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DIR-2012-29b
CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308 To: Mayor and City Council Members Chairperson and Planning Corrunissioners From: Aarti Shrivastava Director of Communi Develo me����� ' `'' , � p �� Prepared by: George Schroeder, Assistant Planner Date: August 2, 2012 Subject: Director's Minor Modification, DIR-2012-29, to a previously approved Use Permit (U-1977- 11) to allow parking lot modifications and landscape improvements at an existing office Uuilding located at 20400 Mariani Avenue. Director's Minor Modification, DIR-2012-30, to a previously approved Use Permit (U-1978- 04) to allow parking lot modifications and landscape improvements at an existing office building located at 10500 North De Anza Boulevard. Chapter 19.132 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 Plaruling Cominission in time to allow an appeal of the decision within fourteen calendar days. DISCUSSION � • � ��� ` The a licant, ohn Noori, re resentin : ��� _ ��_ � � PP T p g ,� - — Mission West Properties, is requesting ^�� ° ,,���MarianiAv���,~°^�- ����°��;��, '�"��, s�.' ' ; �."'.,, � approval to conduct site modifications to � � � ���- the parking lot and landscape planters at � - `° � , ,��; � ;� �g the two existing office buildings on separate � � '�`'� �� � v�� � '� ` ; .-, � �, zoaoo � �� parcels—DA03 (10500 N. De Anza Blvd) ��. ' ,,;_ � ,� Mariani '� � �,:. �°' and MA03 (20400 Mariani Ave). The �' � v , � MAO3 ' � parking lot modifications were previously �� ,;�,� � • iosoo N.o� _;!� " � �` �� ' ( c � � � Anza-DA03 � ��'�� � �� approved by the Director of Community ° �'��"�= -- � • � � � '> � ' ' Development on September 2, 2011 under " ° :�1 ' =Z � "/��i 1� �.��4 �� �.a .. file nos. DIR-2011-15 (20400 Mariani Ave) � --.�m � z� F ��1 � and DIR-2011-18 (10500 N. De Anza Blvd), t , �, t��� � �.� �- v �� x and the current applications are for �,, i��� ,�. � � � additional modifications. A shared arkin ° �°" �a �� P g _. � �.. r �,�� � ������Y`������M`� agreement currently exists between the two �,��,�;������;;,��� ,,�_�`; properties (file no. M-2008-05). Site Aerial Photo The project proposes to further enhance the parking lot shared by both properties. The parking lot south of the building at 10500 N. De Anza Blvd is being completely reconfigured to promote efficiency and maximize the parking capacity as well as onsite permeability and pedeshian safety. New and extended landscape islands are pr.oposed throughout the entire parking lot, and the existing perimeter landscape buffers are to be widened. New pedestrian walkways in the parking lot are proposed to provide safer connections to the office buildings. In addition, the walkway on the south side of 10500 N. De Anza Blvd DIR-2012-29: 20400 Mariani Ave DIR-2012-30: 10500 North De Anza Blvd Page 2 is to be reconfigured. Electric vehicle charging stations and a shuttle stop shelter are also proposed. The final details of these improvements will be reviewed and approved by staff prior to building permit issuance. As a whole, the parking lot serving the two office buildings are required by the City's Parking Ordinance to provide 1,113 stalls. The proposed reorganization of the parking lot provides a total of 1,176 stalls—a surplus of 63 stalls. Approximately 60 of the 63 surplus stalls are proposed to be compact spaces. Staff is supportive of the compact spaces since the required parking consists of standard size stalls. Regarding bicycle parking, the conditions of approval of the original building use permits require that one secured covered bicycle locking facility shall be provided for every 6,500 square feet of building area. A condition has been added for the project to provide at least 49 covered bicycle parking facilities. 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: "MA03/DA03- Parking Lot Repair Project, Apple," prepared by Kier & Wright and Reed Associates Landscape Architecture, dated July 18, 2012 and consisting of 7 sheets labeled Cover Sheet, Existing Site Plan, Proposed Site Plan, L3.0 (20400 Mariani Ave), L3.1 (20400 Mariani Ave), L3.0 (10500 N. De Anza Blvd), and L3.1 (10500 N. De Anza Blvd); except as may be amended by the conditions contained in this resolution. 2. PREVIOUS CONDITIONS OF APPROVAL All prior use permit conditions of approval (U-1977-11 and U-1978-04) and prior conditions of approval through past approvals (including, but not limited to DIR-2011-15 and DIR-2011-18) shall remain in effect unless superseded by or in conflict with subsequent conditions of approval, including conditions of approval for DIR-2012-29 and DIR-2012-30. 2. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department. 3. SHARED PARKING AGREEEMENT The shared parking agreement between the 20400 Mariani Avenue and 10500 North De Anza Boulevard properties shall be amended to reflect the most recent parking count and layout. The shared parking agreement shall be provided to the City for review and approval prior to recordation with the Santa Clara County Clerk Recorder's Office. A copy of the recorded agreement shall be provided to the City prior to final occupancy. 4. LIGHTING COMPLIANCE All new lighting must conform to the standards in the General Commercial (CG) and Parking Ordinance, and the final lighting plan (including a detailed photomet�ic plan) shall be reviewed and approved by the Community Development Director prior to building permit issuance. DIR-2012-29: 20400 Mariani Ave DIR-2012-30: 10500 North De Anza Blvd Page 3 Prior to final occupancy of site permits, a report from a licensed lighting engineer shall be provided to confirm that all exterior building-mounted and site lighting comply with the lighting standards contained in the City's General Commercial and Parking Ordinances. 5. TREE REMOVALS No tree removals are approved under this application. Tree removals and replacements shall Ue consistent with approval nos. TR-2011-26 (20400 Mariani Ave) and TR-2011-28 (10500 N. De Anza Blvd). Alternate replacement plans shall be reviewed and approved prior to commencement of landscaping activities. Alternate replacements deemed significant by the Director of Community Development may require a separate Director's Minor Modification. 6. FINAL SITE DETAILS Prior to issuance of building permits, the Director of Community Development shall review and approve the final site details, including,but not limited to: a. Coach stop shelter design and location b. Walkway paving material c. Parking lot striping d. Landscape planter islands e. Elect�ic vehicle parking layout and design of charging stations f. Bicycle parking design and location g. Wheel stops h. Seating areas The Director of Community Development may approve additional modifications or variations to the proposed plans as deemed necessary and appropriate. 7. BICYCLE PARKING A total of at least 49 covered bicycle parking facilities shall be provided for both office building properties, in accordance with the conditions of approval of U-1977-11 and U-1978-04. 8. LANDSCAPE PROTECT SUBMITTAL Prior to issuance of building permits, the applicant shall submit a full landscape project submittal per sections 14.15.040 A, B, C, and D of the Landscaping Ordinance. The Water-Efficient Design Checklist (Appendix A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water Budget Calculations shall be reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits. 9. LANDSCAPE INSTALLATION REPORT A landscape installation audit shall be conducted by a certified landscape professional after the landscaping and irrigation system have been installed. The findings of the assessment shall Ue consolidated into a landscape installation report. The landscape installation report shall include, but is not limited to: inspection to confirm that the landscaping and irrigation system are installed as specified in the landscape and irrigation design plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that causes overland flow, and preparation of an irrigation schedule. The landscape installation report shall include the following statement: The landscape and „ irrigation system have been installed as specified in the landscape and irrigation design plan and complies with the criteria of the ordinance and the permit." DIR-2012-29: 20400 Mariani Ave DIR-2012-30: 10500 North De Anza Blvd Page 4 10. LANDSCAPE AND IRRIGATION MAINTENANCE A maintenance schedule shall be established and submitted to the Director of Community Development or his/her designee, either with the landscape application package, with the landscape installation report, or any time before the landscape installation report is submitted. a) Schedules should take into account water requirements for the plant establishment period and water requirements for established landscapes. b) Maintenance shall include, but not be limited to the following: routine inspection; pressure testing, adjustment and repair of the irrigation system; aerating and de-thatching turf areas; replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control; and removing obstructions to emission devices. c) Failed plants shall be replaced with the same or functionally equivalent plants that may be size- adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall either be replaced or be revived through appropriate adjustments in water, nutrients, pest control or other factors as recommended by a landscaping professional. 11. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020,you will be legally barred from later challenging such exactions. This approval of the modification is effective August 2, 2012. The fourteen calendar day appeal period will expire on August 16, 2012. Enclosures: Plan Set G:\Planning\PDREPORT\DIRreports\2012\DIR-2012-29 and DIR-2012-30.doc s'+;,. - ,.'L'!:1 • �� ���_2otz-'�-°I .._,:� s !��- / ����- � ... '�r , OWNER APPLE,INC. 1 INFINffE LOOP,MS 47-2DDC CUPERTINO,CA 95014 CONTACT: JACKI HORTON PHONE: 408.862.8234 EMAIL: jadci@apple.com CIVIL ENGINEER/SURVEYOR KIER 8 WRIGHT 3350 SCOTT BOULEVARD,BLDG.22 SANTA CLARA,CA 95054 CONTACT: JOHN NOORI PHONE: 408.727.6665 EMAIL: jnoon�Icie�hLcom � � : � � � • � • � �1 �. • � � # � � � � _ U � C� �� [� � ��f? �� �u� 2 � 2��2 i—� LANDSCAPE ARCHITECT REED ASSOCIATES LANDSCAPE ARCHITECTURE 477 S.TAAFFE STREET SUNNYVALE,CA 94086 CONTACT: PAULJAY REED PHONE: 408.481.9020 EMAII: ralaincQmindspring.com 07.18.12 - Director's Minor Modification , - '�i:i ._ _ ,: , ,�� i._..r��..� . , - . . . -��(}`� . . 1 �- . i� - + ._ _� ���.� ,•� ���� �. •F�'Y::� � ..:� • .. _ .. � � _ _ ,. - . - - __ , _�� � . �r ��r ..: �! • �� ,. . . : . �` � y� . . �'7' . ._..__.... .. . .,F„ �...: - . : ' +_ -.- t r, ' � ...x � ,� - O.`t .. . �� �..�..r.r- �w. .» t. ;' - - - '�U''�►Ll , , t . a , . r�,_ .. � . . . . ,a "` ' A _ . . � � ...,+�,j� � . ., .�. , � + # L� ' ,a . .. �.. . . 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G��, .�..�.,.,�.� �- : r �• -- . � � � � � __.___ ...___ .. � � -. _ :. , � . �. :, �{ ,� �.X _ � � _� .r , : � , _ -„� � � �t�-�.-a,L-�. . _ ....:. _ � - --- � k W KIER & WRIGHT a / ' � �` a � Z l Z�12-- � MA03 SITE DATA Gross Buiiding Area 106,046 gsf Stalls Required(1:285) 372 stalls Stalls Provided 369 stalls DA03 SITE DATA Gross Building Area 211,132 gsf Stalls Required(1:285) 741 stalls Stalls Provided 808 stalls PARKING SUMMARY Total Parlcing Required 1113 stalls Total Parking Provided 1177 stalls Net Delta +64 stalls Proposed Site Plan CIVIL ENGINEERS&SURVEYORS,INC. • • 37S0x°����°°����2 MA03/DA03 Parking Lot Pro�ect j"�;, Sarrca Clan,CalNomia 95054 . . . , . . . 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PLANT C+RQI�DCOVH2 N Slfllb AREAS A$N01�.U5E 1RtANGIIAR SPACNC. a. 5ff OETAL MO SGECRGATION 54�T5 FOR!+lDOIiIOPIeI PFORMATIOrI S. 11$iE Wl1 BE PIO MAlB21A1.$OQ GI.ANi MATH7U1l.$$lB�'JTRUfqN''Wf11�O11f APPROV/1L OF TF�E ONR�H2 OR i1�E L.APDSCl�GE ARC4f1ECT. 6. ALL SLOPES PLAN1�WIRI LAWN NOT TO D(CEH�A 3A SLOPE ALL SLOPES GLAM�WfM G4011�D COVEQ NOT TO EXC�A 21 SLOPE 7. PQOVDE GO$fINE DRMt4GE AWAY FRQA ALL BU.DNG$C!i 1�11 d N TFE EVB�(f OF MIY DIE�ANCES BETWffid lH5 GLAN MD ACTUAL SfTE GOrQTpNS,TFE LArD$Cl+PE ARCHTECT 5 TO BE NOTF�M�IATB.Y. 9. BiTRE$fTE IS TO BE ROUGIJ p�er n.E ApN�CoNtrtnCTOa TO wrr� f00�����ADE W�SCAPE CONfR OR 15 TO F!E GRADE ALL q. ALL 51TE UfLrtES ARE TO BE PRO7ECT�OIRN!'CONSTRUCTIOPL NTF�EV81T OF COt�fi.IGT DETW$i�T4E PLAFS MD UTLJTES T1E CONTRACTOR SW�N07FY hE LMDfiCaVE ARCArtECT. M11'DM�AGE TO UTUTES,STRUCTUf�S.OR 0T1$t FE41UiE5 TO RByv+rl MD CAUS�BY TlE lArD5CaGE Cp+iRACTO¢5K411 BE R�I.AC$!OR GBAR�BY T1E CONTRACTOR AT NO EXPB�SE TO 7iE OWPER. L T4E WaRK N TESE DRAINJ�'MD$PECAC'.ATIONr'MY RW CONQRRENTLY WRN - ._._ .. - WORK BT 0118K'- TFE LMOSGAPE CONIRACTOR SHO11 COORO�dAiE TIE WORK WRU OT►8t GONTRAGTORS. - 12. PRIOft TO ANY OIC�JC OR TRB�C�NG.CA�OLR��'F AI�T- isoon�.snoo [i. GROiECi E�aSTNG S70RM ORAN N.ETS DRMI N.ETS.WITN RJiHt FABf71C,FOR T1E plRAT1pN OF T4E T. M. AMdIIA OF 9',NOf�FGOACACT�TaG`.�Ol TO DE GROVD�FOR ALL PCiV GLANTED AREAS. 6. ALL PEW PLANI�A4EA5 TO f�IVE 3'A�t�l LAY6�OF BARK MLA1 5ff RAMNf' SPECI-1CA710N�'a ���c- --- ��G=�t°,.��'��r'/ 0 �� °: � e��� �'n V�� �'� ���� �,_ ��-�_��� � � � RE����S m wurH T� an� wMnv�i.E CK����o�! .e�.��-��e�i.��•��-���erow y:w���I��[��1 APPLE PROJECT MA03 20400A A�ARiANI AVE. CUPERTINO. CA asuc a�c cm rwa�c concXrs o�.�e.aoii (urm.ao.) a.>>.xoi� Illql[AS[DIIOIIONf TOLEMMCE pa.h.Zp11 IMCRE65[1RCE NRLL 5RC �.70.I0�1 SRE C14MCC5 5.17.201i rurrtnw cwuwcs a.is.mix me ew�ccs/nwr nurrxs �.�s.mix ��� � �ia'Nmoa � • ov.anao • o� ♦ ��¢�,� a�v wo usc a oocwons ��M•tr.o�uCw../e�rr.�w,�r./b �brtl�INCM Mdie�w w N Mr n�� b rYr4.wM'w r W�w�/�1I�iN n�sl b NY rw1s�w«..a r w�ws m.q.aw ney.oc �,.�..�..«....w.......�.�....,�- �wwwM�ar M WY��in mYwQien�M IM Iw}af Y�I Y r aw���^MwY�M rqM4�I �r�..�r.�.r�war��...a.....r.wMi .a.�w.a n�ns. �oa� vY o.w� os/x R..�.�.a vi r4oi.c1 Mo. to.a� x+1'�20' �� 01.J0.12 PLANTING PLAN L3.0 r{../�'�' I �W\1 OI�V 6 ATES GLANT KEY PDICATES PLANT QUAN�ITI' /� � I . 1 EXISTNG TR�TO REMIW \ � �_i % ! �,�,,,.� ..��;'��r�„ _ ;Z; d�l��`��Z��`O� ��Z �z•1� �� �� r VY�1 In./1 G3 L 1{E CONfRACTdR SLi4LL VHZFY PLNJT OUMlTITES FROM T1E GLANTN('i GLML OUAN11TE5�4�WN N Tl£lE(iB�D ARE FOR CONVB�FIJCF OK.Y. 2 NOTFY TFE lAPO''.+CAGE ARCHTE(,"T M�IA78T N TFE EVBrT OF ANY D15C�APICE$8E1YV��AC711N.$fTE Cp�DIT1pPl�'MD T4E PLAMTNG GLAPL 3. PLl+M GROIl�OCOVBt N SFRIB AREAS AS N07�,USE Ti7L4NGlJ�4R SPACNG. 4. 5ff DETAL MD SPECRCATION SI$TS FOR ADOfIIOPIAL rFORMAiYJN S. T1£RE Wl�BE P:0 MA76�WL$Q2 PLMIf MATHdAL$51b�''JTTMIOF7�'M9111p1iT APPROVfLL OF 71E ONRBt OR TF£l.4FD5Cl�GE ARCNTECT. Q ALL SLOGE�VLAM�WITN IAWN NpT TO IXC�A 3A SLOPE. ALL$LOPE'' GLMrt�WRH GROIkD COVHt NOT TO D(C�A 21$LOPE. 7. GQOVDE D05ffNE DRlWAOE AWAT FROM ALL BU.DN('s$CLi b11) & N 1►f EVB�lf OF ANY 01�'aC'.R�ANCE�BETW�J TH5 PLAN MD ACTUAL S�IE CpO1TprS.T1E lArD5CJ1PE ARG�TEGT 5 TO BE NOTF��a7Br. 9. �FN''�AGRA���APE BCOMRACT0�15 TO�R�E�C'�RTA�DE AL�� q. ALL 5lIE UMES l+RE TO BE PR0IECT�Dlf2NG CON57RUCTIOPL N7F�EVBdT OF G01�iJGT DETWS7J T1E PLANS MD UTIITCS T4E CONTQACTOR 511�k'D NO1FT 11E LMD5CA7E ARCLfTEGT. AN1'DAMAGE TO UTUTES.STRUCTlJ2E5.OR OT4Ht fEARRE$TO RB�IAN MO CAU�'.�6Y TlE W�DSCAGE CpNTRACTOR 54k�LL BE R�LAC�02 fl�Afl�BY TFE COMRAGTOR AT NO E7�BX',�E TO TFE ON?�HL l TE WORK N T1Ex'.rE DRAWNf�''MD SPECFICA7KX�M'MY RLN GONG�ffL7 WfTI� WOGK BT 07�8N'. TFE LAPOSCAGE CONIRACTOR SNN�.GOORONA7E i1F WORK wrtW oTMe�ca+mncTOr��. rz vaoa ro,nNr aoor�aa�+�.cr�a�►o�rwrF n�r- ieoo2z�.�oo Q VR07ECt DOSTNG STORM DRM!PlETS ORAN N.ETS,Wrtl1 R1TH2 FABRIC,FOR T1E DIRA OF 1LE ,GGT. b. A�fi�M OF S.NOMC.OAQACiH>TOP`'.�OL TO BE GQOViJ�FOR ALL PEW PLANf� AREAS. 6. nLL rEW GIMrt�OJ7En5 TO GEC6VE 3'Af�L LAt82 OF BlJiK M.LQ1 5�PLnN►NG �TIONS. s WN E N `�,e�R".� a��E.. � �rO� �`, �: � � � ������`�� �; ��y�.\Y. '� �:/ �� = � REEO ASSOCUITES ��� m aartN r�re rr�r sw+wa.�cKSO��«o�e .e....,...e.i.....,...ee w r:w�.�i.r r�nr APPLE PROJECT MA03 20400A MARIANI AVE. 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GLMlT Cx20U�D(',0482 N'' �AREA5 A5 NOT�.U5E TRIANGUAQ SGACf�K'. l TI�WORK N T1E5E DRAWNC'{�MD 9PECRCA71pJ''MY RW CONCIRRENfLY WffH WORK BY O7:Str. 11£LAPOSCdDE GONRtAC7aR`,�4L4LL COO4DFWTE TFE WO4K 4. 5ff OETAL MO SPECRCA110N 51$TS FOR AODflY7fdAl rFORMATION WRN OTFit CONTRACTOQS. 5. T182E N71 BE NO MAT6ile15 OR PLMlf MATEi�ALS Slb�TrtUTI0N5 N7T410UT t2 PRIOR TO ANY DIC'a('aN('OR T�f�IG.CALL 4t�d�S�vCE,uffiT- AGPROVAL OF 14E ONR82 OR TFE lN-D9CAPE l�RCHTECT. 1800.2272600 G ALL SI.OVES R1WT�WRN LAWN NOT TO DfG�A 31 SLOPE ALL SLOPES I3. GROIECT Eb57NG STaUA DRAN NETS DRAN N.E�S,WR}I FUTBt FABRIG.FOR PLM/T�WriN aQ011O GOV62 NOT TO D(C�A 21 SLOPE T1E DlRAT/�N OF T4E GRO.ECT. 7. VROVDE DOSITNE DRAW�AWAY fiZOM ALL BU.DfY'{�(2S Af�ll & N T4E EVBiT OF AN1'DI�'.�CR�ANCE�EETri�J Ta5 PIAN MO ACTUAL SfTE M. B NCLES Af�l.tl+l OF N01�FGObPAG7�TOP�'.�Ol SFIALL BE GROVD�FOR ALL COrDITbNS.ilE W�OraC'.ADE ARCNTECT IS TO BE NOTF�M�14TaY. VLMffNf'AREAS. v. ���i°c��ur�sce°iD�°coraen�oADa�s ro�i°�noe nLL� 6. BeRQa MU.CN ALL NO�TIRF GIANTN('s Pi7Ea5 Wrt11 A 3 NCL1 LAYHt OF BARKM,.lC4l LN�DS('•APE AREAS. ,-�,gq�-l' t.""a � / +IS ��)6;�%�.e � '���� �V1: •s s;��� 4 �I����� �,,�' �'�,�,.. ,��.�1dr ",:''u�.,Gd�.+' REED ASSOCUITES uwoec�� sn sdrtM r� fr�r Nl�rvKE.rKSaw�s�o�e �e�.���.��e�i������-seeewa y:��arA1 I wtit�q1�A1 APPLE PROJECT DA03 10500 N. DE ANZA BLVD. CUPERTINO, CA �suc w�c ertr tarrrr:(us.aa) �a�i.ii n�c�wu o�aw�rt roiiitux[ oe.:s.it unc�cvisaws os.,�.�z 1PRi REVISI� 06.11.1: srri avrsaus oe.�s.�z � srte R[vmons o�.�a.�x O ��� �""�.'�� e em.anao • � � � '�¢��e� awaes��r wo usc a oauiErrts r pw�.•trer�WS.wr a��..d w.rrr b W brrlY I�eM MWYaYn w/fr ww�w b��'.71�Ywbw�MI�N w�slY NY rn�na.�e w.a r w we m.M we.rey.a. f��iw4n w MlWw�b�wl MfW w�Ybry w- n.��i�i.r w arM����wer.r rw�ww r •r�r.i.+��d+.N...w.o r aw.yw .u.�w../.yw. �oo�� vY Drw^ DS/!L IM.Ywa 0% PropM W. tO.JO x�1��20' �� OE29.11 PLANTING PLAN L3. 0 an..� of / I � I / \ / 1 / /� / �� '�1� ���\�� \ / � �� / � \\ �� � i�-T �� � \ �� Y� � � / � � \ � �� �� 1�� �\ __�,� ��� �\ �r � 1\ �_ ��' � �uTC►x� � � • I --,�'`-. �� � � , I I \ � � �\` -��'�//-'-� \/ �/ � �' � ���� i I / � \� � �-' � "\ � i � —j� ' —� '' �� �t ' _- � � � ,..,r:.�� ._:in. � / � ��-�\ / - \ ���\ i • � � � � �� . � / � I.;\`__�/�--�\ �_ i� ��`\ �\I ��^ ��/� _ _ ,l� � l __��r�� � i � � � �' �,� i j/� � � � 1 / � ��\ � 1 i` �� .t\� �I \�� _�i�/ �� / I �� � �\ � � �\�%�_� \l� � � \ ♦ \ �� � i�-�/ \� / 1 � _i� � 1-' �, • ' i ii • ` I `�_s�, � �—' i � � 1 i' � �\ �/ � , � i �� —�\ � �� - � � -- � � � � \��I ` I ii� ; � I v, r � , , .---�� ���� , , . , . � __, __, � • \ I ,,--�, . � � '� -- � 1 �� �� �1 ' 1\ ��^*- � I � �,_• /� ��\_�Y�y��- �� ' \/� \ / � / I � -�u � 1' ��K�/ �� /� �I� • �, � � �y�-K�.��� -� i �� _ ��j�\ .�- -� �� i i , � i � �?—'�•` i �; � r r � � � ��, � � � � • i i � I �� �\�� i ��/ N \��__-'�f i �(�--��\ i ` 1\/�`'-'��� \� _s�� / ,� \ `/ ► � . � �',�� �I � I I� / . ��/� �\ �\ ��_ . \\ // /�_���\ r \ `\, // �� I �-� ��� � �. � � .1 . - ,'.� .ty. :SV. �'� � �� I I I� . /'/ � ''-"`'�s/ I ` / / �,,�cs'�z` �^sP'�"' � �\ �♦ / � 1.vo'°` I � � � � ! ��L�� 55 ri a-:_- \ �\. / ��_�� �z I ` T "\ �J.-� 55 I G3 . . , a , _ . 55 �� v3 C � Y�P!Al1`[�3 11E LOC'.At10N'' t� . 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I Nav[GOP1rL�D W1M tFE ptlTERIA OF 1FE W47ER /�� � GON6ERv4TION RV T4E L.MDBC�W ORDINa1C N�D 1, 1 OPFLIED TFIEYI 4CCORDRY�L7 FOR TFE�FICIENT WE OF it'-� • I WaTER IN tNE NlR164T�ON DESWN T�LML � � � � :.�_. . � � \ � I I\ / '�_`�,�'�, � PROJECT�Eil4�.$ �� I ��� � I ,� RENOv4TED L�lDbC4rE 41lEA TOTAL- 11�61 bF. �� �r' `� i � k ✓ i \ � �� I \ ` J �/ �--—. . . _ . _ � � f�il_\�� � 1 � 1 �� • i ` � -- � � � "-, �''� ,� i ��:�\ / � 1 ��_L�\ . '_h'I I i� � \� � / � \ � � . i�t\\��L�'C/i \�y� ��./ � � /� � � / *� � ���/ \ � / - \ I • � � , 1._. � �I � / \ � \ / � � ����� � � 1 MlItlG4?ION W4?EIF SOI�ECE•11NICIrAL UL1ip[WTN NeFK,sATION uL4TER I"ETER �T�i�.s ntES at.ewr r,E� PDICATES PLANT QUANTRY 1/• \�F�(ISTNG TR�TO REAAI+N \\-�/ i x��existr��To ee r�ov� \ � �_� I�M�1 fL 1��OVr�JVLG � �°��"` O O O• O ...��°i.�s^'r ,..�,,,,,........o.....o�ve... . . . e� w..or�s�.�c . . . . . . . �.�.ew..waro. .. � �eie �nae we w�w r sr.. .r� rn�w�a.r�rrw�. I . � f' --- 5 . j� . - _� i- .. 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WAGMIC�.. .. . ._ . . ���� .\\ 1 � �� � ' �� . .. ♦... . ..-. - � VSePY nLL OAS t!E lOCw7p1f' / � .V ~\ 1 I / . •. � .,�;�: /u�0 O�TU DRiOQ TO IWi p0OlKi � ' / .l �\ \ ��i/ � . . ... ._ . ..._ .-. : .-. .. -. .' ... �;� ,-r, � ! i ,y � - _ . : . ' � � � i. i . .. ;. .,-�, °` _ . , I ' ,� � i/ � �1�\ / �J_L� �y/� � — �--. �� �_� � :�---� ` / \ 1 � � � / � . � �_ , �. - . . i � � __y .—�—� ,�. � �r ,,.�'�' � —,.` i � i � � `,.--� :, > � ; �4,'" - � _ . , �, �,�� . � � �, � r . . . �aa.�- ,� ��� �� -s t � ,—'.� . — _ _ �.�'" � t—' ' r i � / � i • t �/ / �,'.. � \ ' � I -' ,. ` �. • : ' � . \�_-. Y' . /�`� � � .. - . . � � i5��. �_i t- ._"_�''� . . -• '� .._.-; ...^ . . ' �l.. _I -___ ._. --_._ . ..... ��I{.. • .. -. . _- . � • �. . . ' . � I .. . _. ' . - . � . .. - - . ` . - - .. � � .-. -.-< .... ...�. . .__..�t� .�-i-.. -.-. a _..._... .._...--....-. . .. �� '-.. . , .. .. � . ._ � . .. . . ..._.. .... . . �• . - �' . �' �..' .. �. . � � . _. .4.._-�._. � ._ � .. ..... . ... . . .. ! _. � . . .� . .. : . . . . . ..._�-_.. ... .. . . I � . _ . . , . . � . i PL.ANT L.16T� L T4E CONTRACTOR SNO�LL VB2FY GIANf QUANIRES FS20M T1£GLlWTNG RML O1/�4NTRE$�NMR�N T�E LECiB�O ARE FOR CONVB�B�CE OPLY. 2 N07FY TFE LAPDE�CACE ARpIIECT M.�IAiaY N TFE EVBJf OF ANY DI�'.�(".f�ANCES DETN'ffiJ AG111A1.SflE C�OfT10PF'MO TLE�LN:IiJ(i GLAN. 3. PLAM l�Ti0ll�0('AVH2 N 51�16 AREAS A5 NOT�.U5E 7RIANGUM SVAQ�X'. 4. 5ff OETAL�Y�D SGECFiCAT10N 51�T5 FOR ADOITIONAL�FORAAATqPI 5. T►82E wLL BE ND MATH7V�L5 OR PI1Wf MAT62InL5 5lE5TIM10N5 wrtu0tlf APGROVAL aF TF�E OWISt OR TF�E L.4PD5CAPE ARCHiECT. G ALL SL.OGES PLAM�WfTLl LAWN NOT TO EXC�A 3d SLOPE ALL SL07ES GLaM�W1TN C�ROl1�0 CAV82 rlpT TO IXC�A 2�SLOVE 7. GRQVpE PQ$ITNE pQqfiqQE AWAY FQOM pLL BULNf'{�f2l AW 8. N T4E EV@!T OF ANY DIFiCJ7�ANCES BETWC$J 7N5 GLlW MD AG7UAL SIIE CpafIlONS.TFE l.MOSCAPE ORCFREC7 IS TO BE NOTF�M�1a79.1'. 9. F0�0T OF FNSN�GRAORE.a�LArOSGAPE BC.ONT�RACT�5 TO�RE GRA�DET q11��No LM�O''.�CAPE AREAS. I ��� p. ALL SfTE U�11TE5 ARE TO BE FROTECT�OIR�dC CONSTRUCTIOPI N TlE EVBJT OF COPFiCT BETN'�1 7{E q,ANS MD UMES T1E CONfRACTOR SFaLL NOTFY T1E LArDSCOPE ARWTECT. AN1'�AMA(jE TO UILRES.57RUC7URE��OR 07482 FFATURES TO RB�iN�MD CaUSEO BY nE W�DSCnDE CONTRACTOR SFaLL 9E f�I.AC�OR R�AR�BT T4E CdNTRACTOR AT NO E�B�f',�E TO 1LE OWTHt. L TVE WORK N 7FE5E DRAWNG�APD$GECRCATIONS MY RW CONCIRi$�lTLY WITN WORK 8Y 0T18�'. 7lE LFlOSCAPE COrRRACTOR$41ALL COORDfdATE TFE WOfM WRW OT�62 COKfRaCTORS. t2 PQ�OR TO M!Y DIC�C'aNC'OR 1RB�HJG.GOdl Il�DH2GROUPD SHtVICE e1�'i- 1900327.2600 D. GROTECT E105TNG STOQM DRAN NETS ORAN PLETS.WfTFI FLITHt FADRIG.FOR I�h''p TFE OlRAT10N OF TFE G2QECT. Ild u � I k", ,(f 14. 8 NC+ES�OF NON{.OAPACT�TOP�.�OL$FIALL BE RtOVDED FOR ALL , �'' ,F,�:' RJ4N�NG AREA''a `:,�;�,��p�� 6. BnR'('A1 MULCN ALL PION-7iRF R.ANTNG nREAS WfiN a 3 Npa LAYB2 OF Bafb�.lCu � � REED ASSOCWTES L.AMOeCA►E ARCIMTECTMIE m �wrM T� tn�r sw+rvue,cK�a�waN .e�.��.��e�;.��.�,.�eeew r:.w+rs wr�.�.r.+ APPLE PROJECT DA03 10500 N. DE ANZA BLVD. CUPERTINO, CA ewc ah an�arcna(uio-aw) ia�i.» n�aawx aiaiart raiR�nc[ a.zf.�� Y►LL IIMSIONS 03.�7.t2 APPIt REVISIOMS 06.12.1. srz ecvis�oNS os.is.iz � srtc x[vrsions w.�s.�a q ��� �""�.� � • �.aifO,�D • ai • �� � ¢C/y,� ow�usw wo usc a oocuvrts M o�,f�..wr cw r.r w..'r�r A ■.r�w..ew.�.ww�•�.wea.. .r rir wwr� b A��'.1b1'wrrw�Mi'�MT�IY ti �nj�el wM�n rol Y M w0 ai�I�Il�v AeM� SY�il�n w MlMYn b�wl Mftl�1 w�ilery w- �Ywwnb p Ia/WKM�!n m 1bn�M 1M ��s�I�is�MdOaM a�e 1��iI M MI�Y wwnN rl/il�. �aw� oY Pw^ Os/!C 14wwa vi� RojM Ne. 10.JY x+1��20' �� OE29.11 PLANTING PLAN L3. 1 s�.w of