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U-1987-07bCftq of CWperti»o 10300 Torre Avenue Cupertino, California 95014 Telephone: (408) 252-4505 DEPARTMENT OF THE CITY CLERK May 21, 1987 William H. Avery 19925 Stevens Creek Blvd., Ste. 145 Cupertino, CA 95014 CITY COUNCM ACTION - APPLICATIONS 2-Z-87 AND 7-U-87 P.O. Box 580 Cupertino, California 95015 IINTERbd CITY HALO 104j.) 8 N-Anza Blvd. This will confirm the action by the City Council at their meeting of May 41 1987 at which yaw Application 2-Z-87 was approved per the following conditions: CONDITIONS AaMMSTERED BY THE PLANNING DEPAT7INIEclNP The recoulmendation of approval is based on Exhibit A of Application 2-Z-87, except as may be amended by the Conditions contained in this Resolution. 2) DEFINITIVE DEVEMEMENP PLAN Exhibits A 2nd Rev, A-1 1st Rev., A-2, of Application 7-U-87 shall constitute the Definitive Development Plan for the subject Planned Development as required under Section 7.1 of ordinance No. 618. Approval of the Planned Development zone is contingent upon simultaneous approval by the City Council of Use Permit 7-U-87, including any modification of said Exhibits through conditions of approval. 3) The n nnber of dwelling units shall not exceed four (4). Ordinance No. 1411 rezoning the property was given a first reading. In regard to your APPlication 7-U-87, Council endorsed the concept of the City having the responsibility of doing the igarovements on lower McClellan Road, the project to proceed on the basis of four lots. Staff was directed to cam back to Council with a schFd2ile of when brprovements would occur. Sincerely, �e� a-�,)0-�, ROBEM A. WOLFE DEPUTY CITY CLERK cc: Department of Planning and Development Bill McBee Cupertino Sanitary District 20065 Stevens Creek Boulevard Cupertino, CA 95014 Jim Shaw 10655 Clubhouse Lane Cupertino, CA 95014 Hans Haug 22345 McClellan CUPertino, CA 95014 Aft 10300 Torre Avenue Cupertino, California 95014 Telephone: (408) 252.4505 DEPARTMENT OF THE CITY CLERK July 22, 1987 Cit-4 of Cupertino William H. Avery 19925 Stevens Creek Blvd., Ste. 145 Cupertino, CA 95014 P.O. Box 580 Cupertino, California 95015 CITY COUNCIL ACTION - APPLICATIONS 2-Z-87, 7-U-87 AND 6-FA-87 This will confirm the action by the City Council at their meeting of July 20, 1987 at which your Application 2-Z-87 was approved per Planning Ccnm(ission Resolution No. 3013. First reading of ordinance No. 1411 rezoning the property was conducted. Second reading and enactment are scheduled for the August 3 City Council meeting. The ordinance becomes effective 30 days after enactinent. Your Application 7-U-87 was approved per Planning Coiimission Resolution No. 3012. The expiration date for the use permit is July 20, 1989 (Section 6.4 of Ordinance No. 652 as revised by Ordinance No. 1136). Sincerely, iJ DOROTHY COI:U US CITY CLFJtK encl. cc: Department of Planning and Development Bill McBee Cupertino Sanitary District 20065 Stevens Creek Boulevard Cupertino, CA 95014 Jim Shaw 10655 Clubhouse Lane Cupertino, CA 95014 Sandra D. Wirt 22343 McClellan Road Cupertino, CA 95014 Ruth R. Mol„c i e 22393 McClellan Road Hans Haug 22345 McClellan Cupertino, CA 95014 J. F. Van Houten Ill Mary Way Los Gatos, CA 95030 Robert Hendrickson 10535 Mira Vista Ave. Cupertino, CA 95014 Dias. Robert Lloyd 22381 McClellan Road Cupertino, CA 95014 7-U-87 CITY OF CUPERTINO 10430 So. De Anza Boulevard Cupertino, California 95014 RESOLUTION No. 3012 OF 1 I C0K4ISSION OF THE CITY OF • •aR • • RE030=ING APPFDVALOF •a•. TO CCNSTRUCT FIVE ZERO LOT I• 1 LEIMCHED H34ES W10MEAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, as described on Page 2 of this Resolution; and WHEREAS, the applicant has met the burden of proof required to support said application.; and WHEREAS, the Planning Commission finds that the application meets the following requirenents: a) That the use or uses are in conformance with the General Plan of the City of Cupertino, and are not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located. b) That the property involved is adequate in size and shape to accommodate the proposed use. c) That the proposed use will not generate a level of traffic over and above that of the capacity of the existing street system. d) That the proposed use is otherwise not detrimental to the health, safety, peace, morals and general welfare of persons residing or working in the neighborhood of such proposed uses, nor injurious to property and improvements in the neighborhood. NOW, MMUTORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit is hereby reconTended for approval, subject to the auditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconclusions upon which the findings and emnditicns specified in this Resolution are based and contained in the Public Hearing record concerning Application 7-U-87 as set forth in the Minutes of the Planning c mnission meeting of March 23, 1987, and are incorporated by reference as though fully set forth herein. RESOLUTION tto. 3012 (7-U-87) 03/23/87 Page - 2 - SECTION II: PRU7ECT DfSCRIPYION Application No(s) 7-U-87, Applicant: William Avery property Owner: Sane Location: West side of McClellan Road. aeptroximately 200 ft. south of Mira Vista Road Parcel Area (Ac): 1.34 Moss M157-1 ]I �ul�i•�ll�ul7�\I �I71� r• �� street widening, improvements, and dedications shall be provided in accordance with City standards and specifications and as required by the City Engineer. 2. C[M, CUrrER & SIDO-MaX Curbs, gutters, sidewalks and structures shall be installed to grades and be constructed in accordance with standards specified by the City Er►gineer. A sidewalk may be required upon development of the Sims property on the Fast side of McClellan Road. Upon demonstration of benefit to the subject development, the developers may be required to participate in the cost of future offsits sidewalk improvements. 3. LIGHTITIG Street lighting shall be installed and shall be as approved by the City Engineer. On -street lighting shall be as required by the Architectural and site Approval Ccamnittee and ordinances and regulations of the City. All on and off -site lighting shall designed to in no way interfere with adjacent areas and shall be no higher than the maxim= height permitted by the zone in which the property is located. RES0LLlI'I0N No. 3012 (7-U-87) 03/23/87 Page - 3 - 4. FIRE HYEPANIS Fire hydrants small be located as required by the City. 5. TRAFFIC CORML SIGNS Traffic control signs shall be placed at locations to be specified by the City. RJNM lr7aia_9 Street trees will be planted in the public riot -of -way and shall be of a type approved by the City in accordance with the Stevens Creek Boulevard Sidewalk Plan. OIDa. ' I.is Pedestrian easements over the sidewalk area indicated on Exhibit A shall be prepared by the developer, approved by the City Attorney and recorded against the subject property prior to issuance of building permits. MMIe+'•�t� Grading shall be as approved and required by the City Engineer in accordance with Ordinance No. 214(a). � Drainage shall be provided to the satisfaction of the City Engineer. The developer shall be responsible for oouplying with the requirements of the Underground Utility Ordinance No. 331 and other related ordinances and regulations of the City of Cupertino, and shall make the necessary arrangements with the utility coupanies involved for the installation of said facilities. The subdivider shall submit a detailed plan showing utility underground provisions. (This plan must have prior approval of the utility meanies and the City Engineer.) Y)71/71 •:V���i :�'1�/7174174/4 The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, park dedication fees and fees for undergrounding of utilities. said agreement shall be executed prior to issuance of construction permits. 71 7�MY' Y• • �UilY�i�l:: �;:1�ilY:i:n��3jiKal�:+ Electrical and telephone transformers shall be screened with fencing and landscaping, or undengrounded, such that they are not visible from public street areas. RESOLUTION No. 3012 (7-U-87) 03/23/87 Page - 4 - 13. APPROVED E3HIIBITS mat the reocamerx aticn of approval is based cn Exhibits A 2nd Rev, A-1 1st Rev., A-2, B 2nd Rev of Application 7-U-87 except as may be amended by additional conditions enumerated herein. Said Exhibits, subject to modification by the provisions of the Resolution, shall constitute the Definitive Development Plan for the subject Planned Development zone as required under Section 4B of Ordinance 618. The approval permits construction of a max ic•niL m of five (5) zero lot line detached dwelling units and related site inprovements to be constructed in a single phase. Said construction may proceed only upon enactment following final approval by the City Council of a change of zoning classification for the subject site to a P (Planned Development) zone. 15. TREE PROTECTION The developer shall provide a plan at the Precise Development Plan Review stage for preservation of the existing specimen trees shown on Exhibit A 2nd Rev. The plan shall include an evaluation from a staff approved arborist regarding the effects of nearby construction upon the 48" Oak on Lot 1, and shall suggest appropriate short term and long term solutions to ensure the tree's survival. 16. SUBDIVISION Prior to application for building permits, the developer shall obtain City Council approval of a subdivision map depicting lot lines for each parcel and designating any areas to be held in common ownership. the developer shall retain the option to establish a homeowners association to provide for collective maintenance of commonly held areas an facilities on the site. Moe Hammers Association documents, enabling declaration and condominium plan shall be approved by the Department of Planning and Development and by the City Attorney prior to recordation. s:+awl-fai�ia+���:M�r:nl�ia`:ic±�►�i7a:i The Precise Development Plan for the subject development, as described in Section 4C of ordinance 618, shall be subject to Architectural and Site Approval Committee review prior to application for building permits, as required under Section 8.2 of Ordinance 618. The following topics shall be subject to explicit review within the Precise Development Plan context: PESOU TrON 110. 3012 (7-U-87) 03/23/87 page -5- 18. (Cont Id.) A) Modification of Structural Forms and Materials: 1) Provide a definitive exterior materials and color palette. Use of masonry and hard textured elements should be minimized. 2) Modify the building forms depicted on Exhibit B of 7-U-87 in accordance with the following guidelines: a) No more than two floor levels should be permitted for any vertical section of the building. MLis approach may be modified upon demonstration that the buildings appear as a two story unit viewed from the Stevens Creek Flood Plain environment. b) Roof slopes should follow the topography of the downslope area c) Vertical wall planes should be reduced in height, or concealed through grading techniques d) Side yard separations between upper story elements from one lot to the next should be increased to 20 feet mininamu. B) Modification of Site Development Details: 1) Provide a minim,m, front yard setback depth of ten (10) feet for all second story elements. The site plan labeled Exhibit A 2nd Rev. describes building envelopes: future development within these envelopes shall be controlled by these guidelines. 2) Limit height of front yard private area enclosures to three feet above the nearest top of curb elevation. 3) Provide a sidewalk linkage from the upper project frontage to the public staircase on the south boundary of the site, if feasible. C) Modification of Retaining Wall 1) Develop pockets or breaks at the toe of the wall to accommodate trees to introduce vertical relief to the wall surface. D) Comprehensive Landscape Planting Diagram: 1) Provide planting and irrigation details, including understory vegetation specifications, for the private front yard areas of rots 1 through 5, and for the "residual" portion of rat 5 northerly of the proposed dwellling unit thereon. Low growing, dense shrubs should be used to preclude trespass on said residual area. 2) Provide erosion control planting specifications for all sloped areas. RE5OUMON No. 3012 (7-U-87) 03/23/87 Page - 6 - 18) (Cont Id 3) Provide details for surface treatment of areas beneath the dripline of preserved specimen trees, in accordance with the arborist's report required uTder Condition 15 of this Resolution. F 4) Provide details for planting and irrigation for all retained earth structures. 19. SOUR The applicant shall install plumbing chases to facilitate future installation of roof mounted solar crater heating devices. installation of said devices is optional. PASSED AND ADOPTED this 23rd day of March, 1987 at a Regular Meeting of the Planning) Commission of the City of Cupertino by the following roll call vote: AYES: CCYo=IONERS: Sorensen, Adams, Szabo, Chr. Mackenzie NOES: CCHMLSSIONERS: None ABSTAIN: COMMLSSICNERS: None ABSENT: CtCMMISSICNEFS: Claudy /sl Robert S. Cowan /s/ Donald Mackenzie Robert Cowan Donald Mackenzie, Chairman Director of Planning Cupertino Planning ccminissicn 2-Z-87 CITY OF CUPERTINO 10430 S. De Anza Boulevard Cupertino, California 95014 RESOIIJIZON No. 3013 OF THE PLAHNI14G COH IISSION OF THE CITY OF CUPS MNO RECOMMENDING APPROVAL OF A CHANGE OF Z0NIM CLASSIFICATION FOR A 1.34 GROSS ACRE PAROL FROM OG (GENERAL CM2h RCIAL) TO P (PIAMM DFVELOFME U WITH RESIDEnMAL USE USE It M?T) SECPION 1• FINDINGS wHEMM, the Planning Commission of the City of Cupertino has received an application for a charge of zone or prezoning, as described on Page 2 of this Resolution; and WHEREAS, the necessary public notices have been given in a000rdance with the Procedural Ordinance of the City of Cupertino, and the Planning ccomission has held one or more Public Hearings on the subject application; and WHEREAS, the Planning Ccumdssicn finds that the subject change of zone or prezone meets the following requirements: 1) Encourages the most appropriate use of land 2) Conserves and stabilizes the value of property. 3) Provides for adequate access to light and air. 4) Permits adequate control of fires. 5) Protects public health, safety and welfare. 6) Prorates the orderly develcpnent of the City. 7) Benefits the property and improvements in the zoning district and neighborhood in which the property is located. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Change of zone or prezone is hereby reommnended for approval; and BE IT FUS RESOLVED: That the subconclusions upon which the findings and conditions specified in this Resolution are based upon are contained in the Public Hearing record concerning Application 2-Z-87 as set forth in the Minutes of the Planning Comaission meeting of March 23, 1986, and are incorporated by reference as though fully set forth herein. RESOLUTION NO. 3013 (2-Z-87) 03/23/87 Page - 2 - SECTION II: APPLICATION DESCRIPTION 410 Application No(s) 2-Z-87 Applicant: William Avery Property Owner: Same Location: West side of McClellan Road, approximately 200 ft. south of Mira Vista Road Parcel Area (Ac) : 1.34 gross SECTION III: CONDITIONS ADMINISTERED BY THE PLANNING DEPARTMENT 1 APPROVED EXHIBITS The recommendation of approval is based on Exhibit A of Application 2-Z-87, except as may be amended by the Conditions contained in this Resolution. 2) DEFINITIVE DEVELOPMENT PLAN Exhibits A 2nd Rev, A-1 1st Rev., A-2, of Application 7-U-87 shall constitute the Definitive Development Plan for the subject Planned Development as required under Section 7.1 of Ordinance No. 618. Approval of the Planned Development zone is contingent upon simultaneous approval by the City Council of Use Permit 7 U-87, including any modification of said Exhibits through conditions of approval. PASSED AND ADOY1' this 23rd day of March, 1987 at a Regular Meeting of the Planning Commission of the City of Cupertino by the following roll call vote: AYES: COMMISSIONERS: Sorensen, Adams, Szabo, Chr. Mackenzie NOES: COMMISSIONERS: None ABSTAIN: COMMISSIONERS: None ABSENT: COMMISSIONERS: Claudy ATTEST: APPROVED: Guittivt, Robert Cowan Do ckenzie, irman Director of Planning Cupertino Planning 'ssion Citq of Cuperti"o 10300 Torre Avenue Cupertino, California 95014 Telephone: (408) 252-4505 OFFICE OF THE CITY CLERK October 20, 1987 William Avery 19925 Stevens Cleek Boulevard, Ste. 145 Cupertino, CA 95014 P.O. Boa Sf10 Cupertino, California 95015 C17Y COUNCIL ACTION - APPLICATION 7-U-87 - CLARIFICATION OF CONDITIONS OF APPROVAL n-ds will confirm the action by the city Council at their meeting of October 12, 1987 at which conditions of approval of your Application 7-U-87 were approved as follows: OONDITIONS AEMMISTERED BY '1-!E PUBLIC WRRS DEPARgMERr 1. STREET IMPPDVEIMM & DEDICATION Street widening, :bprovements, and dedications shall be provided in accordance with city standards and specifications and as required by the City Engineer. 2. CURB, C�JPM & SIDEF+ALK Curbs, gutters, sidewalks and structures shall be installed to grades and be constructed in accordance with standards specified by the city Engineer. A sidewalk may be required upon development of the Sims property on the East side of McClellan Road. Upon demonstration of benefit to the subject development, the developers may be required to participate in the cost of future offsite sidewalk improvements. 3. LiGHIZNG Street lighting shall be installed and shall be as approved by the City Engineer. On -street lighting shall be as required by the Architectural and Site Approval Committee and ordinances and regulations of the City. A11 on and off -site lighting shall designed to in no way interfere with adjacent areas and shall be no higher than the maximum height permitted by the zone in which the property is located. 4. FIRE FIYDRANfS Fire hydrants shall be located as required by the City. 5. TRAFFIC CONPROL SIGNS `. Traffic control signs shall be placed at locations to be specified by the City. Street trees will be planted in the public right -of -gray and shall be of a type approved by the City in accordance with the Stevens Creek Boulevard Sidewalk Plan. 7. PEDESIRIAN FASIItFNP Pedestrian easements over the sidewalk area indicated on Exhibit A shall be prepared by the developer, approved by the City Attorney and recorded against the subject property prior to issuance of building permits. 8. GRADING Grading shall be as approved and required by the City Engineer in accordance with ordinance No. 214(a). n:: 61:Ha Drainage shall be provided to the satisfaction of the City Engineer. 10. UNDERGROUND UPILIfiIFS 4he developer shall be responsible for complying with the requirements of the Underground Utility Ordinance No. 331 and other related ordinances and regulations of the City of Cupertino, and shall make the necessary arrangements with the utility des involved for the installation of said facilities. Rhe subdivider shall submit a detailed plan showing utility underground provisions. (this plan must have prior approval of the utility coapanies and the City Engineer.) 11. DEVELOR4ENP AGREEiSENP 4he project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, .park dedication fees and fees for undergrounding of utilities. said agreement shall be executed prior to issuance of contraction permits. ' 12. EIBCIFtiCAL AND TELEPHONE TRANStURMERS Electrical and telephone transformers shall be screened with fencing and landscaping, or undergrounded, such that they are not visible from public street areas. 13. MOCZEULAN ROAD IhiPROVFMQIIS Precise alignment and grade of McClellan Road shall be subject to approval by the City Engineer. 14. TANDSCAPE MAIIzrENANCE The applicant shall enter into an agreement to install and maintain the dedicated landscape easement on Lots 1-4, for a period of 10 years. The agreement may take the form of a cash deposit, bond, or an assessment district or other mechanism suitable to the City staff. ne agreement form shall be resolved and included with the improvement agreements to be signed prior to release of building permits or recordation of a final map. OONDITIONS ACKWISPERED BY THE PLANNING DEPAF7LMFNP [j 15. APPROVED EXHIBITS that the reocemwndation of approval is based on Edxibi A 1st , A-1 3rd Rev., A-1 2nd Rev., A-3 1st Rev., of Applica esarept as may be amended by additional conditions eiuuaerated herein. Said Exhibits, subject to modification by the provisions of the Resolution, shall constitute the Definitive Developrrznt Plan for the subject Planned Development zone as required under Section 4B of Ordinance 618. The approval permits construction of a maximum of four (4) zero lot line detached dwelling units and related site improvements to be constructed in a single phase. Said construction may proceed following final approval by the City Council of a change of zoning classification for the subject site to a P (Planned Development) zone. 17. SUBDIVISION Prior to application for building permits, the developer shall obtain City Council approval of a subdivision map depicting lot lines for each parcel and designating any areas to be held in common ownership. The developer shall retain the option to establish a homeowners association to provide for collective maintenance of commonly held areas an facilities on the site. The Homeowners Association documents, enabling declaration and condominium plan shall be approved by the Department of Planning and Development and by the City Attorney prior to recordation. - 19. PRECISE DEVELOPMENP PLAN REVIEFl The Precise Development Plan for the subject development, as described in Section 4C of ordinance 618, shall be subject to Architectural and Site Approval Committee review prior to application for building Permits, as required under Section 8.2 of Ordinance 618. The following topics shall be subject to explicit review within the Precise Development Plan context: A) Modification of Structural Forms and Materials: 1) Provide a definitive exterior materials and color palette. Use of masonry and hard textured elements should be minimized. B) Modification of Site Development Details: 1) Limit height of front yard private area enclosures to three feet above the nearest top of curb elevation. 2) Provide a sidewalk linkage from the upper project frontage to the public staircase on the south boundary of the site, if feasible. C) Modification of Retaining Wall 1) Develop pockets or breaks at the toe of the wall to accommodate trees to introduce vertical relief to the wall surface. D) Conprdwzwive Landscape Planting Diagram: 1) Provide planting and irrigation details, including understory vegetation specifications, for the private front yard areas of lots 1 through 4, and for the elongated portion north of lot 4. low growing, dense shrubs should be used to preclude trespass on said residual area. 2) Provide erosion control planting specifications for all sloped areas. f lIF; o"W the applicant shall install plumbing chases to facilitate future installation of roof mounted solar water heating devices. Installation of said devices is optional. 21. sgrmc S AND HEIGHT Setbacks and height shall reflect requirements of the Rl zoning Ordinance unless otherwise delineated on the approved exhibits. The Director of Planning shall have the ability to make slight adjustments if deemed to be consistent with the intent of the zoning conceptual development standards. 22. WDIFICATION OF APPROVED DEVELOPMENT PLAN In the event that the applican� or subsequent property owner shall desire to make any minor change, alterations or amendment of the approved development plan, a written request or revised development plan shall be submitted to the Director of Planning and Development. If the Director makes a finding that the changes are minor and do not result in a material affect upon the appearance or function of the project, said changes may be certified on the revised plan. If approval of said changes is withheld, the applicant may appeal to the Planning Commission. If the Director finds that the requested changes are material, such changes shall be referred to the Planning Camnission for approval. If the changes are denied by the Planning Caanission, the applicant may appeal to the City Council as provided in City Ordinance No. 652. If said changes are approved by the Planning C a:mission, an appeal may be made to the City council by any interested party. Further, any member of the City Council may request a hearing before the City council regarding said approved changes. Said request shall be made within ten (lo) days fnm the date of approval of said changes by the Planning Commission. The conditions cited for approval of Application 7-U-87 in the letter dated July 22, 1987 (Planning Commission Resolution No. 3012) are superseded by the above conditions. Sincerely, cc: Department of Planning and Development Bill McBee Cupertino Sanitary District 20065 Stevens Creek Boulevard Cupertino, CA 95014 Harts Haug 22345 McClellan Road Cupertino, CA 95014 Mrs. Robert Lloyd 22381 McClellan Road Cupertino, Ch 95014 conifer tree, typ. .-broadleaf tree, typ. accent tree, typ., ncrete watt, typ. patio fence• typ. ME— McClellan Road McC 1 10'min. rJ curb,typ. / r--e)dewak rprope" fine. typ path fenclnGtYR cEtpGcLi COW AAe / ce yard t screen eenn ehrubs.1,'typ. Vl� proposed well retalnin0 wa6, typ. deck..tyP prose site area (est.) -58200 aq.ft - 1.34 ac. net aka arm (eat.) - 40100 - 0.92 eAistlnp edge of pavernerlt net site area w/ street adjustments -35900 - 0.82 / *xixunp trBe• � nettddensity� - -6.01 du/ec. yUbfic; e)dewek AWOL 1APPT� ��MM{{��ff A a Mae rorAL 'of wet I AP A AREA IeaP1a0Y �M of PPACIS ;�kt> _HExASB Drive Tee nA �n its � �"r ""c" I 1OMc" J Tea Ai1.1 v� n 1 1 18700 1:2875 4 1 1Noft I 2 14400 8.6 2 1. 6400 ; 2750 13 or 4 l 2 2 j 1600 I 6.6 j 3 1.5300 1 2400 1 3; 2 2 1500 6.6 I 4 1 4400 , 2400 3 2 2 j 1400 j 8.6 5 J-313001.2250 3 2 j 2 1500 I 6.6 • Q& *A"Aaa A►ACZe 't APKN WAOJU" CY-RKCT NNIO"e @POAM accent strobe. ty;. yroundcover area, typ. hvdromaded area. ty1A. Mira Vista Road acover tertmuve plant ust trees 15 6AL. DIEACI6 AGAIEDLIA COW UYE OAK , 15 GAL. PIATAII:b ACE" -:A LP= PLANE 15 SAL. FWIRUS OtYCAAPA •AAYe000' ItArMOD ASH ' 15 6AL. Pritl75AWAM AII EYD Ei! PEAL S t 10 6AL. SEQUOIA WTUS BUE' so .. S t 10 GAL PILAUS AACUMLS ALEM PIE , , sfe rub S 6AL. CEACIS DCCIDMAUS mmm m lE7 5 CAL. LETT6SPEIL" SCOP"Iet 10 NAM tEA WE RAY 6LDY' .• S GAL. W AI0.FTSIS WICA • • ea •_ _ . FtIA6Tl1E' S 6AL. AWIRA 117MICA IEI IEAT AAla00 '. S 6AL. IETEACKLES AIatT1FQ1A TOM IIEW ' grc n ovw IAI1 AUCOIS PILW1215 MW c"TE 111 '. MEDEAA Kit: ENGUSa M. , '.•: E w cover JASIIIAIeI lESerl PtlleDSf 1A91IE' .:: DEFINITIVE r dowsOomor� and CONCEPTUAL LANDSCAPE PLAN_ Lands of Hoo and Noon cupemno, calif0mia 20 Scale .haver/ 1987 Ae0Med March 4. 1987 . 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