ �
= Z o
O�
� � Ir, �I 1'�1 i Y t
'; U � !_, �.'.l � � �°
I � � �
J� SEP 17 2013 �
�3y ROOF PLAN
� �►�: os/zors
�
o �os No.RCt 3-0831
Z
� �«�
�
�ns ��
U �
� _
w s
a
i = 4
Q 6
& °
a �
e
o '
J tO
,� � t�
� y .�T�'b.
Z
EXHIBIT - 1
w�►nn e,r.
o [� oasnNC s�w�u,c a�e
o �.—
— .� —
�
o ��
�
��,.,.,,.,,.�,r
�
� �
� �
� ,
�
r
�
_ � � G1
�
. �
� � / I I / I / I / / � / I I I / O I I / / I
� . . � . _ . . . . . . . , , _ . . . . . _ _ . . . . . . . . . . _ _ _ � . . . . _ � _ . . . _ . . . . . . . . . . . . . . . _ . . �
. , . . . . . . .
, .
,
, . . . . . . . . , , . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . � .
_ __ __ _� _�: -- a.�,�„�µ.
, .mmµ�,.��M�..A,�
� . _ -- _ : : _ __ : ,-- _� ___ _ �:
� � � (�
� N � � � � �
� !) �
� N fl N � � � �
, � II
� N � p N � � � I! �
� � N � N � � � .i
� ,� � I� ,
W ' � � � � �a � � y '�°` � � p "°"'°�� N �..'t'�.`II �''�" � i
Z � � N q N � � N �� . �
u,, �j(n� � , �
'� M � � (� � �� � I
a � � �I � i
> > N � � � � II � II � I
� � � N II � II N II = _ _ _ _ : �
Z u �� _��_ �
Q , � ii a ii a ii � �i �
� � i1 , � ; �
, ; � u a ii � ri
� �
i � �_ �
,.�?
� �� -
_ - . .� ��. � � � i
. . . . . . . _ — _ _
I aq acc�°ia : — — — ' �T
, . . . � ._ � - - - � - - - �� �
. k
, . . - - - � � i
o .O a�,,Kr. ,�r . �,�'� (I ( �
�•������ +�rlwme� �.� '
� } ��� () �
� ���::.::e. - �
� �..:...�: ' �
'�"r� �:A:'ii�. '"�o'rxc ;. . . .
n �
� �:A . . . I
( �� .. �' �� � � � � � � � � � � � � � � (
� : �y�., wu
�h flm AT
... [AOI�[ OAIE
�s aa
METAL DECK ROOFlNG,PAINT CMU wAtl,PAINTED T�MATCH
��
, �
W
>
a
0
�
�
.�
� I� C� � C J � �
�� SEP 17 2013
�
• �� TO 11ATCH BUq.DNiC BUILOING METAL DEp(ROOFlNG
T� �"� 'rQ�' ,O L�L STEQ P06T,PNNTED TO ��POS��N7ED TO
DIR�C�'OR' AP A�4 AL �'��
� a
DATE• .5'- � . �.��►,� � �� ���«
�
Tt
�
ROOF PLAN
���: ,ie•_,•-o-
.
SIGNATURE:
, .�,n11 CO �J�4TY G��! �i�t.
��. —�, ;, -. ,,, ,, ,�-..������i�.
�. �II �� � �;.� ��� �...�������■
� � �..�������■
� �� � I' ���������■
� ,� ;� , ����■�����■
� ; � ' � ��������■�■
� ', I, �,� ' , ���������■
� � II , lil, �� �I� ���������■
� ����������■
�
.. .. � .
� • -
-. .
. �.
: ,
n������i�����u � ,,, -����
�.��.,�.���.�II , ; .�
��������� �'. .
��������� ! ��
��������� ���
��������� '', �
��������� '�,' ; �
��������� ;I ';'i �
���������- ��
� �
� �. .. � � �
� , •
J -
�
�
�
a
a
�z
a
�
�
i
i
i
i
i
i
i
i
i
i
i
i
i
i
i
1
STEVENS CREEK BOIJLEVARD
�s,������,��
EXISIING CONC.PUNTER
PL�- Q� _ `
,�c
cE��
---------------------------------------- --�;---�.
��� -�O � � p p � � O O O . � O � O O O � O O 0 � ��
( DWARf TE BUSH �
NEW E TENDED {E) GNAGE T�
CON PLANTER
Tt STRI G Bt 14' �� °
, Gt ��f
138sf
�� NOTE: VERIFY AlL EXISTING 51ZES ANO LOCATIONS IN THE FlELD.
�
�
� �
G1 �
�5eer
�
0
T' r a o 0 0 0 0 0 0 0 0 0 0 0 � �O o 0 0 0 0 0
� .�. .�.
�
C�7 � s�i'"`� �w� "� wuu,�� �''"` � ��oT ro� r�,.�,e�,a ""��
«� �i� �
� o .
;
�
� �
0
°°� ;�-;
� � �� %� �_
� : . . . . . ;f l� ----
. ��,�
,%; � �
�,
,;'
•� L_i,
(��I�D 1RA511
F11Lt03URE
:• .. , 120'
a
�
�
�
�
�
i
i
I
�
i
i
i
i
i
,
i
i
i
��i
��
i
i
I
I
(
�
�
�
-�
�
a �
�
� i
I
L PR4POSED LAPDSCAPE PLAN
�
- ti
� _•,7_.�^•�R!►_�'�
�
0 _�_!..„. ,.�
--
�
11� : . �. •.. .
��.�r'!� ,..'�"�'!'�!i*.'!�,.,*,�
,i�Y�h�11i�
,�.�
,I �-. . .. _
,I-
,i� . _ . ... . -
.�
Pl
�
>
a
�
�
oo��on wu� e¢�
a+�s�s 2a'xza'
Blyd d Pv�des 5(11►L
hry CisnNtm 5 f3AL
p�(�y�g� 5 CiAL
p��p� � 1 CiAL
� ��e—ao�o � �
DlRE��'S APPl�O���L
DAi�: ��5-/
SIGi��1TURE:
`� �U .JI�l�I D�V. !?tR.
��■
L.H.C. Conshuction
21000.A Big Basin 1Way (
Saratoga,CA 95070
(408)867-9331
OWNER:
�I Olivia Jang
P.O. Box 589
Cuperfino, CA 95014
(408) 893-6989
0
a ''
W w d. '
� —�r '
a o�
C.� m rn
W p �c a
�— Z w�
WJ VO
U � ZQ
wp >�
-
OC � �Z
OZ �n�
�C �w
0.
Q °�
o. �
�
O
�
REV1510NS:
SHEET TRIE:
��iA��.�
DATE PROJECT N0.
Jun 9,1m11 12-03
SCAIE DRAWN
A8°.�1a0U1V FIG
SHEET
L-1
Of SHEETS