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DIR-2013-33b 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 A� Prepared by: Piu Ghosh,Senior Planner Date: December 13, 2013 Subject: Director's Minor Modification,DIR-2013-33, to allow minor alterations to landscaping and site improvements at an existing apartment complex (The Hamptons) located at 19500 Pruneridge Avenue. Tree Removal Permit, TR-2013=49, to allow the relocation of eight (8) redwood trees to enable the widening of N. Wolfe Road as part of the previously approved Apple Campus 2 project. Chapter 19.164 of the Cupertino Municipal Code allows for administrative approval of minor changes in a project. The Director reports her decision to the City Council and Planning Commission in time to allow an appeal of the decision within fourteen calendar days. DISCUSSION The applicant, Meg Thomas, is proposing minor alterations to the site and landscaping at The Hamptons apartment complex located at 19500 Pruneridge Avenue. The City Council approved an office, research and development campus for Apple Inc. in the vicinity of the project site.The campus project included the widening of N. Wolfe Road at the intersection of Pruneridge Avenue, as traffic mitigation, by acquiring property from the Hamptons. The property acquisition has been completed and detailed plans for the alterations needed on the site to construct the street widening have been prepared. The proposed project results in the reduction in the size of an existing picnic area on the Hamptons property. However, this change does not reduce the amount of private recreational area to below the required amount for the entire apartment complex. The amount of private recreation space in the apartment complex after the modification will reduce from 2.15 acres to 2.058 acres. Modifications to the picnic area include relocation of existing: ■ Picnic tables ■ Pathways ■ Fences ■ Monument sign and ■ Associated landscaping. DIR-2013-33 19500 Pruneridge Avenue Page 2 In addition to the modifications discussed above, eight (8) redwood trees will be transplanted. In order to retain the existing screening that the apartments in this area currently have, the applicant proposes to relocate these trees as opposed to removing and replacing them with smaller trees. Replacements have been identified, in case tree transplantation is not successful. The City's Consulting Arborist will monitor the tree transplantation. ACTION The Director of Community Development deems the modification minor and approves the project with the following conditions of approval: 1. APPROVED EXHIBITS This approval is based on a plan set entitled, "Campus Development" consisting of eight sheets labeled "L.1, L100, L110, L200, L201, Exhibit YY, YY-1, ZZ, Water Budget Calculations, a Landscape Water-Efficiency Checklist and a Tree Replacement schedule, dated Received December 13, 2013, except as may be amended by conditions in this resolution. 2. TREE REPLACEMENTS The applicant is required to plant 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 within 30 days of the effective approval date of this tree removal permit. The property owner will be required to replace and maintain the trees in accordance with the City's Tree Ordinance. 3. CONSULTATION WITH OTHER DEPARTMENTS T'he 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. 4. BUILDING PERMITS The applicant shall consult with the City Building Division to obtain the necessary building permits. 5. 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 Resolution 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 applicant and City shall use best efforts to select mutually agreeable legal counsel to defend such DIR-2013-33 19500 Pruneridge Avenue Page 3 action, and the applicant shall pay all compensation for such legal counsel, following the applicant's receipt of invoices from City, together with reasonable supporting documentation. Such compensation shall include reasonable compensation paid to counsel not otherwise employed as City staff and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. If the applicant and the City cannot in good faith agree on joint counsel, the City shall have the right to retain counsel of its own choosing, separate from the applicant's litigation counsel. 6. 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. This approval of the modification is effective December 13, 2013. The appeal period will expire on january 2, 2013. Enclosures: Plan Set G:\Planning\PDREPORT\DlRreports\2013\DIR-2013-33.doc Redwoods at the Hamptons Explanation-(8)existi�g redwoods not shown on existing site survey conflict with the Wolfe Road Widening Work. They will be relocated east toward the Hamptons apartments per the attached drawing to maintain a screen from Wolfe Road for the residents. T�ee M DBH R�plxameat,N ralocstion fafls• fee 1 20" (1)36'box redwood tree fust Trce 5165.00 2 161/2" (l)36"box redwood tree Exh Add�tional Tree 583.00 3 13' (1)36'box redwood tree Euh Additional Tree 583.00 4 13 l/2" (1�36'box redwood tree Each Add�tlonal Tree 583.00 5 l l" �1)36'box redwood tree Each Additional Tree 563.00 6 14' (1)36'boz redwood tree Each Additlonal Tree 583.OD 7 12 1/2" (1�36"boz redwood tree EacA Addrtional Tree 583.OD 8 181/2" (1�36'box redwood tree Each Addrtional Tree $83.00 GteQorlcsl EKemptlon Fee 5227.00 Categorlcal E�emptio�Flling Fee $50 00 Noticing Deposit 5200-00 Totsl 53,223.00 'Replacements are per Crty of Cupertino Heritage Specimen Tree Ordinance Table A Replacemem Trcr Guidebnes :-;,.��,��D Trunk Size of p�� 13 2013 Rerraved Troe ��nt Trees (Meas�red 4 12 feet above prade) U�to I:mches Onc'4"ho�trce Over 12 mches and up to I e mches Two 23°box trees TN•n 24"bor irccs or Over 18 mches and up m ' 3G inchcs One 3v"tw�uec O.cr i6 ioches One 36'bos tree I lerik�e irce (hie 48"bor Iree TI2'�ol 3- �f�9 D1�2�o�3-33 �'f��':�;�'��''� l��'�i��,".��. �� .��: /a� 3�� , _.._ -- --�,_ ,; s t • ;�, , s. � r . �.�►�.ri t ri:''1.�f a .:: � - �::.�.� - ,........, __ _ �Q�L r,l��U'F�!{ !1' f4'.r'�. '!.:!i�. �� Water Budget Calculations � Maximum Applied Water Allowance(MAWA)and Estlmated Total Water Use(ETWU) ValleyCrest I.andreape Mainlenance Given: "�Ja��i��-t,s��-.:st L,a��iscape Dev�lopment, inr Site Name:The Hampton Apanments-Cupertino Renovation Project) 7�;9 Cornmerce Cir�le. Suite A Local ETo(inches)-CIMIS San Jose#69 49.35 �+ecs�:::^z.�.�9�5y3 Conversion Factor 0.62 Total Unmod�ed Existing Landscaped Area 0 Total New/Rehabilitated Landscaped Area 10,030 Special Area o RECEIVED MAWA gallons per year (Unmodified Existing Landscape) o D�C X 3 2013 B�c': MAWA gallons per year (New/Rehabfiitated Landscapes) 214�822 Eatlmated Total Water Use alions er ear 214,106 � Special EWU by Hydrozone Irrigation Landscape Area zone ZONE Plant Factor Area s .ft. Efficien in Zone s .ft. ailons 1 -T�ees 0.5 1,833 0.9 0 31,158 2-Shrubs 0.3 3,881 0.7 0 50,892 3-Lawn 0.7 4,316 0.7 0 132,057 4-DG/Concrete* NA NA NA NA NA ETVUU 214,106 'Pervious and Non-Pervious Paving(per Landscape Ordinance are non-calc. areas). Certfied-Licensed Landscape Contractor-Stat of Califor 'a #133947 A, B, C-31, 27 8 HIC ValleyCrest Landscape Development, inc. �./� �, . Signature: �� Date: December 12, 2013 �� /3-� (�;,P��7Fi' , ��PR�1�.'�4. L�.��c.-:. w_.�. /��/ `��iid�,�:°i 'J��t: - � � �- - �; ..��r;►.�t� F°t 5r !`::��. �t;��. Eric Santos r �� Division Leader,hrigation and Water Marugemmt �� CLIA,CLWM,CGIA,CIC,CAIS,CIO#002701 AWWA Backflow Prevention Tester#6881 Val leYCrest AWWA Cross Connections Specialist M903 Skip Stevens V� eyCrest qWWpWaterConservationPractitioner#10198 Landscape Development AssiztantBranchManager Landscape Maintenance U.S.EPAWa[erSemePartner _ ___ ___ 7p39 Commerce Circle,Suite A 7039 Commerce Cirde,Suite B Plcasanton,CA��1�88 Pleasanton,CA 9�F588 �<<(:925.4o3.Q700 dinrt 925.924.t3926 te1:925.924.8900 fas:925.924.8993 mobile:925.52�.3645 ic11:9,SR0.2700 (ar:925.-Fb;S814 esantosQ��alleyvest.com sstecensQcalleycrest.mm t�w�v.vallevcrest.com wwo�.vallet'crest.ium Page 1 of 1 �T72-ao�3� �f'9 D 1�a.ol�33 �;:w?;-�_�1� '� .�Fi�i��i� E:�;�:��: _...ala'/.3�� ,.•r...;,�r e,�1'�:..� ' ' a.?��:i 0'1 r'l� LANDSCAPE WATER-EF �'��IST Conimu�iity Development Department 10300 Torre Avenue 408.777.3308/Fax 408.777.3333 Cupertino, CA 95014 �''" `J�i D planning�cuperGno.org CUPERTINO http://cupertino.org/plannin A licant Name: E ail: t ' Pro'ect Site Address: Phone: Total Landscape 2 L Landscape area: All the planting areas, turf areas, and water Area s uare feet : �O Q'J� "J� features in a landscape installation. The landscape area does not include foot�rinks of buildings or structures, sidewalks, /�" LG driveways,parking lots, decks,patios,gravel or stone walks, Turf Area: � 3!{G/ %r other pervious or non-per�ious hardscapes, anc� other non- irrigated areas designated for non-dee�eiopment (e.g., open �' ��i spaces and existing w�ldland vegetaEion). Non-Turf Plant Area: Turf: A ground cover surface consisting of non-native grass species that is customarily mow•ed. Annual bluegrass, Kentuck�° bluegrass, E�erennial ryegrass, red fescue, an�� taIl S ecial Landsca e Area: fescue are examples of cool-season turf grasses. Bermuda Water Feature Wet Surface Area: grass,kikuya grass,seashore paspaIam,St.Augustine grass, If>10%of landscaped area,water budget caku- zoysia grass,and buffalo grass are warm-season turf grasses. lation required�vith landscape project submittal. � See reverse side for other definitions. NOTE: If landscape area exceeds 2,500 sq.ft.,a landscape project submittal shall be required. If no landscaping is proposed,enter "0"above and proceed directly to the signature bIock at the bottom of this form. Landscape Parameter Requirements Project Compliance Turf Tatal turf area shall not exceed 25°k of the landscape ❑ Yes '�c> aCP.B,or 1,250 square feet,whichever is lesser in area. [!t tli� �\rl lc i f:tt it�je t�d��u�N i ii?n r�'c3 U u Pl� �t zth 1,�ti:isr.ap�e ��roj��ct sat>iisittaiJ ---•----_------_ ______.._..__....___---------•------------------ _ ___. _-----_._.�.._,.._--------�.._._ All portions of turf areas shaII be wider than eight(Sj feet. [�Yes _ _ . . Turf(if utilized)is limited to slopes not exceeding 15%. �y� / Non-Turf At least 80°,6 of non-turf area shall consist of native or ❑ Yes \o �G/ Iowwateruseplants. ��; ;rc�,tl':iEet hutl�;i°i idiii:la;ion re��utrr� c.itii I�iiiil,�ztE�� :n<ye:k suln�?ittall Hydrozones Plants with similar water needs shall be grouped within (�y� ] ,.;;, hydrozones. Each hydrozone shaU be controlled by a �t'1�,z,t;;,ji; t,,.�>r,,u},t.�� „-., separate valve. I�it>(r� 1�.!�.0�0(C ij Irrigation System Systems shall be designed and maintained to minimize Yes ❑ \c� water waste(e.g.,runoff,tow head drainage,overspray). Low-volume irrigation shall be utilized in non-turt areas. Irrigation shall oniy occur between the h.ours of 8:00 pm j!!n�,, t'r�>>iti,-��F�1an��tic��:c,n l�a�1:i and 10:00 am. Soil A minimum of eight(8}inches oEnon-compacted topsoil Yes ❑ \o shall be available in planted areas. j!t ��i+, 4'i ati id��t��}4Ednation�:�rt i:sr�!.' Soil amendments,such as compost or fertilizer,shall be r.,�es � �u appropriately added according to the soil conditions at � i the pruject site an�i based on what is appropriate for lhe ��t �� ,,,�„t��l�.,�,�E,fan,iti,�n<�ti ha:G.'; seIected plants. Muleh A minimum two(2)-inch layer of mulch shall be applied yes ❑ \c� on all exposed soil surfaces of planting areas,except in areas of direct seeding applicaHon(e.g.hydro-seed). �ti ��,� �'r��f�r��}�<<+ri::ti:�n .,r� I.�;j�.f.i I am aware of a��ailable informational resources regarding native and lo«r water use plants,irrigation ef6ciency,and other aspects of water-efficient landscaping. 1 certify that the information provided on this checklist is correct,and the installed landscape complies �Tith the requirements of Chapter 14.15.I also understand that.any changes to the projeff wIIl necessitate a new checklist. ,Q�12 /y/�z�13 Si nature of ro er �o�vner or authorized re resentative ' Date �.'ai��L��_si 1_�;��1s::a�,i D��el�,��iu:�it. I+�t ��, Page 1 of 2 ;�:;�, ' /� Co►��mrrc� Circle, Sui�e f� L�G . . , G Z� G31 � /G c,��,a.-.,:,�.... r,� ��cvc This checklist implements the requirements of Chapter 14.15,Landscape Ordinance,of the Cupertino Municipal Code. The responses provided will be evaluated to determine whether the proposed landscape is generally consistent with the ordinance's water-efficiency goals. Applicant Comments t,'�e a�ldihr�nal pn�i^r�1 ne�e.�arr Staff Evalnation Staff Comments � Approved � Not Approved ` / � � Iz � � ��3 Signature Date Select Definitions Hydrozone: A portion of the landscaped area l�aving ptants with siinilar water neects. A hydrozone may be irrigated or non-irrigated. Law-volume irrigation: The application of irrigation cwater through a system of tubing or lateral lines and low-volume emitters such as drip and bubblers. Certain rotary emitters designed for highiy efficient�•ater distribution,and situated to irrigate low waEer use pIants,may also be included in this definition at fhe discretion of the Planning Office. Low water use plan� A pIant species whose demonstrated water needs are compatible with local climate and soiI conditions sudl that regular supplemenEal irrigation is not required to sustain the plant after it has be- come establisheci. Any species classified as"very law water use" and°lo��water use"by WUCOLS,having a regionaIly adjusted plant factor of 0.0 through 0.3,shaIl be categoricaliy deemed a low water use plant. Native piant: A planE indigenous to a specific area of consideration. For the purpose of this division, the term wilI refer to plants indigenous to the coastai ranges of Central and Northern California,anc�more specifical- Iy to such plants that are suited to the ecalogy of the present ar historic natural community of the prajecE's vicinity. Special landscape area: An area of the Iandscape dedicated soleIy to edible plants,areas irrigated with re- cyded ti�ater,water features using recyded water and areas declicated to active pIay such as parks,sporE.s fieIds,goIf courses,and where turf provides a playing surface. Turf: A ground cover surface consisting of non-native grass species that is customarzly mowed. Annual blue- grass,Kenhicky bIuegrass,perenniai ryegrass,red fescue,and tall fescue are examples of cool-season turf grasses. Bermuda grass,kikuyu grass,seashore paspalunt,St. Avgustine grass,zoysia grass,and buffalo grass are warm-season turf grasses. Water feature: A landscape design element where open water performs an aestiletic or recreational function. Water features include ponds,fountains,waterfalls and artificial streams. Also includes spas and swim- ming pools that are ancillary to single-family,t�vo-family and multi-family residential uses. Wet surface area: The surface area of that portion of a��ater feature ehat functions to contain water,such as the water surf�ce of a swimming pool,spa,or garden pond. For a fountain or other feature�a�ith tlowing waEer, wet surface area shall be measured as a two dimensionat plane bounded hy the perimeter of the area where water has been designed to flow. �HEDGE ,. / E�-. . OS SIGN �� OCONCRETE PATH �� , ��T E E 1 �SIGN AND—� I T ASSOC. ELECTRICAL �` , � Pt;liN(.:R1[)r;f: ;�VEN�IE �-�e'� ��. •��(� 1 � . P , E . �UTIL . f—r—�p�UTIL IRRIGATION REMOVAL, � '`.�! � � SEE GEN. NOTES � , HEDGE � �IiGHT � „f/ `� ¢ OTR p STONE FINES AND EDGING p � l :-,� P HEDGE � �EDGING— � ; �� ,/�'� I�. OT E ! TREE UTIL TABLES W HEDGE � Q I� �T �. � ,'// � p HEDGE n I P TREE � I i;.: � �LIGHT ;'� �T TR �� , p TREE �r. f, , ��P'DRAIN � I i '� E . � p HEDGE �HED6E � p DRAIN I I TABLE AND GRILL '! OT . / OHEDGE I . ��;,; � O DRAIN dc ASSOCIATED PIPE � ^ fi � . �� LIGH7 . -� � � I �—O UTIL eHEDGE ODRAIN � � OIRRIGATION I ' VALVES /"-� ".=,_ O TREE ` � y� '�HEDGE ��- `�� I • „+ � %' p�,�XISTING SIDEWALK � ,�� _� � OTREE ,�„/ \ `T/' I `, j M1 OVAULT dc ASSOCIATED UTILITIES PERIMEfER FENC� /'� r Op NORTH OF THIS IOCATION I .- / (AT NEAREST POS1� � � l �IRRIGATION VALVES,TYP. OPETERIMETER FENCE T�S��TH�F TH�S > 'f / �OCATION TO REMAIN ��,�,�' r, .., �; . � � '. �' \ � � � ; � � ; � LEGEND ODEMOLISH dc REMOVE FROM SITE � RELOCATE PROTECT ELEMENT OTO REMAIN QTRANSPLANT SHRUB OTRANSPLANT TREE � � � CLEAR dc GRUB AREA ��_�_� TREE PROTECTION ZONE NOTES: 1. HFn�E HEIGHT: STORE HEDGE BY HEIGHT, AND FOR PLANTING, SELECT SIZES AS REQUIRED TO MEET CONSTANT TOP OF HEDGE ELEVATION. 2. WAT R: A)WATER ALL VEGETATION TO MAINTAIN VIGOR THROUGHOUT CONSTRUCTION, THROUGH SUBSTANTIAL COMPLEfiON, & HAND-OFF TO OWNER'S MAINTENANCE PERSONNEL. B) DURING ANY INTERRUPTION TO IRRIGATtON SERVICE, WATER ALL PLANTS SERVED BY IRRIGATION, INCLUDING ALL PLANTS IN AND OUTSIDE OF LIMIT OF WORK. 3. VERIFICATION: REVIEW ANY ELEMENTS NOT INDICATED IN DEMO PLAN W/ CLIENT & PROTECT, DEMOLISH, OR RELOCATE AS DIRECTED AT NO COST TO CLIENT. 4. EErlG1��: A) FENCE CONSTRUCTION AREA USiNG CHAIN-LINK FENCE. B) FENCE TREE PROTECTION AREA USING ORANGE CONSTRUCTION FENCING AND PROVIDE WEATHER-PROOF SIGNS: 'TREE PROTECTION AREA - NO STORAGE OR DISTURBANCE OF ROOT ZONE.' 5. EXISTING TOPSOIL: REMOVE AND SAIVAGE EXISTING TOPSOII IN WINDROWS LOWER THAN 3 FT. HT. PROVIDE TARP TO PROTECT EXISTING SURFACES FROM STAINING OR SOIL MIXING. 6. fRRIGATION SYSTEM: CAP IRRIGATION SYSTEM AT POINT(S) MUTUALLY APPROVED BY HAMPTONS MAINTENANCE PERSONNEL OR OWNER, AND REMOVE IRRIGATION SYSTEM WITHIN LIMIT OF WORK, EXTENDING TO EXISTING STREET CURB. SALVAGE EXISTING VALVES AND HEADS FOR INCORPORATION INTO RELOCATED/NEW SYSTEM. 7. IIGHTS: REMOVE LIGHTS AND ASSOCIATED ELECTRICAL, AND STORE FOR RELOCATION AND INCORPORATION INTO NEW WORK. 8. STORM DRAINAGE: PROTECT AND MAINTAIN EXISTING DRAINS AND ASSOCIATED STORM PIPING. NOTIFY LANDSCAPE ARCHITECT OF ANY DR,41N PIPE, PERFORATED PIPE, OR OTHER UNDERDRAINAGE ENCOUNTERED DURING DEMOLITION. 9. PROTECT AREAS WITHIN AND ADJACENT TO CONSTRUCTION FROM DAMAGE, STAINING, WATER INUNDATION, EROSION AND SEDIMENTATION. T72-�013-�j D t�—�ot3—33 D�R�CTOi�'S APPR��'eA�. D�TE: �.-/3-�3 .._ - Si+�-��1i��t�: �A , ... i'T' ! r�t�,�1 i^�t�. .�.r.� O _ � t��IVED DEC 13 2013 � �___�_ ---- °�j'• .� v m +Q lCXE:P�77d ��.. ��.�.�..��. AN�rr�Mora v�M bet�nA IMS unlw nobE oMwMe�. AN Mwrlorr M�II W v�riM1W m tlb Edar�RocMMrq w�ll�tlr work. OLIN�MN b�noWl�d in wrMkp d rry A�oapridss. Nry�rw MkabO m th4 Mrst m apprmAmsl��nd iMiuUrs aYy. an oocu►�rrts K.r�n �� o � 0 � O , & �o N O OLI N uwsure uecNirecTUrte�wo unswu ces�or VUBLIC LED6ER BUILDINO.SUITE 1723 1608W7M INDEPENDENCE M/LLl WEBT PHIUIDELPMUI,PA 1Y10! TELY15.M0.0030/FA%Y76.110.OW1 W W W.RIEOLINSNDIO.COM QIN PMTNERSHIP.LTD. NOT FOR CONSTRUCTION � � Campus Development �. Demolition and Tree Protection Plan PmMW Na dY 8uY O Nc�D7 1141 11/11/2013 1"=20'-0" ,«.,b. � L.1 00 RELOCATED GATE AND ASSOCIATED ELECTRICAL/SECURITY CONNECTION I RELOCATED SIGN WITH ASSOCIATED ELECTRICAL AND LIGHTING NEW SIDEWALK BY OTHERS NEW CURB& MEDIAN BY OTHERS EDGING AND STONE FINES TO MATCH EXISTING TRANSPLANTED TREE \ NEW TREES BY OTHERS EDGING AND STONE FINES TO MATCH EXISTING RELOCATED FENCE. PRIMED, 2 COATS, PA�NT TO BE DEiERMINED TIE FENCE INTO EXISTING REPLACE EXISTING HYPERICUM AND DIEfES WITH 5 GAL. RHAPHIOLEPIS INDICA'CLARA', 30"O.C.. USE 5 GAL. TRACHElOSPERMUM ASIATICUM 24"O.C. IN PLANTERS NARROWER THAN 6'. 1 i 1 site P�an �•-zo�-0- I I I � � i � i i , I I , r1� I I i I I I � + I i 1 I I I � I � I � i � I ��1 + , 11 � . � \ � 1 � � � �i •iu ':!@'!�!! �� ■■. �■n , �.■■� r ,.. ... �.., .■■. ■■■�1� u�-� :.�as � .uv / ■■n i�� q... , � i�ii�� ■ �� 1��1` ��s�/�� ...■� , .0 / � ::�� I N/ ■■n � �■■■ 1w i,i�ir / �.■. %/�� 'un� ;■.ir (::'r: u.■r ;;�s: I� I :::� ►I�i�� ■■■ ��lli /IUiu//� .� � f I "� il , , :� I � '� � � � I i� I � I � , I s � ' I § � ; � �1 � 'I � 1 "I �� I � �I f ;I . � : I � ; I � , • � � ' / ' I �Za ,__ � � ------ ` `NEW 15 GAL`LAURUS NOBILIS COLUMNAR,\ 36"O.C. NEW 5 GAL. RHAPHIOLEPIS INDICA'CLARA', 30"O.C.` � EXiSTING TREES TO REMAIN; \�� NEW SHRUB PIANTING TO BE STAGGERED � AS NEEDED TO AVOID TREES. � `�T.j. �.' :.d..:�:. _RELOCATED LIGHT&ASSOCIATED ;�. '- - ELECTRICAL(3 TOTAL) .�. NEW 5 GAL SHRUBS,30"O.C., RHAPHIOLEPIS INDICA'CLARA' NEW SOD IAWN, SOIL AND SUBGRADE TO MATCH EXISTING i .a, I i �� RELOCATED TABIES, NEW STA8ILIZED DG TO MATCH EXISTING. UTILIZE PLASTIC EDGING. �o \l �i'-- _. � KEEP'EXISTING SHRUB PIANTER - � ALONG TURF ARFA. REPLACE REDWOOD , - -_ � HEADER IF NEEDED. -- - _i'- / r--___(.._ _, _ _ � , °� ;;' ; �� ._, � -____/ i ; o � __� i�� i / ' ' _ EXISTING SHRUBS TO REMAIN �-;� �� CONCRETE SIDEWALK, FINISH PROFILE AND JOINTING TO �, MATCH EXISTING o �1 `� EXISTING TREES TO REMAIN �_� � `'r- ��--�_1 / r' ' _,_ �RELOCATED TABIE AND GRI�L, NEW STABILIZED � � �DG TO MATCH EXISTING. UTILIZE PLASTIC EDGING. �� '� O ` � `` �.� � �� ° EXISTING HEDGE TO REMAIN NEW 5 GAL. RAPHIOIEPIS INDICA'CL4RA'. �- -—_. --— __ 30"O.C. � I I ; ___ — -- J I �� - i i I I _. l , i--------______ � � LEGEND �� MATCH LINE PROPERTY LINE � � � EXTENT OF LANDSCAPE WORK 0 EXISTING TREE TO REMAIN + TRANSPLANTED TREE + TREE, BY OTHERS 4' HEDGE,LAURUS NOBILIS COLUMNAR � SHRUB PLANTING�RHAPHIOLEPIS INDICA'CLARA' C.'�� SOD LAWN GENERAL NOTES: 1. HF�GE SIZE AND SHAPING: SELECT HEDGE SIZES TO MAINTAIN LEVEL TOP OF HEDGE. SHEAR AS APPROVED BY CLIENT OR LANDSCAPE ARCHITECT TO ACHIEVE UNIFORM APPEARANCE. 2. MULCH: PROVIDE 3" MULCH AT ALL PLANTED AREAS OTHER THAN LAWN, INCLUDING BORDERING SHRUB AND HERBACEOUS PLANT BEDS. PROVIDE PRODUCT SAMPLE FOR APPROVAL PRIOR TO ORDER AND INSTALLATION. PROVIDE AN ORGANIC, SHREDDED HARDWOOD MULCH THAT IS SUITABLE AS A TOP DRESSING OF TREES AND SHRUBS. MULCH SHOULD BE FREE FROM DELETERIOUS OR POST CONSTRUCTION RECYCLED MATERIALS, NATURAL IN COLOR (NO DYES), AND SIZE RANGE SHOULD BE 3 INCH MAXIMUM AND 1/2 INCH MINIMUM. 3. PRE—CONSTRUCTION MEEfING: MEEf WITH CLIENT (HAMPTIONS PROPERTY) MAINTENANCE PERSONNEL AND OWNERS TO REVIEW CONSTRUCTION SCHEDULE AND EXISTING UTILITIES. 4. PLANTING SOIL: PROVIDE SANDY LOAM SAMPLE PRIOR TO INSTALLATION OR APPROVED SANDY LOAM, FREE OF WEEDS. PROVIDE SAMPLE TO CLIENT LAB FOR TESTING AND APPROVAL. AMEND AS REQUIRED TO MEET LAB RECOMMENDATIONS. MINIMUM 8" NON—COMPATCTED TOPSOIL TO BE USED. 5. USE OF EXISTING MATERIAL: INCORPORATE TRANSPlANTS OF EXISTING MATERIAL TO EXTENT POSSIBLE. NEW PUINTING QUANTITIES TBD TO FILL MASSING. PROVIDE INSTAL�ED UNIT PRICING AT TIME OF BID. 6. TREE STABILIZATION: PROVIDE STAKING, GUYING AND DEADMEN AS REQUIRED TO STABILIZE TRANSPLANTED TREES INCIUDING WIND THROW. 7. IAYOUT OF NEW AND RELOCATED TRANSPLANTED ELEMENTS: AS SOON AS POSSIBLE, PRIOR TO PLANTING TREES OR RELOCATING ELEMENTS FIELD—STAKE FOR CLIENT AND IANDSCAPE APPROVAL — THIS INCLUDES PLANTER EDGES, PATH, FENCE, GATE, HEDGES, STONE FINES SEATING AREAS AND NEW TREES — AND ADJUST LOCATIONS IF REQUIRED. 8. FENCE: STAKE NEW LAYOUT AND REVIEW PANEL SIZES WITH CLIENT TEAM PRIOR TO PROCEEDING WITH INSTALLATION. PROVIDE NEW FOOTINGS AND SLEEVE OR PROVIDE SISTER POST AS RE�UIRED TO MATCH EXISTING STRENGTH, AND TO MATCH EXISTING HEIGHT, MODULE AND STEPPING WITH GRADE. WELD IN FIELD, PREPARE AND PROVIDE PRIME, PROVIDE 2 COATS OF PAINT, TO MATCH EXISTING BRAND AND COLOR. 9. GATE: RELOCATE GATE OPENER AND GATE, SIM. TO FENCE. 10. ING: UTILIZE PLASTIC EDGING AROUND 860 AND PICNIC TABIE AREAS. 11.DECOMPOSED GRANITE: USE A STABILIZER ON DECOMPOSED GRANITE. PLAN 2 Tree Transplant Detail t/8"=t'-0" IRRIGATION NOTES: 1. PROVIDE NEW IRRIGATION SYSTEM FOR RELOCATED AND NEW PLANTING, AND TIE INTO EXISTING SYSTEM. MATCH COYERAGE AND SYSTEM COMPONENTS OF EXISTING, INCORPORATING SALVAGED EXISTING EOUIPMENT WHERE POSSIBLE AS APPROVED BY OWNER. 2. UTILIZE RAINBIRD SPRINKLER HEADS/NOZZLES. 3. USE 12" POP—UP SPRINKlERS IN ALL GROUND COVER BEDS. 4. UTILIZE POTABLE WATER FOR RE—IOCATED REDWOODS IF AVAILABLE. 5. INSTALL 4 BUBBLERS PER REDWOOD TREE. 6. INCLUDE A 90—DAY ESTABLISHMENT PERIOD FOR ALL NEW LANDSCAPE. 7. INCLUDE 1—YEAR WARRANTY ON ALL RE—LOCATED REDWOOD TREES. S. FOR MASS 5HRU8 PLANTING, INSTALL 1 RISER HEAD FOR EVERY 4 SHRUBS. FOR LINEAR HEDGES, INSTALL 1 RISER HEAD FOR EVERY TWO SHRUBS. 9. KEEP WATER OVER—SPRAY AWAY FROM THE WROUGHT IRON FENCE. tO.INSTALL DRAIN INSPECTION TUBES TO EACH REDWOOD TREE. ��_��3'� �r��.�ao13'33 A '��I��i�:��. �I"1��. �OC` � � ��r�.�T�;RR�: � � ��`Y ��1/ _. . i'i��. 0 10' 20' 40' � � � G General Notes Do no�swle drawings.Dlmansions gavem. All dimensions are in�eal anA inches unless noled olhervnse. All tlimensione shall be ven(ed on sib Oefore proceedirg wilh�he wa`k. OLIN shall be noHfieC in wnling of any Eiscrepancies. Any areas indicaleA on I�is sheel are approximale anC indicalive only. BID DOCUMENTS Key Plan � � � o � 0 � e 8 > 0 N O OLI N uwoswe�acnrrecruae�we unau�oeswM PUBLIC LEDOER BUILDIN0,9UITE 1129 160$OUTH INDEPENDENCE MI1LL VYEST PHIUIDELPHIti PA tY706 TEL 416.M0.0030/FAX 176.M0.0611 W MAAI.THEOLIN9TUD10.COM OLIN VMTNERBNIP,ITD. NOT FOR CONSTRUCTION Gienl Campus Development Site Plan: Materials, Planting &Layout P/oMtl No. D�Y Sub e A�M Ot 1141 11/11/2013 1"=20'-0" NumM Nw41on L100 00 RELOCATED GATE AND ASSOCIATED ELECTRICAL/ScCURITY CONNECT,ON I RELOCATEJ SIGN WITH ASSOCIATED ELECTRICAL AND LtGHT'NG N�w S�DEWALK BY OTHERS NE'N CURB & MECIAN BY OTHERS �TREE 5.1-132"BOX OT TREE 5.2-120"BOX EDGING AND STONE FIN�S TO MATCH EXISTING 0 ,.,., . '. .. ! `�1��. i T\TREE 5.3-'OS"BOX �� :, ... \ �.. �. �� i . � �6g 4. NEW TREES BY OTHERS �.: I _ I �T TREE 5.4-1C8"BOX � � :. .� . � � �l'� . �� . � �1'� . .�. � e-�a . Aa�. OT TREE 5.5-96" BOX a O TREE 5.6-120"BOX " i �`�� ; � �6 Bs EDGI�IG AND STONE FINES TO � �. MATCH EXISTING � • � f' i: 24 + i RELOCATED F�NCE, PRIMED, 2 CCATS, PAINT TO BE DETERMINED ' OTREE 5.7-108"BOX j ! : `} ,. ; + , i OT TREE 5.8-132"80X �; r '� v i say. � � .. , I ' . I .��.. ..'�, TIE FENCE INTO EXISTiNG ° '` ' ' S REPLACE EXISTING HYPERICUM AND DIETES WITN 5 GAL. RHAPNIOLEPIS INDICA 'CLARA', 30"O.C.. USE 5 GAL. TRACHELOSPERMUM ASIATICUM 24"O.C. IN PLANTERS NARROWER THAN 6' 1 � ; �• , ......._........ � , •.:J � �. . . . ��. .'.�. .... ��.. �.. � �. �. � . ��. .. -f f...;-.. ��. I i ;' ;, i , , 1.: : {: � i:.. i ' t' �:' . ; ; ° ' ' 1 �Site Plan 1'=20'-0" JCJ V.l.. � . NEW 5 GAL. RHAPNIOLEPIS INDICA 'CLARA', 30"O.C. � EXISTING TREES TO REMAIN; `� NEW SHRUB PLANTI�G TC 6E STAGGERED � PS NEEDED TO AVOID TREES. RELOCATED LIGHT&ASSCCIATED' -. ELECTRICAL(3 TOTAL) - NEW 5 GA�. SHRUBS, 30"O.C., RHAPHIOLEPIS INDICA 'CLARA' , �-NEW TAL�FESCUE SOD, 501�AND SUBGRADE TO MATCH EXISTING " RELOCATED TABLES, NEW STABILIZED DG TO MATCH EXISPNG UTILIZE PLAST�C EDGING- •o KEEP EXISTING SHRUB PLANTER ALONG TURF AREA. REPLACE REDWOOD ; HEADER IF NEEDED. _ �, , O :� ��r EXISTING SHRUBS TO REMAIN ,�>�"' _., CONCRETE SIDEWALK, FINISN - PROFILE AND JOINTING TO _ MATCH EXISTING •� o' , EXISTING TREES TO REMAIN `'RELOCATED TABIE AND GRiLL. NEW STnBi�iZED •::DG TO MATCH EXISTING. UTILIZE PLASTIC EQGING. � a _ . , ... .. , .. . . . • ; : _,. . .. � � .... .. . � °.� '. EXISTING HEDGE TO REMAIN _ _.. ..... .._ . NEW 5 GAL. RAPHIOLEPIS INDiCA 'CLARA', ..... . --__ ___ -30"O.C. € '_""... ' 7i2-�2.013- �9 i�I 12-�013-3 3 �.:�"�1!P r.'rf�r°+:'�` r.?�,^�/�.F _ � �i��.+./�v�� .:� � r �2 � :.�Clw . - - /3 /�' t�,,-;T:"; � ` -y .� .�.>>l:+i 4:+-�1+�t-�C° ...�.�•��.� J!� ..:��1�'Y �L��Z. I � LEGEND �°�� MATCH UNE PROPERTY L NE �� EXTENT OF LANDSCAPE WORK 0 EXISTING TREE TO REMAIN + TRANSPLANTED'R�E T + TREE, BY OTHERS 4' HEDGE, LAURUS N081LIS CO�UMNAR � SHRUB PLANTING, RHAPHIOLEPIS INDICA'CLARA' �.: TA�L FESCUE 500 LAWN GENERAL NOTES: 1. HEDGE SIZE AND SHAPING: SELECT HEDGE SIZES TO MAINTAIN LEVEL TOP OF HEDGE. SHEAR AS APFROVED BY CUENT OR LANCSCAPE ARCHITECT TO ACHIEVE UN�FORM APPEARANCE. 2 MULCH: PROVIDE 3" MULCH AT ALL PLANTED AREAS OTHER THAN LAWN, INCLUDING BORDERING SHRUB ANO HERBACEOUS PLANT BEDS. PROVIDE PRODUCT SAMPLE FOR APPROVAL PRIOR TO ORDER AND INSTALLATION. PROVIDE AN ORGANIC, SHREDDED HARDWC00 MULCH THAT IS SUITABLE AS A TOP DRtSSING OF TREES AND SHRUBS. MULCH SHOULD BE FREE FROM DELETERIOUS OR POST CONSTRUCTION RECYCLED MATER:ALS, NATJRAL IN COLOR (NO CYES), AND SIZE RANGE SHOULD BE 3 INCH MAXIMUM AND t/2 INCH MINIMUM. 3. PRE-CONSTRUCTION MEETING: MEET WITH CUENT (HA�IPTIONS PROPERTY) MAINTENANCE PERSONNEL AND OWNERS ?0 REVIEW CONSTRUCTION SCHEDULE AND EXISTING UTILITIES. 4. PLANTING SOIL: PROVIDE SANDY LOAM SAMPLE PRIOR TO INSTALLATION OR APPROVED SANOY LOAM, FREE CF WEEDS. PROVIDE SAMPLc TO CLIENT lAB FOR TESTING AND APPROVAL. AMEND AS REQUIRED TO MEET LAB RECOMMENDATIONS. MINIMUM 8" NON-COMPATCTED TOPSOIL TO BE USED. 5. USE OF EXISTING MATERIAL: INCORPORATE TRANSPLANTS OF EXISTING MATERIAL TO EXTENT POSSIBLE. NEW PLANTING OUANTITIES TBD TO FILL MASSING. PROVIDE INSTALLED UNIT PRICING AT TIME OF BID. 6. TREE STABILIZATION: PROVIDE STAKING, GUYING AND DE4DMEN AS REQUIRED TO STABILIZE TRANSPLANTED TREES INCLUDING WIND THROW. 7. LAYOUT OF NEW AND RELOCATED TRANSPLANTED ELEMENTS: AS SOON AS POSSIBLE, PRIOR TO PLANTING TREES OR RELOCATING ELEMENTS F�ELD-STAKE FOR CuENT ArdD LANDSCAPE APPROVAL - THIS INCLUDES PLANTER EDGES, PATH, FENCE, GATE, HEDGES, STONE FINES SEATING AREAS AND NEW TREES - AND ADJUST LOCATIONS IF REQUIRED. 8. FENC : STAKE NEW LAYOUT AND REVIEW PANEL SIZES WITH CLIENT TEAM PRIOR TO PROCEEDING WITH INSTALLATION. PROVIDE NEW FOOTINGS AND SLEEVE OR PROVIDE SISTER POST AS REQUIRED TO MATCH EXISTING STRENGTH, AND TO MATCH EXISTING HEIGHT, MODULE AND STEPPING WITH GRACE. WELD IN FIELD, PREPARE AND PROVIDE PRIME, PROV!DE 2 COATS OF PAINT, TO MATCH EXISTING BRAND AND COLOR. 9. GATE: RELOCATE GATE OPENER AND GATE, SIM. TO FENCE. 10.EDGING: UTILIZE PLASTIC EDGING AROUND BBQ AND PICNIC TABLE AREAS. 11.DECOMPOSED GRANITE: USE A STABILIZER 0� DECOMPOSED GRANITE. 12.I HAVE COMPLIED WITH THE CRITERIA OF THE WATER CONSERVATION IN LANDSCAPING ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN. � v�� C �.�J DEC 13 2013 --�-.�_ PIAN 2 I Tree Transplant Detail 1l8•=1'-0" IRRIGATION NOTES: i. PROVIDE NEW IRRIGATION SYSTEM FOR RELOCATED AND NEW PLANTING, AND TIE INTO EXISTING SYSTEM. MATCH COVERAGE AND SYSTEM COMPONENTS OF EX!STING, INCORPORATING SALVAGED EXISTING EQUIPMENT WHERE POSSIBLE AS APPROVED BY OWNER. 2. UTIUZE RAINBIRD SPRINK�ER HEADS/NOZZLES. 3. USE 12" POP-UP SPRINKLERS IN ALL GROUND COVER BEDS. 4. UTILIZE POTABLE WATER FOR RE-LOCATED REDWOODS IF AVAI LABLE. 5. INSTALL 4 BUBBLERS PER REDWOOD TREE. 6. INCLUDE A 90-DAY ESTABLISHMENT PERIOD FOR ALL NEW LANDSCAPE. 7. INCLUDE 1-YEAR WARRANTY ON ALL RE-LOCATED REDWOOD TREES. 8. FOR MASS SHRUB PLANTING, INSTALL 1 RISER HEAD FOR EVERY 4 SHRUBS. FOR LINEAR HEDGES, INSTALL 1 RISER HEAD FOR EVERY TWO SHRUBS. 9. KEEP WATER OVER-SPRAY AWAY FROM THE WROUGHT IRON FENCE. 10.INSTALL DRAIN INSPECTION TUBES TO EACH REDWOOD TREE. � � Appendix B Requirements 5ymbal C.�smmon I�tame : �otanicat Name Type ; �Cantainer Size " Area E��k Quantiry ritater.effic€er�tspecies tD Speciat Nates: (See Legend) Coast Redwood Sequo(a sempervlrens tree Varies N/A 8 Native Plant Transplanted existing trees-box s(ze ranges from 96inch to 132inch. (See Legend) Columnar Sweet Bay Laurus nobilis columnar shrub 15 gal 1,763 212 Low Water Use Plant Hedge-see general notes on plan. (See legend) Clara Indian Hawthorn Rhaphiolepis indica'Ga2' shrub 5 gal 2,057 370 Low Water Use Plant N/A (As Noted) Asian Star Jasmine Trachelospermum asiaticum groundcover 5 gal 61 18 Moderate Water Use Plant N/A (See Legend) Tall Fescue Festuca arundinacea perennial grass Roll 4,316 4,316 Turf Cool Season Grass 0 10' 20' 40' Gerie2l Notee Do not acak drawinqs.Dlmensions povem. All Oimensiona are in feet anA inc�es unless rwted otherwise. All Aimensions s�all be veMietl on sRe belae procee0irq wM the wark. O�IN s�all De noOfieA in wnti�q d any Ciscrepanpes. Any areas rtWicated on t�rs sneet are approximate and irMicatrve only DOCUMENTS Key Plan � � o l�J 0 8 � 0 8 8 8 8 g N O OLI N LAND3LAPE ARCNITELTURE AND URBAN DESIGN PUBUC LEDGER BUILDING,SUITE 1123 15050UTHINDEPENDENCE MALL WEST PHIUDELPMIA,PA 19108 TEL215.440.0030/FA%2tS.a40.00a1 W WN/.THEOUNSNDIO.COM OLIN PARTNEHSHIP,LTO. '�� m � / ,s � n or� �?� ��OF CAL�F� aienc Confidential PrqeiY Campus Development ne. Site Plan: Materials, Planting &Layout arq.a rb. ow sw.m aa�o, 1141 12/11/2013 1"=20'-0" M+nlar Rswrm L110 00 G ��'�D DEC 13 2013 :��'";____.._ �-�0/3- �9 �I�P-�o 13 - 33 ��`��'� ' �'i�'��t��, �,�i�: '� �- � `1 fi��L'r��'i,i R�' - • •�� /�• Ge�erai Nd.s 00�a swia erew��g..onre�sro�a go�er�. nu e�me�e�o�e ara��ree�a�e��nas��iess�dee dnarw+x. nn a�me�swr�s:non na b�i�ed o��a wb�s aa�ed��q wilh Ihe worN. OIIN shall be ndifed in wnlirg d any discrepencies. Any areas inEicaleE on I�is sheel are appoximab an0 ;�,��,�o�ty. BID DOCUMENTS Key Plen �� o � 0 F O > a a N O OLIN uMO�c�re u�c�rtECruRe�wo uRUw oesaM PUBLIC LEDOER BUILDIN6.SUITE 1129 750 90UTM INDEPENOENGE AULI WE9T PNIL�DELPMU�VA tY706 TELY13.M0.0090/FAXYI6.MO.OW1 W W W.THEOLINSTUDIO.CAM OLIN PARTNER6NIP,LTD. NOT FOR CONSTRUCTION ��, Projacl Campus Development TAb Elevation: from Wolfe Road � � Elevation-Proposed prqw rb. o.r ScaM�Mrl�D1 r=io�-0~ 1141 11/11/2013 1"=10'-0" N wumw A..sm o s� ,o� zo� (� L200 00 � .Ti2— a..o�3��1 iR�C/rt0��5 APP��- � — ✓-/3 aa�c: " Si��AT�I�s�: '�' _ � � - ,� , ��. ��i�. ��. � I Elevation-Existing ,•=,o�-0^ NEW STREET TREES BY OTHERS TED TREES 2EES FENCE PLANTING, L 1.00 2 Elevation- ,°=,o�a � =�.�,��.:.'�I VED j DEC � 3 2013 ! r.;. i . ____ o s ,o� 20� General Ndea Do rwt acale erawirgs.Dimensana govem. All Eimensiona are in feel and inchee unleas rwled dherwise. All dimMSwns shall be venfiBA on sile bebre proceeding wilh iM v.wk. aiN anan ce�onr�ea��w�r�9 a a�y a�a�,eae�bs. Any areas irWicated on Ihis sh8e1 are approxima4 arM irMica�ive only. BID DOCUMENTS Key Plan I �FP9 Q i � > 0 8 0 8 8 � 8 � � OLI N LANDlCAPE ARCNITECTURE AMD URlAN OED16N PUBLIC LEDOER BUILDIN6,SUITE 1129 150$OUTH INDEPENDENCE MILLL M1E3T PMIUDELPMUI,PA 7970E TEL215.110.0030/FA%21S.MO.OW1 NNY W.THEOLIN37IAIO.COM OLIN PM7NERSHIP,ITD. NOT FOR CONSTRUCTION cuem Prqecl Campus Development ,�. Elevation: from Hamptons prqee rio �r ScaY�Artli Dl 1141 11/11/2013 1"=10'-0" wm� ns.,..M L201 00 RE_GCATEp GA-E.uvJ ASSGCIATEG ._'�Ttl;,sl/S��I:R'T�CONNE�T!��i ?�LJCi�?EO S�GN+VI?H ASS'JC.IA'EL' E_.C*RI^_al a�l�LIG+�Ti•�: 1�;1 SICtt7.�41C g��'HERS �'�'E 5 :��,RG y '.1tilA!i B?' :i F!�i5 �DG tiG�N�;70Nc FI'yE:?J +�a?C�!Ex�STmG - TRaNSPCNI'ED TREE •'+E':�T?EES B'{OTH£R5 ..e,ne�r,c��?cHF�ai�s ro •.IA'Ct�Ei�lST;>;; I i� � _....�`� ( �. I ; -,..__..__ -- �i „ . . ;..A'.-.� , � i Ir� .�� y... � `i i ! , �_ � i - E ) �, —. ' �i i � ' , i : 1r,-��..` i F . � �� i ,� �ELO(:A`E.F='�C�.?RI61EU. r---�-� - - 2 CCATS, ?t tN7 Tp BE Cc EF�I.,yEp r - r ,�_. /� � •,l . .� � ' �_ Jr�--__ .. �.�-�"= f'�c�,ST.•.:f.H�•==�Li:`.1-1 ^ � aN:�^vE?=_>>T� G ;�l Ry.+P�;OL't%IS�^iDiC:A'Ctrita'. 3Q�:✓.C.. USE 5�zl � iRAC+-�EiCSP£RA!UN ASiAT:`CU!d�I 2�'J C. !^:P(pNTE�S{ 1;P.RROh'fR i!t;.N d'i� / i i ; 1 'L� ' . E s 1 . y, � f � I Site Plan . t'•20'-p- r,._. r.li:,,' � l ,� ,�', �� '- -- � _�� -- _:------ �'�' ' . ,••'-• � ... `'��_��. ' -- �- '�_.ti 7��a� �URUS NOE?1U5 C�LUAINAG, - �.- :� �E� �� o.,.. , � - -- "��N 5 Ct�. 4�:P++!"v;EP$1NCtCA'LLARA'. '0'0,^ � -��5�hG TRf=S Tp REA'sIN; N�h �H^nUn FL4NT�G Tti 8�STAGvrRE� .. .-. l ag*;EEGE�'0 4V0'D-R'c�5. �•. -+T. — ---R__C;CnIED '_GHT&ASSDCIA'�D ,+• EL=�iR+CAI (3 iGTQ_) Nf+h'S G.4. SMR'vBS, 3C"D�., r' Q�nPt!IOl_PIS :ND;CA'C�,:a2J� �' . . .....,.. .. . •.•.•:•�'•�:•.•' :�.•,.• " . ----__._ . 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CONSTRUCTION � � P.�. Campus Development '7 have complied with the criferia of ihe Water Conservallon in �' Landscaping Ordlnartce a�d applied them accordl�gly/or the efftcient use Site Plan: of water in the irrigation design plan." Materials, Planting 8�Layout ..�.., �� ..�c;�.��ne <�i+.��}�: E-�:�� t.�ir�ciscape evelopmcrrt, tiC , 1�a, �11/1112013 1°=20�-0°. �f�39 Commerce Circle,Suite A �"-40 —� N _ „ }_�,� P l�a s an ton,C A 9 4 S 8 8 0 ,o• 20� ao� � �L 1 0 0 0 0 �� ~�� RE��'ATED G+�TE 0.4D ASS�?�w�ED �:FCTRI�:u/S=CURTv CGNHE�TiCM ?ri4C.aiE6 S!Gh WIT!t ASS��WTEa F':_ct.TR1':Al Ni;i L'G�TIWG !�E:t'Slpe�YlA�(BY 0'MERS NEY�C�R3 k HE�Ia>J B"3"HERS E'JG;?r'G�h0 5?ONE^��`IE�TJ 'aF'CN Ex�at yG - T�aNSP;pt�'ED TREE uE'Y iREES B?'OTMERS cCG*iG�t�v STON��INE� '"v �aaTr.�+E�isrtic �F.l.•xa?ED FE�aC:. aa�uE[�. 2 Cv^kTS, Pe,�'+T i:, B�QE'EA'l�NED T:E rEq�_ir�tG Exisr�nc r �°'% 3� i �-?t 4C f�c:�T.Vf HYPER!rL:61 � f3 �r�D CET 5 vT�+5 G'l ;' R.��P�OL'?I�r103CA'GLARA'. � y i� '� ..^.. 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