U-2003-04b � ATTACHMENT 1
. �
City Hall
10300 Tane Avenue
` �� �` Cupertino, CA 95bi4-3255
� Telephone: (408)777-3223
C�.�Y�� FAX: (408)777-3366
������w '� Website:��vww.cupertsno.org
,�� I�
OFFICB OF THE CiTY CLERK
December 17, 2003
Menlo Equities
Attn. Jane Vaughan
490 California Avenue,4th Floor
Palo Alto, CA 94306
Re: Consider Application Nos. Z-2003-02, TM-2003-02,U-2Q03-04, EXC-2003-06, and EA-
2003-09, Jane Vaughan/Menlo Equities, I0050 & 10080 N. Wolfe Road, APN No. 316-
20-084. (This item was continued from November 17)
Dear Ms. Vaughan
At its December 15, regutar adjourned meeting, the Cupertino City Council granted a negative
declaration, approved a tentative map, approved a use pernut, approved an exception to the Heac-�
of the City Plan, and conducted the first readin� of Ordinance No, 1929. The second reading is
scheduled for January �, 2004.
The Use Pe�anit conditions are as follows:
SECTION ITI: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVEL�PIV�ENT
DEPT.
1. APPROVED EXHIBITS
Approvai is based on plan set dated October 20, 2Q03 entitle�"Cupertino Courtyard" and as
amended by this resolution.
2. DEVEL4P17ENT APPROVAL
Approval is granted to coi�struct twa mixed-use buildings consisting of 107 units and 6,�00
square feet of retail space.
3. PROJECT AlVIENDNIENT5
The Planning Commission shall review asnendments to the project, considered major by the
Directar af Community Development.
4. SECURYTY PLAN FOR PARKING GARAGE
Prin!ed on Recycled Paper
U-2003-04 Page 2 Deceinber I7, 2003
A security plan for the parking garages shall be prepared by the applicant and approved by
the Sheriff's Deparhnent prior to fnal occupancy. If the project is phased the plans shall be
approved for each phase.
5. B�L�'VV 1V�A�T RATE HOUSING PROGRAM
The applicant shatl participate in the City's Below Market Rate{BMR) Housing Program by
dedicating 15%of the units. The applicant shall record a covenant,whick� shall Ue subject to
review and approval by the City Attoiney, to be recorded siinultaneously with the filing of a
building permit.
6. AESIGN
The project will require approval of the design by the Design Review Committee pz�ior to
issuance of building permits. The applicant shali provide the following design.changes:
a. General:
i. Base—Buildings shall have a real stone base(base shall be as indicated in the
elevations of the plan set dated October 20, 2003) compatible with the color and
materials of the buildings.
ii. Roof—Altemative roofing materials including slate or slate composite shall be
provided instead of the proposed metal roof.
iu. Windows-All wind�ws shall be inset at least tluee inches from the exterior wall
surface. Window material shall consist of an aIuminum storefront system for the
retail partion for the residential portion.
iv. Colors and materials of the buildings shall be reviewed as part of the Design
Review�rocess.
v. Lighting-A comprehensive lighting plan will be provided to detail accent
lighting on buildings, signage and landscaping and will not cause spillover to
neighboring properties or the public right-of-way. Lighting shall incIude streetlights
and pedestriai�-scaled lighting with banner arms along Stevens Creelc Boulevard and
Wolfe Road,pedestrian lighting with banner anms within the project, uplights and
provision for holiday lighting far trees on the project site and street trees and exterior
lighting on the buildings.
vi, Lighring standards far decarative street[ights and pedestrian scaled iights along
Stevei�s Creek Boulevard and Wolfe Road and in the pzoject site shall be Holophane
Atlanta series �vith Ailanta fixture. The streetlights shall be reviewed by the Public
Works Department and a maintenance agreement shall be signed as necessary.
vii. Plaza—The applicants shall provide additional details and enhancements for the
plazas along the retail frontage and entry on Stevens Creek Boulevard.
viii. Conler Plaza—tl�e plaza at the comer of Wolfe and Stevens Creek Boulevard
shall be enhanced�vith a gateway feature, landscaping, lighting, water feature and art
feature.
ix. All sections of the parking lot, driveways, courtyards and plazas in the site plan
shown�vith special paving treatment shall be pavers on sand/gravel (per the
Department of Public Works requirements}.
- U-2043-04 Page 3 December 17,2003
x. The temporary volley ball/Uasket ball court in the north parking lot shall have
adequate lighring,provisions for installing a net/backboard and shall be differentiated
with special paving.
?. PARKING LOT LIGHTING
Lighting in the parking lot shall be approved by the Director of Community Developm.ent�oz
compliance with applicable regulations prior to issuance of building permits.
8. PARKING GARAGE
The width of tl�e parking garage entry shall be no larger than 20 feet in keeping with the
�eart of the City Specific Plan. Garage ramps shall comply v��ith building code and fire code
requirements. .
9. OPEN SPACE
The project shall comply�vith the Heart of the City Specific Plan for private and common
open space requirements for commercial and residential projects.
10. BUILDI�iG PERMIT APPROVAL
The Director of Community Development shall review the final building permits for full
conformance with this approval and the design approval prior to issuance of building permits.
11. CONSTRUCTION MANAGEMENT PLAN �
A construction management and parking plati shall be prepared by the applicant and
approved by staff prior to issuance of building permits. Staging of eonstruction equipment
shall not occur within 250 feet of any residential property.
12. STREET TREES
The ash trees to the v��est of the entry drive along Stevens Creek Boulevard shall be retained.
The ash trees to the east of the antry drive along Stevens Creek Boulevard sball be removed
a;id reptaced with the Fr-axinus americana variety. All reeommendations in the report by
Barrie D. Coates and Associates dated September 1 l, 2003 shall be followed based on the
replacement and retention unless othervvise indicated by the City Council.
13. LANDSCAPING
i. The proposed landscaping ptan and tree schedule shall be revie�ved by the City .
arborist for landscaping and tree ty�es and locations.
ii. Additional trees shall be added along entry drive from Stevens Creek Boulevard, along
property lines and at least one tree per every five spaces shall be provided in the parking
lot.
iii. Replacetnent trees-All tl�e new trees shall be 48"box size minzmum except for trees
on parking decks whieh shall be 2�"box size.
iv. Protection plara—As part of the building permit drawings, a tree protection plan shall
be prepared by a certi�ed arborist for the trees to be retained. In addition, the following
ineasures shall be added to the protection plan:
U-2003-04 Page 4 December 17,2003
■ For trees to be retained, chain link fencing and ofher root protection shall be installed
around the dripline of the tree prior to any project site work.
o No parking or vehicle traffic shali be allowed under raot zones, unless using buffers
approved by the Project Arborist.
� No trenching within the critical root zone area would be allowed. If trenching is
needed in the vicinity of trees to be retained, the City's consulting arborist shall be
consulted before any trenching or root cutting beneath the dripline of the tree.
e Wood chip mulch shall be evenly spread inside the tree projection fence to a four-inch
depth.
r� All trees retained shall be deep root fertilized (using a solution of 22-14-14) after the
trees have been removed. Fertilizing shall be repeated annually for five years injected
into root zone by hydraulic spray equiprnent.
The tree protection measures shall be inspected and approved by the certified arborist
prior to issuance of building permits. The City's consulting arborist shall inspect the trees
to be retained and relocated and shall pravide reviews before building permit stage,
during construction and before final occupancy of each buildiug. A report ascertaining
the good health of the trees mentioned above shall i�e provided prior to issuance of fmal
occupancy. Tf the project is constructed in phases,the trees affected by each phase shall
be considered.
v. Tree protection Bond—A tree protection bond in the amount of $15,000 for each ash
tree along Stevens Creek Boulevard and specimen trees on the site to be retained shall be
provided prior to issuance of building permifs. If the project is constructed in phases,the
treas affected by each phase shall be considered.
vi. The final landscaping and tree protection pla� shall be approved by the Director of
Community Development prior to issuance of building permits.
14. PARKING MANAGEMENT PLAN
A paxking management plan that describes the parlcing system used by retail, residential, and
office uses shall be submitted for approval to the Director of Community Development. The
applicant shall provide an updated plan for any tenant changes that result in changes to the
parlcinb requirements. If actual parking demand exceeds the estimated demand, the parking
management plan shall include valet or tandem parking to maximize parking areas. Valet
purlcing shall be free of charge to users.
�5. SHARED PARKING AGREEMENT
A g�-ant of easement for parking and amendment to the CC&Rs shall be submitted with the
Uuilding permit and shall be recorded far use of parking spaces betu�een buildings as
indicated below:
i. Building B garage—75 spaces on the upper Ievel shall be availai�le for general use by
the public and off ce uses from 9AM to SPM.
ii. Retail-24 surface parking spaces on either side of the entry drive off Stevens Creek
Boulevard shall be made available for retail customers from 9�7 to 9PM.
Tl�e fext of the easement shall be approve�by the City Attorney and the easement shall be
recorded prior to final occupancy for each building affected by this condition.
U-2003-0� Page 5 December 17,2003
16. RECIPROCAL INGRESS/EGRESS EASEMENT
(VEHICULARJPEDESTRIANBIKE)
The applicant shall record a deed restriction for each lot created by the new development for
necessary recipracal ingress and egress easements between the new Iots created by the
developinent. The applicant shall also record ingress!e�ress easements between adjacent
properties to the east and north to be implemented at such tirne that the City can require the
same of adjacent property owners. The easement language sha11 be reviewed and approved
by#he City Attorney. The easement shall be recorded priar to issuance of building
occupancy for each building affected by this condition.
I7. TR.ANSPORTATXON DEMAND MANAGEMENT (TD1V1) VIEASURES
i. The applicant shall implement the TDM measures recommended in the Transportation
Impact Analysis for Cupertino Financial Center by Fehr &Peers Associates, Ine. dated �
October 2003.
u_ Tl�e applicant shall install the following minimun�k�icycle parking facilities pPr
Section 19.100 of the Municipal Code in locations to be approved by staff prior to
issuance of building permits:
Existing office— 18 bikes
Retail—2 bikes(Class III near the plaza aild parking area for retail)
Building A—4 bikes (underground garage for Building A)
Building B—40 bilces (underground garage for Building A)
18,. H�ART OF THE CITY SPECIFIC PLAN STREETSCA.PE-LANDSCAPE
EASEMENT
The project shall implement the requirements of the Heart of the City Specific Plan
streetscape features along the Stevens Creek Boulevard frontage.
19. STEVENS CREEK BO�ULEVARD/WOLFE ROAD IMPROV�M�NTS
i. The applicant shall be responsible foz improvements along Stevens Creek Boulevard
and Wolfe Road reeommended in the Traffic analysis by Fel�r and Peers, Inc.,dated
October 21, 2003.
ii. The driveway entry on VVolfe Road shall be maintained in its original location ar in a
locatio�� saYisfactory to the Director of the Publi� Works Department.
iii. The applicant��ill also ��ork with the City to provide trees, �vherever possible,in the
median ac-rass property frontages on Wolfe Road and Stevens Creek Boulevard.
iv. The improvements sl�all be reviewed and approved by the Director of Public V4'orks
and Director of Community Deveiapment pri�r ta issuance of building permits.
20. TRANSFORMERS
Electrical transformers, telephone vaults,backflow preventers and similar above grou�zd
equipment enclosures shall be screened with fencing and la.ndscaping or located under�round
sucl�that said equipment is not visible from public street areas. Said equipment locations
shall be determined prior to issuance of building permits.
U-2003-04 Page 6 December 17, 2003
2�. SCREEIVI�IG
A!1 mechanical and other equipment on the building or on the site sk�a�]be screened so as not
to Ue visible. Screening material shall rnatch building features and materials. The location of
equipment and necessary screening shall be reviewed and approved by the Director of
Community Development prior to issuance of building pertnits.
22. PUBLIC PEDESTRIAN EASEn7ENT
Public pedestrian easements over the sidewallc areas (portion on private property) and
through the interior �edestrian paths, courtyards and plazas shall he prepared by the
developer, approved by the City Attorney and recorded against the subject property prior to
issuance of building occupancy.
23. AIR QUALITY
The following measures shall be followEd during canstruction to ensure dust control:
a. Use dust-proof chute for loading constn.tction debris onto trucks.
b. Water all active construetion areas at Iest twice daily or as often as needed to cantrol dust
emissions. �
c. Cover all truck haulin�soil, sand, and ather loose matenals or ensure that all trucks
hauling such materials maintain at least two feet of freeboard.
d. Pave, apply water three times daily or as often as necessary to control dust, or apply non-
toxic soit staUilizers on all nnpaved access roads, parking areas and staging areas at
construction areas.
e. Sweep daily or as often as needed with water sweepers all paved access roads, parking
areas a�id staging azeas at constn�ction sites to cantrol dust.
f. Sweep public streets daily or as often as needed to keep stzeets fxee of visible soil
material.
g. Liinit vehicle traffic speeds on unpaved roads to 15 mph.
�i. Instail sandbags or other erasion control measures to prevent silt runoff onto public
ro�dways.
i. Replant vegetation in disturbed areas as quickIy as possible.
24. NOISE
a. The placement of rooftop mechanical equipment shall be indicated on plans and a revie��v
shall be provided by an acoustical specialist wittl recam�nendations for noise attenuating
ineasures if necessary so that naise levels meet limits established in the Noise ordinance.
b. Noise abatement measures in the recommendations of the Charles M. Salter Associates,
Inc. dated September 12, 2003 sliall be followed. Qualifying common and private open
space required by the Heart of the City Plan shall be situated in a locatian that provides
acceptable noise levels. The building permit plans shall be reviewed by a qualified
acoustical consultant for compliance with necessary noise control treatments and a report
shal] be issued prior to issuance of building permits.
c. Noise generating activities associated v�Tith demolition and construction of the proposed
proj ect would temporarily elevate noise level in the area surrounding the proj ect site.
U-2003-04 Page 7 December 17, 2003
d. All grading, construction and demolition activities shall comply with Section 10.48.040
of the City of Cupertina Noise Ordinance.
25. SANITARY DISTRICT
Prior to obtaining a permit for occupancy, the applicant shall provide written confirmation
fi•om the Cupertino Sanitaiy District that adequate capacity is available for the project or the
a�plicant shall pay for the appropriate mitigation costs to pro��ide the required capacity and
shall enter into a reimbursement agreement with the District.
26. NOTICE Or F�ES,DEDICATIO�tS,R�S�RVATIONS 4R UTH�R EXACTIOl�IS
The Conditions of Prolect Approval set forth herein may include certain fees, dedicafion
requirements,reservation requirements, and ather eYactions. Pursuant to Government Code
Section 66020(d) (1),these Conditions constitute written natice of a stateinent 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 wiitui�this 9a-day period complying with all
of the requirements of Section 66020,you will be Iegally barred from later challenging such
exactions.
SECTION IV.• CONDITI4NS ADMINISTERED BY 3'HE P UBLIC WORKS DEPARTMENT
27. STREET WTDENING
Street widening, improvements and dedications shall be provided in accordance with City
Staitdards and specifications and as required by the City Engineer.
28. CURB AND GUTTER YMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
29. STREET X,TGHTING INSTALLATIQN
5treet lighting shall be installed and shall be as approved by the City Engineer. Lighting
fixtures sl�all be positioned so as to preclude glare and other forms of visual in#erference to
adjoining properties, and shall be no higher than the maximum height pennitted by the zane
ii� which the site is located.
� 30. FIRE HYDRAl\TT
Fire hydrants shall be located as required by the City.
31. TRAFFIC SIGNS
Traffic control signs sha11 be placed at locations specifred by the City.
32. STREET TREES
U-�OG3-04 Page 8 December 17,2003
Stt-eet trees shall be planted within the Public Right of Way and shalt be of a type approved -
by the City in accordance with Ozdinance No. 125.
33. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter
16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required.
Please contact Army Corp of Engineezs and/or Regional Water Quality Contral Board as
appropriate.
34. DRAII�IA.GE
Drainage shall be provided ta the satisfaction of the City Engineer. Pre and Post-development
calculations must be provided to identify how mnch runoff will be directed to our storm drain
facilities. Measures including the CDS unit, pavers and bioswales to be installed on-site and
measures during construction including straw waddles �vill be included within the praject to
the satisfaction of the City Engineer.
35. FiRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City.
36. UNDERGROUND UTILITIES '
The developer shall comply with the requirements of the �Jnderground Utilities Ordinance
No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall
coordinate with affected utility providers for installation of underground utility devices. The
developer shall submit detailed plans showing utility underground provisions. Said plans
shall be subject to prior approval of the affected Utility provider and the City Engineer.
37. IMPROVEMENT AGREEMENT
The project developer shail enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspectian fees,
stai�n drain fees, park dedication fees and fees for undergrounding of utilities. Said
agreement shall be executed prior to issuance of construction pernuts.
Fees:
a. PW Plan Checl:ing and Inspection ree: 5% of On & Off-site rmprovexnents for
Residential Units
6% of On & Off-site Improvements for Commercial Units
b. Grading Permit Fee: 5% of On& Off site Improvements for Residential Units
6% of On &Off-Site Imgrovements for Cammercial Units
c. N1ap Fee: $ 520.00
d. Storn1 Drain Fee: $ 11,286.00
e. Power Cost: TBD (**)
f. Park fees: $ 737,100
g. Developnlent Maintenance Dep.: $ 1,000
"* Based on the latest�effective PG&E rate schedule approved by the PUC
Bonds:
U-2003-04 Page 9 December 17,2003
a. Faithful Performance Bond: 100% of Off-site and On-site Improvements
b. Labor&Material Bond: 100% of Off-szte and On-site Improvement
c. On-site Grading Bond: 100%of site improvements.
The fees described above are imposed based upon the current fee schedule adopted by the
City Cauncil. However, the fees imposed herein may be modified at the time of recordation
of a final map or issuance of a building permit in the event o�said change or changes, the
fees changed at that tiine witl reflect the then cunrent fee schedule.
38. TRANSFORNIERS
Electrical transfarmers, telephone vaults and sirailar above ground equipment enclosures
shall be screened with fencing and ]andscaping or loeated underground such that said
equipment is not visible from public street areas.
39. DEDICATION OF WATERLINES
The developer shall dedicate to the City all watertines and appurtenan.ces instalied to City
Standards and shall reach an agreement with San Jose Water for water service to the subject
development.
40. FIRE ACCESS LANES
Einergency fire access lanes shall be recorded as fire lane easements on the final map and
shall meet Central Fire District standards.
41. NOI/NPDES PERMIT
Tl�e developer shall attasn a NOI/NPDES permit will be required for their site.Please see
attached. Item 1
42. BEST IVIANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs}, as required by the 5tate VVater Resources
Control Board, fox canstniction activity, which disturbs soil. BMP shall be included in your
�rading and street improvement plans. Pre and post-development(BMPs) shal] be included
�vithin every plan set to the maximum practicality. All SMPs shall be identified on plan set.
43. TRAFFIC STUDY
A traffic study shall be required to address the construction of the 107-unit coizdominium
project aud the 6,450 square feet of new retail space.
44. �VOLFE ROAD ACCESS DRIVEWAX
The Wolfe Road site access driveway shall not be moved north. If moving the driveway
north cannot be avoided, such a move shall be minimized, and the resulting effect on the
southbound left turn lane into the site and the northbound left turn lane at Vallco Parkway
anaiyzed. The final location of the access dmTeway shall be reviewed and approved by the
Director of Public Works.
45. TRA.FFIC STUDY
U-2003-04 Page 10 Decernber 17, 2003
The Transportation Demand Managernent measur.es and mitigations for the project parking
deficiency in the Traffic Impact Analysis by Felu-and Peers dated October 21,2003, shall be
put int� effect.
46. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of tl�e Environmental Progratns
Department. Clearance by the Public Warks Department is needed prior to obtaining a
building permit.
The Tentative Map conditions are as follows:
SECTION IIX: CONDITIONS ADMINISTERED BY THE CONZMUNITY
DEVET..OPMENT D�PT.
47. APPROVED EXHIBITS
Approval is based on plan set dated �ctober 20,2003 entitled"Cupertino Courtyard" and as
ameiided by this resolution.
48. USE PERNIIT U-2003-04 CONDITIONS
Conditions of approval 1,3, 15, 16, 22 and 26-43 for Use Permit U-2�Q3-04 shall apply.
49. NOTIC� OF FEES,DEDICATIOIVS, RESERVATI4NS 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 natice of a statement of the ainount
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�vl�ich 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�vithin this 90-day period complying with all
of the requirements of Section 66020, you�vill be legally barred from later challenging such
exactions.
Please i•eview conditions caref'ully. If you have any questions regarding the conditians of
approval, please cont�ct the Department of Community Development at 408-'177-3308 for
clarific�tion. F�ilure to incorporate conditions into yo�r plan set ti�ilt resu[t in delays at the
plan checking stage. If development eonditions require tree preservations, do not ciear the
site until required ti-ee protection devices are installed.
The coltditions of project appt-oval set forth l:ereirz may include certa�n fees, dedreation
require�tcents, �•eservation requir-erne�its, a�id other exactio�:s. Pccrsuant to Gover�z»aertt Code
Sectio�t 6b020(d)(1), these conditians cor�stitute written notice of a statemer:t of the aniount of
such fees, and a rlescription of the dedications, reservatio�is, and other �.ractions. You at'e
leereby fisrther �iotified tltat the 90-rla�� approval period irr �vhich you may protest tlzese fees,
dedicattons, a�1cl Otlrer exactio�ts,pursua�it to Governnzerrt Code Sectiort 66020(a), lias begu�t.
U-20b3-04 Yage 1l December I7,2003
If you fail to fcle a protest witliin this 90-day period cot�tplying with all of the require��tents of
Section 6G02D,you will be legally barrer�froni later challe�zging sarcli exactions.
A�1y interested person, including the applicar:t, prior to seekiizg judicial revzew of tlze city
council's decision in tliis �nafter, must first file a petitio�: fo�• i•eco�zsi�leration witla the city
clea•k witl:in ten days after the cotertcil's decision, Any pelitio�z so filed must comply with
tnuniripal oYdinarsce code�2.08.096.
Sincerely:
�'�
� �
Grace Johnsan
Deputy City Clerlc
cc: Community Development
Encl: Ordinance No. 1929 .
CUPERTINO COURTYARD
BY
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CUPERTINO, CA 95014
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SCALE: 1/16"=1'-0"
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I MENLO EQUITIES I
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BUILDING A & PARTIAL B
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MENLO EQUITIES
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PARTIAL BUILDING B
SCALE: 1/16'=1'-0"
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MENLO EQUITIES
I MENLO EQUITIES I
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ROOF PLAN
BUILDING A & PARTIAL B
SCALE: 1/16"=1'-0"
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I MENLO EQUITIES I
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SCALE: 1116'- 1'-0"
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UNIT 1- TYP.
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MENLO EQUITIES
I MENLO EQUITIES I
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UNIT 5- TYP.
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MENLO EQUITIES
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MENLO EQUITIES
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BUILDING A NORTH-SOUTH SECTIO"l
BUILDING B NORTH-SOUTH SECTIOl'i
I MENLO EQUITIES I
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SCALE: 1 ,/8':= 1 '-0"
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CUPERTINO COURTYARD
MENLO EQUITIES
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SOUTH ELEVATION @ STEVENS CREEK BOULEVARD
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MENLO EQUITIES
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MENLO EQUITIES
MENLO EQUITIES I
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SCALE: 1/8"=1'-0
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MENLO EQUITIES
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I MENLO EQUITIES I
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SCALE: 1/8'=1'-0"
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MENLO EQUITIES
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I MENLO EQUITIES I
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PRELIMINARY LANDSCAPE PLAN
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SECTION AT NORTH PROPERTY LINE
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SECTION AT RETAIL B WITH EX'ISTING TREES
SECTION AT RETAIL B WitH PROPOS!ZD NEW TREES
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KEY:
'f - - PEDESTRIAN CIRCULATION
~ _ _ VEHICULAR CIRCULATION
---
CIRCULATION DIAGRAM
(J[J
NOIl"'H
SCALE,l'~]INl'
0""'5 30 6<1
OCTOBER 17,200J PROJECT~O; 03556
.1tJ'1t1...a..... i
CUPERTINO FINANCIAL CENTER
MENLO EQUITIES
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PLANT UST
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PROpOSED TREE pLANTING PLAN I
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~ 5 JC to
CUPERTINO COURTYARD
MENLO EQUITIES
0<.1.-17,1000.
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E_~~~A~5~. L..5
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TILE ROO=- GZ;,Y
ROOF TRllv1 & GUTTER CREAf,W
RETAIL & LOFTS
BODY PERSIMMON
BASE- CHINCHUA
CUPERTINO COURTYARD
CUPERTINO CALIFORNIA
MENLO EQUITIES
.. W[IIDOVV FRA[vlE Df,RK GRAY
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RESIDENTIAL
BLACK
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BODY JONQU L
BODY- FLEX[BLE (yRfY
BASE- CHINCHILLA
BASE- CHIIICHLL/\
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BASE- CHINCHILLA,
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BOARD