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DIR-2013-27b
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 Developme Prepared by: George Schroeder,Associate Planner Date: January 29, 2014 Subject: Director's Minor Modification, DIR-2013-27, to a previously approved Architectural and Site Approval (ASA-2012-07) to modify the orientation of the rear loading dock and construct three new rear trash enclosures in a shopping center (Homestead Square), located at 20650 Homestead Road. 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 da s. DISCUSSION The applicant, Jeff Oparowski, representing the property owner, The Sobrato Organization, is requesting approval to modify the orientation of the rear loading dock as well as add an additional two trash enclosures (for three total) behind the future Ross store at 20650 Homestead Road, in the Homestead Square Shopping Center. A previous Architectural and Site Approval (ASA-2012-07) in 2012 included the approval of a loading dock oriented parallel to the future Ross store as well as a trash enclosure. Loading Dock The applicant is proposing to orient the loading dock at an angle in order to enhance maneuverability and reduce the amount of noise generated by delivery trucks. A split-face CMLJ wall will screen and buffer the loading dock. The City's Building Division and the Santa Clara County Fire Department reviewed the revised orientation and do not have any objections. T�•as1T Enclosures The three trash enclosures will service the MichaeYs (20640 Homestead Road), Ross (20650 Homestead Road), and FedEx Office (20660 Homestead Road) tenants, and have been designed in accordance with the City's Trash Enclosure Guidelines. No trash compactor is proposed for either of the tenants, but a condition requires that signage be posted informing employees to break down boxes prior to disposing them. The added trash enclosures will displace three parking stalls, but the shopping center will still DIR-2013-27 20650 Homestead Road Page 2 have a surplus of parking (52 stalls more than what is required). The City's Environmental Programs Division and Recology reviewed the trash enclosure location and design and do not have any objections. Noise Considerations A Noise Impact and Mitigation Study was conducted by professional acoustical engineer, Stan Shelly, to evaluate any potential noise impacts from the project and the proposed loading operations (see enclosure). Field noise measurements were taken from the adjoining residential development on Celeste Circle. In accordance with the Noise Ordinance, the maximum noise level for the project at the residential property line is 60 dBA. Deliveries and garbage pick-ups are allowed to briefly exceed this noise level given the nature of the activity. The noise study concluded that given the existing ambient noise level and the presence of an existing 7 to 9 foot tall sound wall, the loading areat is not anticipated generate significant noise impacts, and is within the allowable maximum allowed noise levels. Although none of the project's activities would be considered significant noise impacts, the following mitigation measures have been added as conditions of approval to further reduce noise impacts to the adjoining residential area: • Delivery trucks shall be turned off while unloading products at the loading dock • Encourage delivery companies to use smaller, quieter trucks with high quality mufflers. Public Review The site and elevation plans were circulated to the adjacent property owners for a two-week review period. During the public review period, staff received a few emails and telephone calls from the public expressing concerns on the location of the trash enclosures in proximity to the adjoining residential area and the potential noise and property value impacts. A property owner also suggested that gates be installed in the rear loading area, and that tenants institute measures to reduce waste. The location and design of the trash enclosures meet the City's requirements, as well as the requirements of the Santa Clara County Fire Department and Recology. In addition, no adverse noise impacts are anticipated with the modifications. However, conditions of approval have been added to require the property owner to address complaints in the event that they arise and reimburse the City u1 the event of additional Sheriff's enforcement time. Signage is also required to be installed to inform employees,patrons, and drivers of the noise sensitive area and the City's ordinance restrictions. ACTION The Director of Community Development deems the modification minor and approves the project with the following conditions of approval: 1. APPROVED EXHIBITS Approval is based on exhibits titled: "A Site Improvement Package for Homestead Square, Homestead Road & North De Anza Blvd., Cupertino, CA 95014," prepared by ArcTec, received DIR-2013-27 20650 Homestead Road Page 3 January 2, 2014, and consisting of nine sheets labeled A1.01, A1.03, A1.11, A3.01, A3.02, A1.50, L1.02, L3.02, and E1.3 except as may be amended by the conditions contained in this resolution. 2. BUILDING PERMITS The applicant shall consult with the City Building Division to obtain the necessary building permits for this project. 3. RESTRICTED DELIVERY AND PICKUP HOURS In accordance with the City's Community Noise Control Ordinance, vehicular deliveries and pickups are restricted between the hours of 8 pm and 8 am Monday through Friday and 6 pm and 9 am on Saturdays, Sundays, and holidays. 4. LAW ENFORCEMENT SUPPORT The shopping center property owner shall pay for any additional Sheriff enforcement time resulting from documented incidents in the shopping center loading area and rear alley at the City's contracted hourly rate with the Sheriff Department at the time of the incident. 5. PERMIT REVIEW/ADDITIONAL RESTRICTIONS If complaints have been received related to the tenant(s) under this permit, and the complaints were not addressed to the satisfaction of the Director of Community Development or Sheriff, then City has the ability to require additional measures as deemed necessary. 6. NOISE MITIGATION MEASURES The following operational mitigation measures are required in order to reduce individual noise event impacts to the adjoining residential area: a. Turn off delivery vehicle engines while unloading products at the loading docks. b. Encourage delivery companies to use smaller, quieter trucks with high quality mufflers. 7. LOADING AREA SIGNAGE (NOISE AND TRASH MANAGEMENT� Prior to final occupancy of tenant improvement permits, the property owner shall install signs in the rear loading area directing employees, patrons, and delivery drivers to be sensitive to nearby residents with their noise generation In addition to the noise signage, signage must be installed at the trash enclosures reminding employees to break down cardboard boxes before disposaL The wording and placement of the signs shall be reviewed and approved by Planning Division staff prior to issuance of tenant improvement permits. 8. FIRE SPRINKLERS FOR TRASH ENCLOSURES Per the Santa Clara County Fire Department, the trash enclosures must be protected by the fire sprinkler system serving the associated structures. 9. 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, DIR-2013-27 20650 Homestead Road Page 4 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 perxnit 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. T'he City may, in its sole discretion, elect to defend any such action with attomeys of its choice. 10. 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 modification is effective January 29, 2014. The fourteen calendar day appeal period will expire on February 12, 2014. Enclosure: Plan set Noise Impact and Mitigation Study dated January 6, 2014 CC: Kerry Cai,20681 Celeste Cir, Cupertino, CA 95014 Ed Wargo,20685 Celeste Cir, Cupertino, CA 95014 Stephen Chan,20656 Celeste Cir, Cupertino, CA 9501 G:\Planning\PDREPORT\DIRreports\2013\DIR-2013-27.doc Environmental Consulting Services 18488 Prospect Road—Suite 1, Saratoga, CA 95070 Phone: (408) 257-1045 stanshell99@toast.net FAX: (408) 257-7235 January 6, 2014 Mr. George Schroeder Associate Planner City of Cupertino Planning Division 10300 Torre Avenue Cupertino, CA 95014-3202 Re: Noise Impact and Mitigation Study for the Ross Retail Redevelopment Project, Homestead Square, Cupertino, Dear Mr. Schroeder, I have reviewed the acoustical aspects of the proposed Ross project design relative to City of Cupertino noise planning requirements. This report presents the results of the noise study,which includes on- site noise monitoring, evaluation of the noise sources and activities associated with the Ross Store project. This study evaluates the potential noise impacts on nearby sensitive receptors produced by Ross's installed equipment and operations, and recommends noise mitigation measures as needed to meet Ciry noise planning criteria and noise limits as needed. 1. Project Description [1] [2] The project site is the former TJ MAX building at Homestead Square on Homestead Road. The building is to be renovated to accommodate the new Ross Retail store. Parking for customers would be provided in existing parking lots adjacent to the building, which are shared by other shopping center tenants. There are vehicle entrances to the project site from Homestead Road and Franco Court. The project area is presently a mix of residential and commercial uses adjacent to the site. 2. Existing Setting Noise Sources in the Area The primary source of noise at the project site is traffic on Homestead Road, a multiple-lane arterial bounding the project on the north side, and also to a lesser extent traffic on De Anza Boulevard to the east. Typical vehicle passby noise levels are in the 55-65 dBA range at 50 feet. Trucks, buses, motorcycles, and poorly-mufFled vehicles produce peak levels 5 to 15 dBA higher on passby. Infrequent small aircraft overflights create noise incidents of 55-65 dBA. Other than normal sporadic noise from trash pickup, delivery trucks, and emergency vehicles, there are no other significant noise sources in the immediate project area. Sensitive Receptor Locations and Descriptions The closest sensitive receptor locations potentially affected by noise generated by the project include adjacent multiple-family residences on Franco Court, along the south boundary of the project. This study investigates the extent to which these adjacent residential receptors could be impacted by noise from on-site Ross retail store activities. The adjacent multi-family residential buildings on Franco Court are 60 feet south of the property line masonry wall (7 to 9 feet tall); the Ross building is 60 feet north of the property line wall. Other residential receptors in the area would have less project noise impacts because of significant additional distance and/or structural obstruction. D I��c�3 �-.�.7 ���2�C70R'S APPR V L dAT�: �— r'j-/ SIGN�iTIJH�: � C(� t1i�lTY a�V. DlR. Noise Impact and Mitigation Study- Ross Store at Homestead Square—Cupertino Page 2 of 5 Ambient Noise Levels Field noise measurements were made in the adjacent Franco Court receptor areas during the morning of December 11, 2012, with a CEL-440 Precision Noise Meter and Analyzer, calibrated with a B&K Model 4230 Sound Level Calibrator. The measurement locations were chosen to represent the nearest receptors, as described below: • Location 1 — near the northwest corner of the 20644-20651 building, Franco Court, adjacent to the project to the south • Location 2— adjacent to entrance of the 20653-20660 building, Franco Court Noise levels were measured and are reported using percentile noise descriptors as follows: Lgp (the background noise level exceeded 90 % of the time), L50 (the median noise level exceeded 50%of the time), L� (the peak level exceeded 1% of the time), and Leq (the average energy-equivalent noise level for the measurement period). Measured noise levels are presented in Exhibit 1 below. The DNL/Ldn noise levels were computed as the long-term average of the Leq using the daily traffic distribution in the area, with standard weighted penalties for the nighttime hours, and modeled with an enhanced version of the National Cooperative Highway Research Board traffic noise model [6]. EXHIBIT 1 EXISTING NOISE LEVELS (dBA) Ross Retail Store Residential Receptor Area—Cupertino Location �gp �5p �e �1 �dn 1. Northwest corner of 20644-20651 Franco Court 45 48 50 60 52 building 2. Entrance of the 20653-20660 Franco Court 45 46 49 59 51 building Noise levels in any urban location depend primarily upon the nearby traffic volume, its average speed, and the distance to the nearest lane of the dominant traffic flow. The receptor neighborhood traffic volumes and speeds are very low,with mostly resident vehicles coming and going to the units using the driveway. The area is shielded from the nearest heavy traffic arterials such as Homestead Road and De Anza Boulevard, although these vehicles can be heard sporadically and do set the background ambient noise levels. However, the monitored receptor locations are not significantly affected by traffic noise, and the Exhibit 1 noise levels indicate those relationships to local traffic. It should be noted that since the project building is now vacant and generates no customer traffic and has no equipment in operation, the adjacent receptor locations now have lower noise levels relative to when the building previously was in operation, as well as when the new tenant eventually occupies it. However, because of present remodeling work on the building, some low level noise from these activities was occurring during the monitoring period. Cupertino Noise Ordinance Limits[3] Section 10.48.040 of the Cupertino Noise Ordinance applies to this project, which limits noise during daytime hours(7 am to 8 pm)produced by commercial uses to 65 dBA at the property line, and to 55 dBA at night(8 pm to 7 am). In addition, brief daytime noise incidents are allowed at somewhat higher noise levels by Ordinance section 10.48.050. For example, noise incidents that last less than 15 minutes during any two hour period are allowed to be 5 dB higher than the general limits. Note that municipal noise ordinances do not apply to vehicular noise sources. Environmental Consulting Services * * * Saratoga Noise Impact and Mitigation Study-Ross Store at Homestead Square—Cupertino Page 3 of 5 Cupertino Noise Planning Guidelines Exhibit 2 presents general noise planning guidelines adopted in the Cupertino Noise Element(5], which relate to recommended long-term noise levels for various types of community land uses. EXHIBIT 2 Cupertino Noise Planning Guidelines [5]—Ldn (dBA) Land Use "Normally Acceptable" Noise Level Single-family Residential 60 Multiple-family Residential, Motels, Hotels 65 Schools, Libraries, Museums, Hospitals, 70 Churches, Neighborhood parks, Playgrounds Commercial, Office, Business, and 70 Professional buildings Industrial, Manufacturing, and Utilities 75 3. Potential Project Noise Impacts Ross Operations [2] Cusfomer Traffic Planned Ross retail store operating hours are 9 am to 9 pm daily. Normal store operations are not expected to cause any significant noise impacts at nearby receptor areas, since they involve primarily customer vehicles coming and going from the parking lots on the north side of the building. Customer trips using the parking lots in front of the Ross store would generate very low noise levels and would be at a significant distance from the residences, and consequently the generated parking lot noise would be near ambient noise levels at any of the receptor locations. The masonry walls separating the parking lot and the residences would help reduce any significant noise levels from this source. These customer trips would be much less noticeable than vehicle trips in the alley that are described in the previous section. Rooftop equipment operations and associated activities in the alley behind the building are the key potential impact noise sources, and these activities are discussed in the following sections. Rooftop Sfationary Equipment Noise(4] A total of seven HVAC units will be installed on the roof of the Ross store. A list of these items, and their noise levels, from information extracted from vendor specs and converted to a standardized form at 25 feet, are shown in Exhibit 3 [4]. Evaluating worst-case conditions involved first modeling the noise path from each item from its roof location to the nearest receptor units and determining the associated receptor noise level. Then the noise levels from all equipment items operating together were combined for the nearest residential units on Franco Court adjacent to the store. Note that this is the worst-case condition; in normal operation, many HVAC units are intermittent and all generally would not be operating at the same time, and most will only operate during normal business hours. Worst-case noise modeling indicates that even if all items operated during evening hours they would produce noise levels less than the nighttime City noise ordinance limit of 55 dBA. Worse-case equipment noise levels in the Franco Court area would be 50-53 dBA. It should be noted that, because of the low ambient noise levels in these neighborhoods, the equipment noise may sometimes be audible somewhat above existing ambient levels, but below both daytime and evening City noise ordinance limits. Environmental Consulting Services * * * Saratoga Noise Impact and Mitigation Study- Ross Store at Homestead Square—Cupertino Page 4 of 5 EXHIBIT 3 Ross retail store Exterior Equipment—Cupertino [4] Equipment Noise level-25 feet RTU-1 57 RTU-2 50 RTU-3 61 RTU-4 57 RTU-5 61 RTU-6 69 RTU-7 69 Loading Dock Activities and Alley Tra�c(2] Product delivery trucks by 4-6 vendors will use the loading dock in the alley behind the store. Deliveries are expected by each vendor 2-3 times a week between 10:00 am and 4:00 pm. The existing masonry wall, with an effective height of 7-9 feet along its length will reduce vehicle noise in the alley by 5-6 dBA for third story units and 8-9 dBA for second floor units. Each truck or van operation around the loading dock could generate a minute or two of engine noise for each arriving and leaving trip, generating sporadic noise levels of 60 to 75 dBA at the adjacent residential properties, depending on their location. These truck noise levels are similar to the noise levels generated by residentl vehicles coming and going in the driveway adjacent to the units. The delivery vehicle engines would be turned off during unloading operations, and noise levels would not be noticeable during the unloading time. Large trash collection trucks will pick up trash from trash bins several mornings a week. Each of these trips could create noise levels of 70 to 75 dBA on adjacent properties for several minutes while containers are emptied. 4. Recommended Noise Mitigation Measures Although none of the project operational activities would be considered significant impacts or exceed the Cupertino noise planning standards, the following mitigation measures are suggested to reduce individual noise event impacts in nearby receptor areas. Operational Project Noise Mitigation Measures • Turn off delivery vehicle engines while unloading products at the loading docks. • Encourage deliveries as much as possible using smaller, quieter trucks with high quality mufflers. 5. Conclusions Vehicle noise levels will continue to be the dominant noise source in the project area in the foreseeable future. The commercial activities associated with the Ross retail store, with the recommended mitigation measures, would not cause significant noise impacts at nearby residential receptors. 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BJiB 0161 WiPALLI� ��.;��� 8l6fiMCE 16Bt W SINICIUML :.r':,�,'.:;e r'.' , �ll� 4�.Si'. ��'ii:..<?i,: iy.r '.�Y{'.'�: Ay�.. ��' `Sff SIRICCNYL OMWG Pai�MO %r'+.' / FHiqCHBJf ff OR4ElE f0011f3 TRASH ENCLOSURE WALL 14 � ,�. 1 Yt�fi�SI��]OIi 9�M�D ro rw�►�wwr iu wxH rarca+r w�u �K��x��� 119X'AT YD FHli�6 4 IBGE BOTtt11 IML 6 Y�pM ��� cxE ear wm�s�ew�s �Y1x212xY�M4EM9�fY0E fiiW�,IlL fM� a�r um avi�na am �re�cs�h N+�W sro eo ———— �.�' : �{J N8D RI,W�B CFIMlfl MO Ca11E '.��:.y, fiiME�IfCf R71 filOE MH�R. ———— .`u r <:=S;;r. C6 x Rl SI�OMNQ�h 10 w�u rmi w r,e�oM re�snns lzSaS$IJfFICfCM4 �SfR OIRR� ILiHiM1E lDGlpi OF QU wvl6tow assl TRASH ENCL. GATE JAMB 15 � �,�. Y SI�pMMfl 'A QA CaALV.SI��.7QG 4 1S 106T ff1Q0 91�IIiiE GI17E fiNlif 81��1iG GAff 1 YI X 1�2'ltff SI�SfiiB61 AT 7CP,BDT10M MD fiAlE►O POHf OOG BI'R 169i TO SIIL a�os cvc s�ss r'n�ro a� r:t.;�:,1±y..;j:.y:l'.`f��:SiYi '-w��':^`-°:U''.'�i'l��'•k`1�.�;. '�4.y1.•.>:1��:�r�!���.f�y::1�i '��'? .�"�Ci;/y"::Y.. i F'{L'4;A�r s�F TRASH ENCLOSURE GATE 16 � �._,�. a � ---�--1rr��----r--- e tu m a�rse�lnau tw�sl e cu xi n�Ie.xur0 � /� / \ �� / � � � � � � � � \ 1 \ l \ I \ / \ I \ l \ I \ l \ I 1 / � \ I \ ! \I 1/ � \/ \/ Rw 0 -z------- , � � I � I I I ——J 00[IEIE B]ABQ P!0 BH:IRd�L�NICFRfM 0 v ���:. f■! TRASH ENCLOSIJRE PLAN 10 � ,�-,� yf M rn. W c+� IYP. �,� oau c� a��e r►�4 r � t Ml R76181nff AMMG NO(i11E ��roff����. a�wr�1 Mo w►rtn x�u rosis rooF mwn no o�h ��m srnc wam rn d � � ,2-0' --i---IITfC---�'--- e va rn wre�e+Vrati m�eH e ou�n wreie�Iecrwr� \ �� / \ �� / � � � � � � � � \ I � / \ I \ l \ I \ l \ I \ l \ I \ / � \ I \ ! \� \l � \I \l Qw 0 � � � :� �"" a� NC1klE SIIB96 P14�GL Oi11Ni8 Fpi 4C10F3S iB�Oi?G ����. ������M��Q�� fiW�PIO��0�i R6�Plpf R6l � Bl IYP. ����,-� A R C T E C �.��TM�s r�cHrt�cruwu�c►n+o�o�ia ����. www.arccecinc.com Aruuna —— ——— ———— — ue aF roac�eo+e nr �, �.�� 6 Ql YR GLP81@I�NO±11R�� 6 Cll 14 Gl�P8161 TIP. P l02.9573355 F 602.953.I9l6 Calffania \ I� / � � �(iM.�19E F16 Ln Jme,GlHomi�95117 \ / � / \ `� I P�OC.N6.OE76 F�06.1%.1121 � � � i � s.�..v�^+rr�r++Wr \ � 1 1 rwr�yirww�..�.r���'..w�.�`�r.a�'�",vc � I 1 / � `�` � a�rt�aocnthaoaw�us M�=��w�:::� �� �� � �:.::r�..:w�::"`�o":: \ // I � /Cn 1YCi+Y�iaMl�1~1�N � ` ��ii M YrA`�/1/11w�ACIC.IYC 16 � r I _..�........,...r......... � � �� ww.rw+��+r�r�w�+r r��rorr..-r�iw�r���cic �� � ..�...,�....y«...�...... � � % — — — %///////.r%//////////i �%//////i!Ui•. - - i��'�il �I��ri ���Ij - � u u u TRASH ENCLOSURE FRONT ELEVATION 11 � �.-,�. TRASH ENCLOSURE REAR ELEVATION 12 �,F ,�-,� �M 81� AB{IYP. w�r n��i T PNilfll TR. MlA9�TP. 9M1 ffJViIG R fi�1E 1YP. i�!O Sf� fH@i I,PII1f 18f, AlE WRi UG�15 PYV11� Y 9KL ffNlG H1fT rs c�,wr�iw UILV.SI��C �av�►e� B�L 1Y4. � > m W � N � � Q a> � _ � Y � � U � a y Z� .r Q °i�o c � Q �°�n �� o � �U � y o � n W `a �.�. C tn't.�+ N � N � � O. ¢ = x°U SOBRATO DATE DESCRIPiION 0329.12 501 PilOGR6S5Ef 01.90.72 901c PROGPBSSET 08.0/.12 PEHMIT SIbMTTAI 0l21.12 %ANp1�KNE5PoN5E 1120.1P PUNp16KRE5PON5E 01.02.13 ONTIFA REV6qN5 M.06.13 PIAN p16K RESPONSE 05.10.13 OVMER flEVGp16 OB.OE.13 SITE LIGH�NG NENSqNS �OE.1D.13 POSS SITE FEVLSqHS 102Y.13 RANpI�KRESPONSE E�,5E0 MCN�� .�.� �'�4��'i ?� � *�DP.U 7L-D * �y �212� � �'�,���d� TRASH ENCLOSURE PLANS AND DETAILS A1.11 PROJECT N0: 102708.10 J 0 0 000 0 ��� o0 000 000 0 00 00 �� 0 0 0 ° 0 0_ °�,!�:= ` � -:� . v v �p �_�_-----_ � o ,.;�-r:• ,�. , ... O O 4`O� �� 4 O �� O - � � � � � ...a / � -��� � +� � O 00 O O � W�l1�II�CS, ��...s�� � � �`�� �O O O O � ! d� � � � � ..:a- ,.:a �• `0 � �� �Q �s�•a�iw���,s 4�r���erm�i�s�ru�6�a��� : .�:,, .���.�� � � � �,.ar�o.�..���� � � _— ;, .c . O;� 4 �� ���� � --- � ! -=---� �► �� __ `� _ ' � _-__ __-- -=_;;:: " �:,�: � �. ��:������-_:_ v =___��,��,����.=-_ .��,�,_.w.�.,�..a.�_ -.,�...�.�'�------�..�.�.,�,- '�� � ====_=__=_==_==__=_====_===-=�=== =�====� � � _ =� ■� '0���- -_� � -= , . . : : _ �_ T. � - - - - - - - =- _- - - - - - - - -- - - - - _ - - -� - - _ _ - - -----_ _ __ --- -- -- -- -- - -==�- -- --�---- - == --=- -=_ �.:, �`- .� ■,....■� .�. ,� - - _ _�� �e� � ��. .��� � 4 � -- �" p�p'p � -= o -=� 0+13 p = ' 4� � �_ � f =�___�� � === �� 0 ' --= �..�J, �II--I I�Q�.�� .== �� -= O�' O�:iiii.iii � ---�— ---- k���.����kn�0 =, O�1 � -,� ��:�;��,.; ,.:,• , . v - -. =� E( - � _ I ■�■■I Il, =- fMll���� - � � —�����AN�„ � �o=- �:� .— ■■■�:—_�,� � -��.�I . .. �I � r — — ��- : � __.... --.. . . �.�.� �.. .� '__ _ ����� _ _ -� — — � t � '� � —_ ____— � � � � �_�_ � ■■■■�' �_� �.� � �•_-� -- _ — ����� ����� � _ � 'i. • � _=�11 �_ _- � _ -��— __ "__— — ; -� � . --'�, � � � � � � .' `'O O O . O O O 4 O 40 O O O _ r 00 00 Op 4 � 00 O 0 04 � 0 � O � O � O ' ;., . , �.: � ,.. �.. ,. . �. .,�.�.,- � � � • . 00 0 0 0 0 0 0 000 0 0 0 —ee -------------- -- KEY NOTES RETAIL BUILDINGS 4 AND 5 SOUTH ELEVATION ,� „�Y 18 ��._,�. 1 QFM fiA�&T N M!"�NUNIA SIl7BiOff x oasn�sro�aHr ro rerw 1 3 25 26 27 ' "�"`�-��`"'°� g���,� �, s ���� I I 9 6 B I I 6 CpiiC£MM RAS19i RBi NO IET�I 0�74 PN11� � � � � ' I I I I I T �Y,�� IETK�lRt'4 S O RBC/1bT OONCiEIE GP . C 5 E 8 B IETII 9�lOii t . � O9 IXIBD F761lG aWi Hi 7lfOlAil fQY Op1SIH.L701 ` 9A . , G B �i._�-;-=-'--':=._ - � ._ OD ll�SI�OOL�M�1 C1LVM�MD PNA� - - _ _ ..� S a g���� �E BU!!G Kl 6 M I N p WOCO MF19i TIL NIIFI 1Ef�L dP�PNA� �eo�tW o�sue � � O o�IrG DOOA MD�wE ro ff aem� �rK a�nrc� � O A ///��� � t%)iBiWf 3�MML£NC Ffi7�9QD HlX70G N WNL AS fg7.iH7 £ x � �J Novn raa,r�ni w�sre��ai rw� 4 g������ � v a�e�nw�curaex��ario�+a�aff oErK r'an k O���r1��� Hil1G!G 5 i � �K�� �----------------------------� ������ RETAIL BUILDING 4 WEST ELEVATION WING WALL ELVATION 0�'��°"A'� 19 � ,�a.-� 15 � ,�_,� ���� �WNL M�M�fX�l7iff�(�7C1 fl���JI�lIM�CN�Mi PI�MT SIdF6�!D l[i(f(i(RIf Rii lFfl ATfIO�B(f 27 26 25 �� � ���������� \`J \`/ O it���K�H..�$�H}�S����a� i � �� 1 I i i 3 IOIIAW�ETPL OOCA MD fR�AE PIWI�N 1MTW I�YYHIf H191 II 8 B O AETK IMOgYFi�7�1 Si�BCi�I 11815 I I I . . �.. . � 7fP 6 PIA�fET�i78d h �� O RLL 10 D�YIPHf AT FMf�pfH FETK�IAG� S � � M�RI/ff SI�ff/1A-Ca/LVIl�MD PINI� � � � � �F ►F 7B FxlHt±l 0�C7E7E WVIOMAY,�INOB(',ME RYWRC�N 91E IHU6iB/f:ET fOi�TNS .;�i� 6 lETKBUAG� � � - �._� I I O�RCl11EGR.R�L�iM�E QIFUMI ffMt�SIRCf1.Rrl 6MIMii6 KR� _ E J _ O CpCiEiE RNM MfM lDW MNL�AM ffll�l RIM9i MD WIiEIE WMP. � � IBO�E T(P CF 3I8 l N fET�L�lf}1i 4 O RB 0�1lG YMLL A4!6]i�70 IiCHYE A!EW PMIf FlBi � b O fE1SfPl1 D�'I!G MUl1 LUIIlI�IXiif R(R/ES � O N t g � 3t �1C JONf tl0+6i � � 5 � � 9RR6i CPBfCa M:MP 7CP NO�&ff Q�91G rAll1 ibCRIG OO RA41:'MD OQNI@�IG IB04E IUCF I�B6MlE AT�1W1. � � / B j--f`Y O oONIHAIS MSIH±6v� � p ?S O AEfK ICLESS Oa.il N IM RMAE.PNJI� d �� � IETK 91I1[i 4 O AETIL IL%N64 PMA� # RETAIL BUILDING 4 � �����µ� � EAST ELEVATION BUILDING 4 EAST BUILDING 4 - PARTIAL EAST " g""�"`".�`�`"`°°"�°"T,°""� 20 � ,�=r� 21 �,�=1� 16 �,�=T-� � ���.�,�,��,�� � � O er�ecu�ro,v�wr� �: � � a 0 E a� � � � � M 3ilf FICE hU YIMI C� � �5 ►ErK I�rw►�G a�M a� u- O � b 000c wm p� OC p �� _ � � � � ���� �� Q � p ����� m � n = � m nax a.pe+ � :� 2 LEGEND � y o.� C� C� �,,,��,���„� �, °a N� C� � �U � FXIH�C&Blf MSI��l F#E SNO HMT 7E%�NRH PNJf 00.�i�i A�A1 l�0 c y � � � N � _ O �� cu�w aua+G�s$r�me rz�+sss � Q cc a Z' N U GENERAL NOTES � �����,��������„� SOBRATO a �,��,����►��„�,��� C RWf ML RA9N'TO MATCN fD,MCBdf COLOR a .rart c�uws m ff Ma�oaaa ro►Nra eavte�r� FINISH LEGEND oA� DESCRIPTION �Cfl m r�eun�c�tanA sr►f�PS wHH�n+rtcis�++aa mon ro aeawg o��are�vs �.2a.,z soz mocn�ss s�T wr�u mrns rmr ro n+s eaac a.w.i s 9076 Mi0GRE5S SEf 06.11.12 PEHIAT SUBMR�L A 98YM Mt1YV�6 9A8�7NVAp MHIP 0821.12 PLAN CIECK RESPONSE m71.08.12 PLANCIEp(RESPONSE B p1N�Nl��f2 9►Ca�LQY TMli 01.02.13 PARA7ET WAl1 BRACE RE�ASI�N C 0.N1�MAf��1�41Xi! 062d.13 PARAPE7 WI�LL BRACE REV610N p g��������, 07.10.13 BLDG.5 fFCRDE RENSION �08.26,73 BLDG.S TENANT REVISIONS E 86YR1 MUYA6 SN86B S/MIXbT F Sf6M1 MllYA6 9WAID$ICX FmC G Plii/Sf OU�7E W�IS OCIOG RM�IHi BBP H 96YiN Ml1YA8 901D OU17i SfM!9Y,DI6 HE OOF b,�SED ARCy�r ��,���Fn. J 86iM M1YM6 SWRIb VOrEVi'ICttOi lb M47CH MV6 FEW�61i K MU�PU.M4M Sf66:LM[MM� *�D�.fFSF9 * l SfHMN MUYA6 9A616 fHA7�IQYIP �'j. �2i� < M �if I�C£BY OCfC�M00 SR'!E f:l00ULi5 9ni'¢�F� A16Yff 11[]Pfffi 1�C Mec�r:E FO�ans 1 Soiw�Noor � ��v�m+�.ar e�-xea iss��uzsr t�oe �� �������� REfAIL BUILDIN6S 4 AND 5 EXTERIOR ELEVATIONS P QUE�ifllY&f�OS M PIiUl�C15'fK 6Do-�P COIDR I#6 300 ,���,��,U,������ ses�h ro��si.aon+�ro uEan��,wwc�; I`1a7.0 1 90lHCE M Rb0UC7S ATTBAqk IA�BOUKk RI01� 1-lOD-�IE2�t BYML AB0111W11�OlX.'IS(JQd PRQIECT N0: 1027Q8.14 J BLDG 5 EAST ELEVATION 17 �,�_,�. Pi�„�:����"�`� � ���������� �P��� r �� G.�,f�: �_ Slt�t�r�l�\{�..• f� ca �r���r� ���. ���. � � � 8 00 • 0 v o �v ����� �.�.��_ o�.�- � � � � =- _— —�I�. �.� - =--���.z.�.� -- YY��=� � -_� 0���-_.� � R S T ,r0 � I rOX/ �K� �n� . . . . . . .. . . .�� . .. ..-----�--'---- �- - � - � I � �:`SIGNAGE ,��:'. ' �:�..; ;�� � � � � 0 0 � 00 ����� � ! � r � � ..ull n n � n ' � - " '� � , � � . , / ' ,,, . �� ► � �rir. L N � `l � 1+A `l � � M � M M � F y 0-Q� P!@.957~2355 F 6DS.%�%B fETIL9�lfl+! IETAl9tllti� L L L CaIllOfllla RETAIL SHOPS NORTH ELEVATION RETAII SHOPS SOUTH ELEVATION �"°�`'�"'°""'°�"' V�OR.1%.0576 F�0l.1%.1121 13 �1�=f-0' � 9CiVE lA1'=.-0' TM�ir���i.w'..."�..":'r.r~ic ,�,�,��.....,r.,,....._ �,�,�....,.....�..�.�_. ..,..,......,�...�.,...� 4 6 8 1� f � � � I /-� � I � . � �::�.� � � I r'l�) I � ��� �� � � M�-� _____________________ ;�� =� -=01'0 _ _ _ �' � � �- � �- O -- �O — -�1���___ ___ �1 = __�� =_== .�_..�� _== `� � � x� � �,�/�� IETIL 9�f1C� � N \/ RETAIL SHOPS WEST ELEVATION 14 �,�.f� [� m FEATURE WALL ELEVATION 15 �,�_,� 15 16 17 I e B I I lOP OF GP�i�B0�0/� _ fETIL Bi�lG 5 18 19 I I I I ��. '�� �.. . . � � � .�J�. ,, . 0 .. .�. �. .. � �.. ',. . A . . � . N� � O RETAIL BUILDING 5 FEATURE WALL ELEVATION 11 ��._,�. K a J I 5 H 8 � r N ( �� � � ��� REAR TOWER ELEVATION 16 ��._,�. ` Q = �.� ...; ,. � �i :, . .,. : 20 21 22 I I I 2 4 25 I I I I I I � ^ /N �,�� �__J KEY NOTES ALL APRY � (t)�bW(��B�TNMI�NWWSf�Jf X U��,�� OIETK GK7Y-Sff 9gT A7@ O9�IAA7�Slt]f�B�i g���� 8 CQ►CE YIM RA61Hi H6i MO AE'UL CtflCa PMA� � a�r nF aoowG a ��� 9 IXIB�O F�'Rlf�pW!F�E 1FfplAillEW C06fR1Clla! n neE s�cau�r�wv�Mn rw�r� 0���.� p IMt7m FMFI@i T�L NOFi AEUL GP,PNII� fl DC41►C DOOR MO H1�6E N ff P�IfI� M 1BYNf$iWF,WC.F7���lD gOClOG N WNL AS� ORYM NiH IMIH R/6'161 RBl PAHI� g������ A 0�9FiUM�CUfpf01 C8A61�Qlf6E(X10N OCUMI Sff�fIL i�� Oll�E ff RMNR f40E NUU1 g����� an o�aE Roo Mo aas 0/���� �MNLL�qlM�FXI�IYiif�E P6�TO flEG DM�S�/l�l[ilf H(IIiE Pl�Ml�MT 510FS�!D IYilf fD(IUE FOH IA�fl ATIIQUBlf 2a wr+r c�s►�rwc io wna�nrcart wau r� 0 g��K���r���� g��K�������,��, ffi LEfAL III�('/VE$'l�i�I lfHlb OR�70 DOlYilf AT FICf CF WB g������,��� ?➢ IX16OI OUC3ElE YINIGWY��lAl�'NE 6NIMC£N$IE�i1Ui9Blf 9ET Pal�TMS OAfO11�RiML��(ill-I�AI ffiVR Sff 61RFIlWL OMMpCS R73� �I CRiiEfE RMH MIIH lDN 1WHL�AW�1M�1 RN119i NO OpK7ilE RMP. Y fP�O6'RCa MNl AS iB�iH170 F�HYE A IEYI PMR A61 � FE-pbTM1 E77�11lC YdQ1 IUUR�lX'iff fi(lll�5 a� sBq�c�orR oo+a+ � 8CAA91 p81Y'a NR�P TCP MO�S Ci Cf8l�MIIFi F�6i� ORl1BfG NO�l.MBR/l4f�G IBUE IOCf IB�HMIE AT S�WL 1 3�)OOiINAl6 PlA41Hi BAln � � �G �,�,IETK/0C�OOOi N IM RMAE.P/M� v OAEfAL l.qA6$Pvf1t� Op STMOC gMl AEf/t fn6iG � �..��.��,K�,� a Ku o�nc cteaas wn+au ro w�ra oasn�c ONE BOUIiq Pl�!!f A6fl � M 9Uf NCf QU YIfLL 6 1EfK RE fYlNf'a PNrt R6H � �� � p OOOt3�t e �tn�a��n 000R vMrt� � ����� BD OOCX 9JIB1 =::,:.�:����� Yr��IY�M�Mir�wlrrYl�b `rEw1�GIC�Y�ll���ll/�1� M Ir�'w1 W Y��/C 1BG MS 16 2 7 .....,..�....,..��..��.r., r�l���wl��IiY�Y���i�l Y�Y ...r..�::.,�,�� •��wY�w N r1��/liw 1���w' rl�w W��YMtiI\Y�'I�M w1�A'IICS�IF�TW o avrV�-�+c�rc�¢ I I I . I n Amadetim w1k ¢ �° h� ������� j..';n .,-k F%IHt7i CB�Blf RAS19i R6l F!E SMO FiA1T 7F%RFE Y/M PMlf OOIDR F9i RBi IFffiO � qF�R(�Adl`�9�T NL2 FOR 3�S "�:.::_ w^�.. CUY IlE Fn���HXi',A1CT6 GENERAL NOTES A !6$170 56UqUW,flEC7H'IL NO Rll$G 6MIMffi Fdi/�It7Yl lRi1MTC?l a �„��,��,���,�„�,��� G PRff�IL RA9fG 70 WiC]i AQI�CHIf 00.fR n .iart�i�ua�to e�rnrs�oaaA m w�Tw�nNCart r�sx FINISH LEGEND �,���������K�,����� Il7f ALL ar1I8 NRY 10 7115 BU11C A 99YN Y�lYMS�IB�?NVAp NMF 8 UNI�MPP06�Vt EJiGKpY TN,PF C WN�WN06�7b 7�W1CN D 96NN IM1YM6 9M8�4[ii 7FA E B�YN MLLlM6 SMBI�S�NOIbT F 89iW Mt1iM6 9MOO7D$IC1(PUC G PIH'/6R OONpEIE WNS 0(lORS f'BMIHi BBO' H $�iMi YAlYAG 9GID CQLA$fM19N3016 AE COE d sew+wurrs avae voyerK•paoa ro wra un�s s�w�1 K MC�MLM4M 3la6iiNf 9MK 9iT� � ser�ruyvs s�se�a+yP M SF�tf fOC£Bi 00i]MDD$f01E NiULLiS M6MLf 11CIOE9B 1 yf NHilf:E P01106/9Q1NE f00T oc�s Ev�uwnW reoar��e9 r��wx�sR t aM � 9$�NI MI1l�A6 818ffi�016i YN�fP P HlE C61111Y 8M03 M�OUC18 TC BOP�D'CaLH RAS�0 wes eue w�rh As+ura w�rn ae+s�oorH s.�� 9ffi1M7E 70 fPoY�A 9IJdIN NO Ui17M IRf/VWCk: 90.fiCf M PI�IX.'1$ATTBAUt M�BOU1V�Rq1E ,..�.�,���,� � � 0 � � � -o � V L�L � 0 � � C � � � �� � ma � ° c=r = i � yo� � � p o0 � aN� o W o �� � �� � y o � � N C � O� �cC Q CG d � = N U SOBRATO DATE DESCRIPTION 03.43.12 50'.PROGIiE555ET 04.9U.12 90:PflOGRESS$Ei 06.11.12 PERMf$UBLR�-fM Q08.11.12 PUNCIIECKRESPONSE 11.08.12 PIAN GIECK RESPONSE 04.0213 PARAPET WALL BRACE NEMSpN OS.N1.13 PAMPET WALL BRALE RENSION �o6.ta.13 PAIiAPET WALL BRACE RENSpN 07.10.13 BLDG.5 FACADE qENSqN OB.t6.13 BLOG.STENNNTREVISpNS t,�SEO ApCy/t ��,y�,�,G i * D�P31-fl s* �. Cr21�B9 � 1�,Q���F� EXTERIOR ELEVATIONS A3.02 PROJECT N0: 102708.14 t 0 � � � H � � � TRASH PICK-UP SCHEDULE &00 AM TO 900 AM MO�AY TM�OUGH FPoDAY DELIVERY HOURS &00 AM TO 8U0 PM MONDAY THROl1GFi FPoDAY (NO DELNEPoES ALLOWED BE7VVEEN 800 PM TO &00 AM NIa�DAY THROUGH FPoDAY,AND BEfWEEN 600 PM TO 900 AM ON WEEKENDS) Pl� y�ci3 -� `R��� D�F�EC�OR S. P� �rr. r". ��-/ ��� i�.�•� SiGN�TUIRE: ,��: � '� CO -MiTY �`'�. ���. �.� n�..:,_.._. _ --� x� �`�^'� , � � �_. E_ ,---- _. ROSS LOADING DOCK a L� 1� L AT PROPERTY LINE --- a► ; ;n i -- � -. ---- ..y-=_ -------------- --_______===- -------------------------------- - -------• R� , -��------- ,r-, r n ' . ___ - ^ -----� r----,r��//a ��°a� �----_---�� I __ OVERALL SITE PLAN � 1 �r-�� � ARC TEC ARCHITECTURAL TECHNOLOGIES www.arctecinc.com Ar¢Orw c venue. �n vn�,�,u+�esma V 602.953.2355 F 602.957.29E8 Cal'rfomia a, te S�n Jose,GlHOmia 95113 P�0l.1%.0676 i�08.1%.f tI1 T.�..V^.+.�nr.rw.`.+Mlw. Nc=ilc 1Swrr r+a��w ....�...,..�..,......,� l�I1CRwYYNYr�Iti�ti�1 w• /�rwr�II�YY��Y�IMln�YY� w�rr.rwww���rc+wrcic wrvrn.�r.a.r+rrcicw.r� Y�YwrY�ti�,Y1r�MN V�Yr1► rr�YY� l�wi�tiliw�Y.Y�CI�y+MER ���I�w����0 W tiwYe�rwM _��.��,�,� �.�...........�_� ��..r m.�rMwr�rwwr� w ew Mc is�w�.wr O Ct�1'NC 7E�►C 2M n Avodetion v�itic � > m W � O �. N C � a a � � � _ ° Y � � V O d y Z� c � °�o � Q -o� �� o � °c v � y o L -o c. W "' C � c a> G a�� a� � O o � a = =c� SOBRATO DATE DESCRIPl10N 0323.12 50%7ROGRESSSET 0<.30.12 90tPROGRF5S5Ef 08.01.12 VERMIT StAMITfAL 0821.12 PUN CNECK RESPoNSE 1120.12 PLAN CHECK RESPONSE 01.02.73 OWNEIi NEV610N5 04.OB.13 PIAN CHECN RESPoNSE 05.1B.13 ON?!ER PEV5pN5 08.OB.13 SITE UGHTING REV15qK5 0819.13 flO5551TEREV5pN5 �1029.13 7UNCHECKRESPONSE ��SED ARCy `%�py�5 q��r UP Z Eza iaai-is • sr C-21289 ,lF OF�p��E�P`' TRASH,DELIVERY AND NOISE ABATEMENT PLAN 8 A1.50 PROJECT N0: 102708.10 � Plont Crown�'Abovs Crads(o.S Cd Shr�De and Z�ADOV!CIOOe�Of iS CW Or LM9K SIINOO fo�Sattl�ment 2'Lnyar ol Wood Nukh,4'Diametsr Circle Around Each Shrub. 2'Miqn Wateri�q Basin. CrounA Cov�r Naas Ony FnisAed Grnde \ " �a� �� t--�-__._ ..__.....____--Rootball CentareA In Ptt. Fs8 " �° � ` �� Plont�ertilRd Tedets inatalled Per Monutocturer'� �soC: -��ti�-- Instivctbns Md Ths Sp�dfkaUOnf � � �V.!_.:..�_iti\�._....__._.__ ..._..__Bock FlII Ma. SM%antirq Nat�a ` _ '` wae.r saenw Natrw son.Prio.co mstdr�q aa�� 2r Cartoinar i �� / ;�Shrub Planting Detail �Not to Scale � m � \ �. � / Cut atakea w tfwt atake doea not Intrude into tr�canopy. /�. -----1'x4'Oouq/Fir hroce na'ISd to atakea r/({) � 1-t/2�galvanized ring ahank naila. �'/ ,i- 2'Lodgs Pole Pins Slake(Untrooted) I/ 'C�o-Strait'rubber and wira tree t�e or approved equal. Provtds two(2)per tree. Rootboll w/nuraory caka7ner removed. Top of rootbaN to De 1-t/2'abow finuMd grad�. 3'Hiqh wateAry basin. Ground cover oroas ony Fniahed CraM. t``,!'a ti-, �:-fi,, g�g \ • ..��.i �. Pbnt fertiliter taDlata installed per manufacturera .o° ....� .i � �nstnxtions and speafieotions. c 5 0 �{, .. Back fill miz. See Pientinq Notes. i�a o . � �;':9 r T 3'�parforatad PVC aaration t�s rroPPb � -.�--,-- " ' ' ......_�n fker foDric. Provide removeabk,dra� � .. L ' � eap. Paint on.xpoesd s�new a«�. �ce�e tub�to bottom of plc�ng pit . .... ..-----.. - _....._--- Watnred xttled naUva eoil. 2x Container ___"�._...�'� _'_-' _.___Y" 1Wdth NOTES:Treea�n lawn aholl not hws sod or aead / / plaosd ovar the rootball. Hold ell mulch 8'from trunk of tree.hero mulch is ap�had owr rootDall n Tree Staking Diagram w/Aeration Tube � tiot to Sak irrigotion Bu6bler,see Irtigotbn Plana. N �� � � � � Fln�sh Gwde -4'surface bac�ll. � �,.,�. , , , . ...,. .._..- --.._. ._... � . i �.�,^ ---._ _.__.. ___. .._..4'•PVC Rpe w/drain�ap. Paint all exposed + surfocsa Wack. Extend tubs to bottom of plonting pit. � - Root boll. I �' -----Plontiny Pk. Scarify eidea and bottom of Dit. rj-. Wata�ette0 river sond bockfi�l ` � � F r,� � r r':.� '�.. �.: 4�•Perf.PYC drain line in a 8��%12iM tranch. �. �; � � � � _.� FM tranch with wahed,clean 3/4"� drain rock E � and wrop w/filtar fabric. Co�nsct pipe to ntortn drni�sy�tem. See Crading Plans for locwtions. S.C.D.for connections NOTES: � t.Tie irands with organic lrrine prior to plaMinq. ! I2. Palm trunk to be piumb. � 3.Treea in fawn 9holl not have sod or seed ed ovar the rootball. � ,�� Palm Tree Planting Diagram �� Not to Xak { Ij I � . .,�---�- 1 �� ���� -•�__ _ . �(���t�, j. \ ` 1.f-L,-.U%;--.. --�- i i i ': _ . : f� . ,�-3. .. ._.. _ . �-� ,C � .��___\� � ,--� .�\ __� � � Y r � / �f '� �/ �f�� � � i ;{ '�� � � i[ �.�� �.��.,l,::�v���.,,�-��� ! (�-�,,\3 � �lTyp: � I . � .,� , . \ ;-- 'r_-/�i��`( ��-�lf /� ', � , �� i` � `+/��'-�// `~1_ /�`n� �`�\�\ ��y��_,�_�,� - - '� � �� � � _�( ' �' � `f�� ���_�i'� � � j'`� _����� �1� ������--� � `� � ` � f � � � / } / / i / , � '� � \ / \ /��/% , ' \\�` \` \. ��./� 1 \�1...,/ �� \�-_ \..v.,' ,._ � ---_ . _ .-�-- r _ � / i \� � , }._.. \ l / � `� water S�ppry and i , � � ♦ � �� /-\ Backflow reventor,Ty{�. ' ' � � !-\ � / �--y P `__t_J,PA! 'DlE 7' � r `� �Cq�Typ, See Civil E�gineer Dra "ngs -- --i`--Typ.--- YP� ------�----�- ___ � ..._.._ ---- --�--------- ' � � !Street Tree � ' TYP• � l � , , , , 1� NOTE:The�ity of Cupertino reserves the right tq�equire decorative endosures p�iw � to final occupancy if landscape screening will Not corxeal the backflow preveMers. .. • ......_ ...._..---. -._.._. _.._----- _._._.. ._....... L...._..... _.......... _.._._.. ........ _......_ ._._...__._.._-..__.. iA-��Plantinq Plan Enlarqement at Backflow Preventors \`'t/Scale:1/4.=1'-0. PLANT PALETTE _.. �TREES ... ._ .. .. .. �... .._. ... ... .. ..... _.. ...... , .. , , ..._ ...... , .. KEY SIZE BOTANICAL NA►IE I COMMON NAME __ COMMENTS -- ----- -.-_. ._.____. _ 1.-.-�--_.� CER OCC 24'bor Grcts occidsntalis I W�d�m R�dbud multi �� -------- --�----- __.._-------- -�f -----_.._ ._ __._. _... --- GIN BIL 24"boK Grc�kqo biloDa'Princeto�SenVy' I PrincMon Ssrrtry Mcide�hair Tres atandorC �, HI + , PU�tCE 2�'boa Platanua acsrifolia'Columb7o' ?WnOon Plane .` . _ • __ * _ __ _. _ P1R CHA 24'bo■ Pyr�a colleryana'Chont�cker . .... . �Chanticber F4orering Pear � . PUR 2{'boz Ro6�n�a pxudoowdo'Purpla RoDa' Purple Robe�Loeuat .. . . . � ��. SYA ROM 36'Cox Syoqrus romonzofficwra Oueen Palm I ��.. .-. � ___ ___ ._._.._A_ ___.__....._.'.-_. ..._�___.-_____._ ._.._-�- 1._.___ __...._ _.. UlM PAR 24'boe Ulmus panifoiio�AINe I Chintse Elm � ��. ------ r -- �--. ___. -, A$ROB 18'BTi Woehinqtonfa roDuato �Msxkon Fun Palm � .. - � -----�---___ . SHRUBS-PERENNULS-CRASSES------..-_. KEY SiZE BOTANICAL IWIAE i COMfAON NAME I COMMEPlTS _--- ---------. - MT S qd Aqava attenuato �Sron Nxk Aqow � . ....... .._--- . . ANI 5 gal Migozanthoa'Harmony I Red-VsIbM Kanqaroo Paw I _ . ._ __ _'_'._ -�- - CDI : t qal Carez diwlae 8�rke4y Sedqe �30�o.c. -. OLE � 5 qal pietes A.'Lemon Dropa' FwtniqAt liy . , JPA �: 5 gal Juncus patsns i 9w Rwh Z4'o.c. .. �� KNI ; 1 gol Kn�phofia Shining Scepter _ Pdcx Pb�t _- -+---- ..---- --------. ---- - ------ __ __ , `` IFU : 1 qal Leucospermum'Sunriai ��I Early Saknon Pirrcushion . �- ---- -- - MG 5 gal M�Isnbarqia eaP�limias 4 Pink muhly... ��,. PMO 5 gal Phormium'Su�darner'. . . �PMmwum. . ... . . . . '.�,. PTD �:5 90� Phormium tenax'D�aty Chie!'. .. . tNew�Zealond Flax ..... . . .. �'. FiVI 3 qal Cietw ladanifer Rodcrots __-_.._ .....--_----_--- _..._. _...... _...._._._ - ----- . . ....... _.. .. SJU ;15 qol Strelitzio juncea ��Narrow-I�afed Bird of Parodiae ����� �'� GRWNDCO�ERS-VINES _i _-- - --- KEY SRE BOTMIH:AL NAME COMMON NAME E COMMENTS .._.._- .. ---------.. . �- .-.--.. ..---- �.. �.-- ___.. _._._ --- -- CNE . t qol Convovulus cnewum .._ �Bush Mominq pory _..___ __.___ 24'o c. _- __-- -- - _.. - M/l 8 gol tlordenbergia viokeea Hoppy Wonderor �Noc vina 8'o c. ___-_ __ ._- ___ __. _+--- _..._.... ___- __ _.__ , FCH 1 qal Froqaria chiloensie i0mam�ntol Strawbarty 18'o.c. -. _- _..--- --- __ -- -- -- --- _ _ . 51M . 1 qal $��scio mondrofscw �Senscio � 12'o.c. PLANT SPACING DIAGRAM O A O O O � �Apj«eM Curb.SkeWa&, A� A m PloMinq Bed or Wap. �/ whers occura. O O O O O 6- 0 0 0 0 0 0 0 n �' Plant Locatton Oiaqrom for uas whsn pb�ts nro spaced aquidiatcM from aaeh other as in aN ground cove�plantinga and maassd shrub aonUnys PLANT CALLOUT SYMBOL r� Guantity(or See SPainq CommeMs) Plant Kq(Se�Plant list) PLANT QUANTITY DIAGRAM �SP/oCINC A' ��VCING'B'!SPACING'C N0.OF PLMfTS/SOUARE FOOT I - - - - -- - ---- r 8'0 C ,_�_S 20� r 2.80' 4.80 1 -- -- _---- - ---� i 8'O.C. r 8.93' �_J.47' 2.60 _� �9'0 C ' 7 79 3 90" 1.78 { ;.10'OC �.� 866 y 4_3S'�_ .___ �-�.._ I - -- 12'0 C 10 W' S 20' 1.1 S � I 15'0 C. 13 00_..'` 6 50' .--- 0.71 ----- , ,�- -,s� ; ���- a.s, --__ _ __ __ . . __. ___.------- Y4'O.C. 20.80' � 70.40' 0.29 �30'O.C. 28.00' .� 13.00' O.IB i -- - ' ----- --�- 36'O.C. i 30.00' � 15.00' 0.12 ---�----.--�-------_____-------- 4e•o.c. 40.00 � zo.00' o.o� 72'O.C. 62.35" i 31.18' 0.04 l --- ------�----- -----------� Sae Pbnt Spacinq Diogrom for moximum trianqulor�padnq'A�.Thia chort is W be used W�termina numb�r of ground cover requir�in a qivan arca aM spcclny beMeen ahrub moastnq�.Whers shrub rtwtsinys aro ehoWn,calculate�Mub maaa areaa hefore utiliiing�pocinq ehat to determ(rro pla�quontitbs. •Yfiwe curb.s�dswcik odjacsnt plantlnq bed w waN condition occurs. utiliz�spaeing'C'to dst�rmirN plont disW�c�from woll,sidsMOlk.adja«nt plaMinq bed w baek ot eurb,whan C=t/2 B. � PLANTER POT KEY i � POT iYPE PIANT TYPE i II � `' fCH � j1 j ---�> ! i i_l � �� i � B r� , 1� ', �J I CDI, � � � � __ __ __ � PLANTING NOTES FOILOWiNG SIX (6) NOTES ARE FOR 81001NC PURPOSES ONLY The controctor is required to submit plant Guantitiea and unit prices for all olant materials os a part of the bid. Assume 24'boz plont/or any unlabelled or un-s�zed tree;5 qallon plant for any r - n 1 11 unlo le un si ed shrub•and 4 ota O 12"o.c. not tlats for o un aDe eC bel d o z D � ) Y ground cover. AIl planting beds,except for lawns,are to receive ground caver plant instollation in oddition to the shrubs and troee shown on the p�ana. The planting areas ahall be rippad to a depth of 8"to reduce compoctwn. The native subgrade aoil ahall be treated with 100 Ibe of gypaum/1000 ef and leached to improve drainage and reduca the aoil interfoce barrier. Contractor aholl coordinate this work with other trades. This is subject to the final recommendations of the soils test(see below) and review by the Landscape Mchitect ond the Owner. All planting areos are to receive Super Humus Compost by BFl NewCy Island (408.945.2803;www.newbyislo�d.com;Contxt:Glenn Bohling, gbohlingOropublicaervices.com)at the rate of 6 cubic yarda/1000 square feet,eveny tilied 6"deep into the soil to fin�eh grode. Ail planting areas sholl have 6-20-20 Commerciol Fertilizer ot 251bs/1000 square feet eventy distributed into the so�l. This is subject to the�inal recommendations and raviaw of the aoilo taet(see balow)by tha Landscape Architect and the Ownx. Planting pita are to be backtilled with a mixture of 50x native soil ond 507G amended native soil. The General Contractor is to provide an ogriculturol suitobilitiea analysis for on-site rough graded aoil and any imported topsoil. Recommendetions for amendmants containad in this onalysia ara to bo carried out bofore plonGng occurs. Such chonges oro to be accompanied by equitable adjustments in the controct price'rf/when necessory. See soecifieakiona for teetina eroceduro. 7. All work eholl be performed by peroam tomiliar with pionting work and under supervisions of a quali/ied planting foroman. 8. Plant matarial locationa shown are diagrammatic ond may be subjxt to change in the field by the Landscape Architect before the maintenance period begins. 9. All treee aro to be staked aa shown in the etoking diagram9. 10. All troe stakea shall be cut 6�above troe ties after stukes heve been installad to the depth indicated in lhe staking diagrams. Single stake oll conifers per t.ee staking diagram. i t. Plant locations aro to be odjusted in the field as necessary to scroen utilities but not to block wirdows nor impede accese. The Landscape Mchitect roserves the right to make minor adjustments in tree location�after planting at no cost to the Owner. All planting located adjacent to signs shall be field odjuated so as not to interfero with visibility of the sig�s. 12. The Lendxape Architect reserves the right to muke subatitutiona,additio�s,and dektions in the plontinq scheme ae fdt neceseary while work is in progreas. Such changes are to be accomponied by aquitoble adjuatmenta in the contrect price if�whan necessary ond subjact to tha Owner s approval. 13. The contractor is to securo all vinee to wall�and columne with opprovad fastenen, ollowing for two(2)yeara qrowth. Submit aample af fostener to landecape Architect for review prior to ordering. 14. All planting arcos, i�cluding pots but not lowns arcae,shail be top-dressed with o 3' layer of Pro-Chip Decorotive Mulch by Bfl Newby Island(408.945.2663; www.newbyisland.com;Contact:Glenn Bohling,gbohlinqOrepublicservicea.com). Submit somple to Landscape Architxt for revtew prior to ordering. Fbid a��mulch six (6}inches from tree trunk9 where mulch is appfied over the rootball of tree. 15. All street trees to be installed in occordance with the standords and spxificotions of the City of Cupertino. 16. Seosonal colar is to be cunent ond Ixolly available. Plant material is to be selected by the Lnndscape Architect from a list of currenUy evailnble atock provided by the Landscape Contractor prior to installation. Seasonal cobr to be 4'pots at 12"o.c. unleas otherwise noted. 17. Traes shall be pianted to anticipote settlement. 18. Plant moterial requiri�g iron supplementa shall hwe chelated iron folior faading applicotions per manufacturer's specificotions. Soe specifications for motsriuls. 19. All treen noted with'deep root'and those planted within 5'-0"of concrote paving, eurbs,and woila shall have deep root barriera installed Der monufacturer'a specificatione. See specificatione for materials. 20. Ground cover sholl be planted os shown on the plan,including under ahruba ond in tree watering Cosins. 21. The Landscope Controctor shall arra�9e with a nursery to secure plant material noted on the drawinqs and have those pbnta available for review by the Owner and Landscape Architect within thirty(30)days of awa�d ot contract. The Contractor shall purehase the materiol and have it segregated and grown for the job upon opproval of the plant material. The depoait nxessory for euch controct growing�e to 6e bom by the Contractor. 22. The Landscope Contractor shall,as o part of thia bid, provide for a planting allowa�ca for the amount of=6,000.000(Six Thousand Dollars)to be used for supplying and inatolling additional plant matsrial as directed by the Landscaps Mchitect and approved by the Dwner in writi�g. The unuaed portion of the olllowance shall be retumed to the Owner ot the beginning of the mointenance period. 23. The project has been deaigned to make effTciant use of water through the use of drought tolxant plant moterials. Deep roating shall be encouroged by deep watering plant material a�a part of normal !andscape meintenance. ihe imgation for all planting shall be limited to the amount required to maintain adequate plont heolth and growth. Water usage should be decroaeed oa plants moture end become established. The i�rigetion controllers shall be adjuated as neceasory to reflect changes in weother and pla�t requiromenh. 24. The L.andscape Contractor shall verify tha lacation of underground utllitles and bring any contlicte with plant material locations to the attention of the landscape Mchitect for a decision before procedinq with the work My utilitiee shown on the Landacape drawings oro for reference ond coordinotion purposea only. See Civil Drowings. 25. The design intent of the planting plan ia to establish an immediate and attractive mature landacape appeoronce. Futuro plant growth will necessitate trimming,shaping and,in soms cases,removal of trees a�d shrubs oa on on-goinq maintenance proceduro. 26. NI palm tree raotbolls shall be irrigated by water jet during the sixty(60)day mointenonce period established by epeci�catione. Thie ircigation ahall occur each time normal irrigation is scheduled. P 1+E'�•:��!� �.�% ��;���TOR'S �lPPR�Y r � C�x'�1�: S���ATl�RE: ,�/-�t CO�A� ` �iT�Y ���. DtR. �' ARC TEC .1RCHliECT RH�"�CN'10L�'�ICS KW iCl C��`�. .)11 i z,n� � ... ..,,a .. �, �1�7.� X:.li', .�•Si �3c t �,e.�. � �i, . -,�t�:vc:.nra :a,=;�.. �« � ...u r� srv�. c r� 2... .�:.c<c�m..w,. THE GUZZARDO PARTNERSHIP iNc landscapeArd�il�s• Undnmors isi c.«�..,�n sv.vc Ln Fr�nanco.CA 41111 T 115�77�6]7 :115 s37 5003 `PpDSCAIE� O�ts�•,, 'r tit/��e �ry i W? p\� i. ,�1 y1� �,�UQ��.,-,-��-r N � , J\� �•'��P'➢p f pF �AL�F y% 'O � m W � O � a � = 0 � � � a y z°v � � �� 4 -�a, � W °a o � �U �. y -`� � � O W nr � H� N 0� Q Z x°U DATE DESCFIPfpN a�z.s+x sos�vaocaFSS s�t oa a,z �mnvROi,ccsss�r oe a iz c�iwr sueiurrru �^�,z rur crca r�s�+�ns� i a,2 aar c�ac�� oi ui+a cn+�cn eEV�xs PLANTING NOTES AND LEGE�S ��.02 PROJECT N0 10270gi0 � i i i i i _ T . .... :_..._,�._ .......� . . .:..t � .. . � I . s.. ,.-,:.., ...� .. . . ._.............__'._..... . i: i . ` � � . . __:.::...,�..u.:' �—T '�'_.'.____.�__"_ .... .. ... . �._ _ . .:-,�.�-. . _.... ^_ ."—`"_:._'.'___"__"_ . . -.._. .__...... � . .. .-�--� -:�-�.•_ . . � . 16 . . . ... �Existing Tree and �� �����1 Planting to � — � ` \ �, 2 _ T Remain, See Tree � !� ( 1 ����' �\cal YP� Oisposition Plan !-- � ` l�� � /� \ /��\ / �\ ~1 l p� �i�'y��� _ �.t .�l F4� ,\ .�.. /`�i j fx f�'� ./ / � .. ' ____ .__.-__ __. .._.. . _> .i' , . �: ��� - ���/ %`N"�f�`r��`!} � ���. � �� � ' � r / ! � ` P � � ,- . � . � . . ;/ t� � i �� i�\�1���\� r../%�?" � \�'� �, 1� ��� _ . ' �- �� �{ .._._ _.__._ . � i' r � ���. . l� ,.�\ f'. . .�,�' :� �. i`�� ���� . /�'� ���� � . . � �. ( •♦_ I � I �1 . .._.. . ... . �� . . :. j. .-_ �1_a �I �'. . .y.": � ' �F.dO , l` ' �,," �� �`"/� / .__._� \•. ; �� . ! T / r'^tA. �_ ��\ �/%t\.�.�: ,. � '"_" \�/W�i . l�t � �\ �. ���TYP• , 6� �� .\• �� �� `�� ��� /— �WTYP• ��` i � � h f � (� � � ~ �'�-�,J` _ \____-� ?"'''I I� 11 are Replacament Troe�� � � � i �� ; 8'Vew trees Removed.\ / i• �1�� _ /. i � ���22 R08 PUR.. , . � for I ' , ` 24 . , � ' ..__ r . ._.� __ � ___�.., i 'boz i ' �i �/ , � .....'_' � . - /. . ' � . � � / �-. \ � 1 t�. I � �, 10 ���, i (\ �; ! � ` , \ � ,�.I i . ���i� � � � ����i 16 ._'}�(8_... — � � . �.�''� �r ` . ��. . : t ��` � .�__.� � . . �/ . ! ;� - ��1. ` , �r � (� • I � ; �� t � � �-., ;WI� � i"t�\ /�'_�\ (� \ .i. .1 L--�_/S� O . p I i ' t2 / \ ` >AFEWAY ^� . _ y-y� . , �6�. -��--�� I ► �� ' v -+ ' �\ � I �(\ f I�� \ \ _/ : \ 'j :� Mp � `" MICHAEL'S ' EXISTING RETAIL � _ ;yP� `�. ! N �', i� =•- . ��_;� --_ a� , p _ � ���� _ �� U � W N ! W . . . I � __.. ,. 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C N'.t-7 G� G� �n O E n Q = 2 U SOBRATO DATE DESCRIPTION 03.23.12 SOX PNOGRE55 SEf Od.70.12 BOS GflOGRESS SET OB.O<.12 PERMRSUBMITTAL OB21.12 PUNCFIECKRESPONSE 1120.12 PUNCf1ECNRE5PON5E 01.02.13 OWNER flENSqNS OI.08.13 PIANCNECKNESPoNSE 05.18.13 OWNEN REVISIONS OB.08.17 SITE LIGHIING PEVISqNS Qa rtu,q, �'��'����v 1�4f'�• y�� n n " No.E151J0 " [7�N ��f�fCiR�G�y` Of� �F SITE PLAN- PHO?OMETRIC E1.3 PROJECT N0: 102708.10 J