.03 TM-2006-08 Mike Rohde
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant
Property Owner:
Property Location:
TM-2006-08 Agenda Date: August 22,2006
Mike Rohde (Rosebowl Project)
Vallco International LLC
10123 Wolfe Road
Application Summary:
Tentative map to create 10 commercial condominium units and 204 residential
condominium units on an approximately six acre parcel (Rosebowl)
RECOMMENDATION:
Staff recommends approval of TM-2006-08 in accordance with the Model
Resolution.
BACKGROUND:
The Planning Commission and City Council previously approved a mixed-use
development consisting of 105,900 square feet of retail space, 204 residential
units and a parking garage (see rendering and site plan in Exhibit A). The
original approval was for for-rent condominiums, so it was foreseen that the
residential units would be condominiums. The applicant also proposes 10 retail
condominium units.
DISCUSSION:
The Subdivision Map Act states that" a map of a condominium project.. . need
not show the buildings or the manner in which the buildings or the airspace
above the property shown on the map are to be divided, nor shall the governing
body have the right to refuse the approval of a parcel, tentative, or final map of
the project on account of the design or location of buildings on the property
shown on the map that are not violative of local ordinances or on account of the
manner in which airspace is to be divided in conveying the condominium."
The tentative map shows the subject property as one lot, outlines the extent of
the condominium units, and provides for public pedestrian easements on the
sidewalk areas and along the east property line, adjacent to the
Metropolitan/Menlo Equities residential/retail development. The map also
states the proposed number of condominium units.
The tentative map is consistent with the previous project approvals. One
element of the tentative map will require additional review, which is the
alignment of the entrances into the development from Vallco Parkway. The
existing approval of the project includes a condition that states "the circulation
plan, including vehicle and pedestrian movements, medians and curb treatments
3/1
TM-2006-08
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROV AL OF A TENT A TIVE MAP TO CREATE TEN
COMMERCIAL CONDOMINIUM UNITS AND TWO HUNDRED FOUR
RESIDENTIAL CONDOMINIUM UNITS ON AN APPROXIMATELY SIX-ACRE
PARCEL (ROSE BOWL)
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Tentative Subdivision Map, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met. the burden of proof required to support said
application; and has satisfied the following requirements:
1) That the proposed subdivision map is consistent with the City of Cupertino
General Plan.
2) That the design and improvements of the proposed subdivision are consistent
with the General Plan.
3) That the site is physically suitable for the type and intensity of development
contemplated under the approved subdivision.
4) That the design of the subdivision or the proposed improvements are not
likely to cause substantial environmental damage nor substantially and
unavoidable injure fish and wildlife or their habitat.
5) That the design of the subdivision or the type of improvements associated
therewith is not likely to cause serious public health problems.
6) That the design of the subdivision and its associated improvements will not
conflict with easements acquired by the public at large for access through or
use of property within the proposed subdivision.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Tentative Subdivision Map is hereby
recommended for approval, subject to the conditions which are enumerated in this
3#3
Model Resolution
Page 2
TM-2006-08
August 22, 2006
Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. TM-2006-08 as set forth in the Minutes of the Planning Commission Meeting of
August 22, 2006, and are incorporated by reference as though fully set forth herein.
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
TM-2006-08
Mike Rohde (Vallco Fashion Park)
10123 N. Wolfe Road
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibit titled: "Tentative Map for a
Two Lot Merger and One Lot Condominium Purposes Vallco Shopping Center
Cupertino CA, except as may be amended by the Conditions contained in this
Resolution.
2. PUBLIC ACCESS EASEMENT
Applicant shall record a public easement access over the private roadway. The
agreement shall be recorded in conjunction with recordation of the final map,
and shall be subject to prior approval as to form and content by the City
Attorney.
3. TREE REMOVAL AND REPLANTING
All trees and landscaping in the existing parking lot area may be removed. The
inner row of evergreen ash trees, located behind the existing sidewalk, on Wolfe
Road and the ash trees on Valko Parkway may be removed. Replacement trees,
type and size, shall be determined in conjunction with a detailed landscape plan
to be reviewed by the Planning Commission and City Council. The tree size shall
be the largest commercially available with a preference for field grown or a
minimum 48 inch box. Tree #106 of the tree inventory, shown to be removed,
shall be retained. The outer row of evergreen ash trees on Wolfe Road shall be
retained.
4. TREE PROTECTION PLAN
As part of the demolition or grading permit drawings, a tree protection plan
shall be prepared by a certified arborist for the trees to be retained. In addition,
the following measures shall be added to the protection plan:
?rq
Model Resolution
Page 3
TM-2006-08
August 22,2006
. For trees to be retained, chain link fencing and other root protection shall be
installed around the dripline of the tree prior to any project site work.
. No parking or vehicle traffic shall be allowed under root zones, unless using buffers
approved by the Project Arborist.
. No trenching within the critical root zone area is 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.
. Wood chip mulch shall be evenly spread inside the tree projection fence to a four-
inch depth.
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 shall provide reviews before building permit
stage, during construction and before final occupancy of the Rosebowl building. A
report ascertaining the good health of the trees mentioned above shall be provided
prior to issuance of final occupancy.
5. TREE PROTECTION BOND
A tree protection bond in the amount of $15,000 for each retained ash tree along
Wolfe Road in the Rosebowl area shall be provided prior to issuance of building
permits.
6. CONSTRUCTION MANAGEMENT PLAN
A construction management plan shall be prepared by the applicant and
approved by staff prior to any grading, development or construction. Staging of
construction equipment shall not occur within 20 feet of any residential property,
within the 20-foot right-of-way or within 25 feet of the top of cliff on lots 4 & 5.
7. 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.
3-5
Model Resolution
Page 4
TM-2006-08
August 22,2006
8. CIRCULATION
The circulation plan, including vehicle and pedestrian movements, medians and
curb treatments shall be further evaluated. Amendments by the Director of
Community Development may be made if needed.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS
DEPARTMENT
1. STREET WIDENING
Street widening, street improvements and dedications shall be provided in
accordance with City Standards and specifications and as required by the City
Engineer.
2. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed In
accordance with grades and standards as specified by the City Engineer.
3. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer.
Lighting fixtures shall be positioned so as to preclude glare and other forms of
visual interference to adjoining properties, and shall be no higher than the
maximum height permitted by the zone in which the site is located.
4. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
5. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type
approved by the City in accordance with Ordinance No. 125.
6. 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 Engineers and/ or Regional
Water Quality Control Board as appropriate.
7. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post-
development calculations must be provided to identify if storm drain facilities
need to be constructed or renovated.
8. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground 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
3.-t,
Model Resolution
Page 5
TM-2006-08
August 22,2006
underground utility devices. Ordinance No. 331 requires all overhead lines to be
underground whether the lines are new or existing. 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.
9. IMPROVEMENT AGREEMENT
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 under
grounding of utilities. Said agreement shall be executed prior to issuance of
construction permits.
Fees:
a. Grading Permit Fee:
b. Checking and Inspection Fee:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Traffic Impact Fees:
Greater of 6% of On and Off-Site
Improvement Costs or $2,060 minimum
Residential: Greater of 6 % of On and
Off-Site Improvement Costs or $2,194
mInImum
Commercial: Greater of 6% of On and
Off-Site Improvement Costs or $3,540
minimum
$ 3,000.00
$19,606.87
**
$3,348
$1,401,300.00
TBD
Bonds:
a. On & Off.:.Site Improvements Bond: 100% Labor/Material Bond, 100%
Performance Bond
The fees described above are imposed based upon the current fee schedule
adopted by the City Council. 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 of said change or changes, the fees changed at that time will reflect the then
current fee schedule.
** Developer is required to pay for one-year power cost for streetlights
10. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment
enclosures shall be screened with fencing and landscaping or located underground
such that said equipment is not visible from public street areas.
3---7
Model Resolution
Page 6
TM -2006-08
August 22,2006
11. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil.
12. NPDES CONSTRUCTION GENERAL PERMIT
The applicant must file for a NOI (Notice of Intent) and must prepare a Storm
Water Pollution Prevention Plan with the State Water Resources Control Board.
The city must obtain documentation that the process has been completed.
For copies of the Construction General Permit, the NOI and additional permit
information consult the state Water Resources Control Board web site at:
http:/ www.swrcb.ca.gov / stormwtr / construction.html
13. BEST MANAGEMENT PRACTICES (BMP) REQUIREMENTS
Post-Construction Best Management Practices
a. Permanent Stormwater Quality BMPs Required
In accordance with chapter 9.18, Stormwater l?ollution Prevention and
Watershed Protection, of the City Code, all development and redevelopment
projects shall include permanent BMPs in order to reduce the water quality
impacts of stormwater runoff from the entire site for the life of the project.
all construction projects)
b. Stormwater Management Plan Required
The applicant shall submit a Stormwater Management Plan for this project.
The permanent storm water quality best management practices (BMPs)
included in this plan shall be selected and designed in accordance with chapter
9.18, Stormwater Pollution Prevention and Watershed Protection, of the City
Code.
c. BMP Agreements
The applicant and the City shall enter into a recorded agreement and covenant
running with the land for perpetual BMP maintenance by the property
owners(s). In addition, the owner(s) and the City shall enter into a recorded
easement agreement and covenant running with the land allowing City access
at the site for BMP inspection.
14. MAINTENANCE AGREEMENT
The applicant will be required to maintain all items, which are non-standard
within the City's right of way. The applicant and the City must enter into a
recorded agreement for this aforementioned work.
3,6
Model Resolution
Page 7
TM-2006-08
August 22,2006
15. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the City Engineer.
Clearance by the Public Works Department is needed prior to obtaining a building
permit.
16. EASEMENTS
Easements for electrical facilities shall be required.
CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF
ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 of the California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV.
Of this resolution conform to generally accepted engineering practices
Ralph Qualls, Director of Public Works
City Engineer CA License 22046
PASSED AND ADOPTED this 22nd day of August 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
A TIEST:
APPROVED:
Steve Piasecki, Director
Community Development Department
Marty Miller, Chair
Planning Commission
G: \ Planning \ PDREPORT\RES \2006\ TM-2006-08 res.doc
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B: Basement parking 179,640 s.f.
Ll: Ground floor relaillOS,200 s.c., Gl"Ound nool" parking 60,000 sJ.
1.2: Parking level 2 57,780 s.f.
L3: Parking level 3 57.780 s.c. + Residen.ial 96,260 s.c. + COlll.tynrds 24,820 s.c. + Fi'ne" ren.er 3,000 sJ.
U: Pal'king level 4 57,780 s.f. + Residenlial96,260 s.r.
L5: Parking level 5 57,780 s.C. + Residen,ial 93,260 s.r.
L6: Parking level 6 57,780 s.r. + Residen'ial 73,390 s.r.
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1ME IlEARlNG or NORTH 118"54'46. EASr ON 1ME IlONUIIENT UNE OF VAlLCO P~AY, 1S SHOWN UPON THAT
CERr.IIN PARCEl lW' FILED IN BOOt( 325 OF MAPS AT P~ 12, SNlTA ClNlA COUNlY RECORDS, IS THE IlASIS
OF BEARINGS FOR THIS SUIM:Y.
A.OOO ZONE DESlGNA TlON
1ME SITE CURRENT1.Y FAll. wrntIN 1ME FLOOD ZONE DESIGNATED ZONE B WHICH DESIGNATES NIfNS OF llININAL
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BASIS OF BEARINGS'
THE IlEARING NORTH 01'05'14. WEST BETWEEN FOUND STREET IlONUIIENTS ON WOlFE ROAD BETWEEN VAlLCO
P~AY ANO SIMNS CREEK BOUlEVARD 1S SHOWN ON 1ME PARCEllW' FILED ON JUNE 19, 1973 IN BOOK
325 OF IIAPS AT PAGE 12, SNlTA ClNlA COUNlY RECORDS.
TlT11: REPORT'
THIS SURVEY WAS BASEIl ON 1ME PREUllINARY 11TlE REPORT PREPARED frf CHICAGO 11TlE COMIPNff 11TlE
COMPANY, ORDER NO. 05-98200087-MC, EFFECTM: DATE APRIL 20, 2005,
UTlUTY STA1EIlENT
THE lYPES, LOCAllONS. SIZES ANO/OR IlEI'lHS OF EXISllNG UNDERGROUND IJ11U11ES 1S SHOWN ON THIS
TOPOG/W'HIC SURVrl' NIf Al'PROXltoIATE ANO WERE OBTAINED FROM SOURCES OF VARI'ING REUABIUlY. ONLY
ACIU.II. EXCAVATION Wll REVEAL THE lYPES, EXTENT, SIZES, LOCATlONS ANO IlEI'lHS OF SUCH UNDERGROUND
UT1l/l1ES. A REASONABlE EFFORT HAS BEEN IIADE TO LOCATE ANO DElINEATE AU. KNOWN UNDERGROUND Ul1lIT1ES.
HOWEVER, SANDIS HIAIBER JONES CAN ASSUIIE NO RESPONSIBlUTY FOR THE COIlPUJENESS OR N:;CURJC( OF ITS
OElJlEATION OF SUCH UNDERGROUND UTIUl1ES WHICH tolAY BE EI<<XlUNlERED, BUT WHICH NIf NOT SHOWN ON
THIS SURVEY.
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EX1SIIIIG WATER IIETER
EX1SIIIIG GAS IIETER
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(BOOK 7582 O.R., PAGE 812).
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CA CAUFDRNIA 55 SANITARY SEWER
t CEtmRUNE W WATER
IlWY llRI\IEWAY TOP TOP or SLOPE
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UP UP or GU1TER BOW IlOTTOIl OF WAll.
n. FlOW UNE TOW TOP or WAll.
G GAS BW BACK or WAU<
SllIIH S10RIl DRAIN MANHOLE TC TOP or CURS
so S10RIl DRAIN P PAV!llENT
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No.
REVISION
DATE
BY
8 5 A N D I 5 i CIV" ...,.....
I SUIVIYOIS
.L......
TENTATIVE MAP FOR A TWO LOT MERGER
AND ONE LOT CONDOMINIUM PURPOSES
V ALLCO SHOPPING CENTER, CUPERTINO, CA
VALLeo FASHION PARK
ROSE BOWL CONDOMINIUM
CUPERTINO CALIFORNIA
1
LEGAL DESCRIPTlON
eMW..II;
PORTION or PARCEl. 3, 1S SHOllN ON 1HE PARCEl. M MAP RECORDED .uN[ 19, 1973, BOOK 325 or
MAPS, PAGE 12. SANTA ClNlA COONTY REcams DESCRIBED 1S FOll.OWS:
BEGlNIING AT 1IlE INlBlSECTION or THE MONUMENT LM: or VAUro PNIII<WAY 1S _ ON 1MAT
CERTAIN PARCEl. 1lAP, REcalllED IN BOOK 325 or MAPS, PAGE 12. SANTA ClNlA COUNTY
RECORDS, \111M lIE llONUIlENT LINE or WCl1E ROAD 1S _ ON SAIl MAP; 1ItENCE ALONG SAID
llONUIlENT LINE or VAUro PARKWAY, N<Il1M 88 DEGREE 54'46. EAST, 85.00 FEET; 1ItENCE SDUlli
1 DEGREE 05'14. EAST, 55.00 FEET TO lIE SDU11OI.Y RIGHT-OF-WAY lINE or VAU.CO P~AY
AND THE 1RUE POINT or BEGlNNING; 1ItENCE ALONG SAIl UNE NORlli 88 DEGREE 54'46. EASr,
8001.2 FEET; THENCE LEA\1NG S.IID lINE SDU1M 1 DEGREE 05'14" EAST, 308.00 FEET; 1ItENCE
SDU1M 88 DEGREE 54'46. '/lEST, 820.12 FEET TO THE EASTERlY UN[ or WCl1E ROAD; 1ItENCE
ALONG S.IID LINE N<Illli 1 DEGREE 05'14. EST, 2ll8.00 FEET; 1ItENCE ALONG TANGENT CURE TO
THE RIGHT HAWIG A RADIUS or 20.00 FEET 1IIlOUGH A CENlRAL ANGU: or 90 DEGREE OO'fXf', AN
ARC l.ENGlli or 31.42 FEET TO THE 1RUE PaNT or BEGINNING.
eMlaJlt
lliE RECIPROCAl. AND NON-EXCWS1VE EASEllENTS, RIGHTS, PRlw.EGES or USE, INGRESS AND
EGRESS, PARKING AND FOR UlIUTY AND OlHER PURPOSES ~tED AND GRANtED 1S AN
APP\JlIENANCE TO S.IID L\NIl, 0ESCRIBEIl IN lliAT CERT.IIN CONS11lUCTION, OPERATION AND
RECIPROCAL EASEIotENT AGREEMENT BEl1IIEEN VAUro FASHION PNIII< \o9ITURE. SEARS ROEBua<
AND co. AND FEDERAtED OEPARlllENT STORES, INC, DAtED 1S or THE 19l1i DAY or FEllR\JARY
1975, REcalllED 1HE 711l DAY or MAROl, 1975 III BOOK B309, PAGE I, OFFlaAL RECORDS, SANTA
CLARA COUNTRY, 1S AIlENDEIl frf (1) FIlST _T TO COIIS1RUC1ION, a>ERATION AND
REaPROCAI. EASEllENT AGREEMENT DAtED 1S or THE 1ST DAY or AUGUST, 1975 RECORDED
AUGUST 29, 1975 IN BOOK 8591 AT PAGE 434 or SAIl OFFICAL RECORDS; (2) SECOND
_T TO A RESTAlDlEIIT or CONSTRUC1ION, 0PERA1ION AND RECIPROCAL EASEllENT
AGREEIIENT BE11lEEN VAU.CO FASHION PARK ',{N'fURE, FEDERAtED OEPoIR1IoIENT STORES, INC.,
SEARS ROEBOO< AND co., 1Nc., AND J.c. PENNEY PRllFER11ES, INC., DAtED 1S TO 1IlE 1ST DAY or
DECOIBER. 1975 RECORDED SEPlEIIlER 14, 1975 BOOK C280 0FAaAl. RECORDS, PAGE 298, IN SAIl
0FAaAl. RECORDS 1S AIIENDED frf 1ltRD _T TO RECIPROCAL EASEIoIENT AGREEMENT DAtED
SEPTEIlBER 14, 1978, REcalllED .AllIE 24, 19n FIlE NO. _: (3) 1ME UNREcalllED
AGREEMENT DAtED 1S or lIE 19H DAY or FEllR\JARY 1975, BEl1IIEEN VAUro FASHION PNIII<
'>f:N1URE AND SEARS, ROEIlU(l( AND CO., 1HE UNRECORDED AGREEIIENT or 1IlE SAIl E DATE
BE11lEEN VAU.CO FASHION PNIII< ',{NlIJRE AND FEDERATED OEPARlllENT STORES, INC., AND 1IlE
UNREcalllED AGREEMENT DAtED 1S or MAROl I, 1978 BE11lEEN VAUro FASHION PNIII< ',{NlIJRE
AND J.c. PENNEY PRlRRTIES, 1IlC., AND (4) lIE UNDATED AGREEMENT AND CONSENT AND
APPROVAL EXECUtED BY VAUro PARK, L1O. VAU.CO FASItON PNIII< ',{N'fURE, FEDERATED
OEPoIRlIIEIIT STORES, INC. AND SEARS, ROEIlU(l( AND CO. REcalllED IN NllRESoIlIl OFFlaAL
REcams IN BOOK B309, PAGE 241 1S AIIENDED BY A F1RST _T AND CONSENT AND
oIPI'ROVAL DAtED AUGUST I, 1975, BY AND _ THE SAllE PARTIES RECORDED IN 1IlE
NllRESoIlIl OFFlaAL REcalDS IN BO(J( 8591, PAGE ~ 1S FURlHER AIlENDED frf ANOlHER
AGREEMENT AND CONSENT AND APPROVAL DATED 1S or DECBIBER 1, 1975, BY AN AIlONG VAU.CO
CENTER. INC., VAUro PNIII< L1O.. FEDERAtED OEPARlllENT STllRES, INC., SEARS, ROEBua< AND co.,
AND J.c. PENNEY PROPERTIES, 1Nc., REcalllED SEP1EIIIIER 14, 1978 BOOK C280 OFFICAL RECORDS,
PAGE 484, 1S AIIENDED BY AGREEIIENT AND CONSENT AND APPflOVAL DATED SEP1EIIIIER 14, 1978
RECORDED .JUNE 24, 19n IN BOOK C948 PAGE 001 AND 1S AIlENDED frf (5) FOUR1lt _T
TO CONSTRUC11ON. a>ERA1ION AND RECIPROCAL EASEIoIENT AGREEMENT BEl1IIEEN VAlLCO fASHION
PNIII< '>f:N1IJRE, FEDERAtED OEPARlllENT STORES, INC., SEARS, ROEIlU(l( AND CO., AN J.c. PENNEY
PRllFER11ES, INC., DAtED MAY 1, 1979, RECORDED OCTOBER 15, ,__ IN BO(J( FS58 0FAaAl.
RECORDS, PAGE 203, AND 1S AIlENDEIl BY (8) FIF1H _T 10 CONSTRUC1\ON, OPERATION
AND RECIPROCAl. EASEIoIENT AGREEMENT BrnIEEN VAU.CO FASItON PARK '>f:N1IJRE, FEDERAtED
OEPARlllENT STORES, INC., SEARS, ROEIlU(l( AN DOC., AND J.c. PENNEY PRlRRTIES, INC., DAtED
FEllR\JoIRY 15, 1984 AND REcalllED FEllR\JARY 18, 1984 IN BOOK 1310 or 0FAaAl. RECORDS, PAGE
001 (SAIl CONSTRUCllON, 0PERA11ON AND RECIPROCAl. EASEIotENT AGREEMENT, 1S AIlENOED, SAID
AGREEMEN1S 1S AIIENDED AND SAIl ORIGINAL AGREEMENT AND CONSENT AND APPflOVAl, 1S
AIIENDED NIf HEREINAF1ER REfEJlRED TO ca.t.EC11'otl.Y 1S .CONSTRUCTION, 0PERA11ON AND
RECIPROCAl. EASEllENT AGREEMENT", IN, ON, CMR, UPON AND UNDER CERTAIN AO.lOINING REAl.
PROPERTY 1HEREIN, MORE PoIR1ICUloIRLY DESCRIBED, TDGE1HER lII1H AU. or 1HE RIQi1S, POWERS
AND PRMlEGES AND BENff1TS UNDER SAIl COIIS1RUCTION, 0PERA1ION AND RECIPROCAl. EASEllENT
AGREEMENT, ACCRUING TO VAU.CO FASHION PNIII< ',{N11JRE. VAUro PARK, L1O, AND VAU.CO
CENTER, INC., THEIR SUCCESSORS. l!GAL RfJ'RESENTATI'>f:S AND ASSIGNS.
EXCEPTING THEREFROIl SAID RIQITS, POllERS. PRlIlLEGES AND BENERTS llHIai NIf NOT REAL
PRlRRTY III INTEREST IN REAl. PRlRRTY.
~
PORTION or PARCEl. 3, 1S _ ON 1HE PARCEl. IIAP REcalllED .uN[ 19, 1973, BOOK 325 or
MAPS, PAGE 12. SANTA ClNlA COUNTRY RECORDS, DESCRIBED 1S FOlLOWS:
BEGINNING AT 1IlE INlBlSECTION or 1ME IlONUIIENT UN[ or VAUro P~AY 1S _ ON 1MAT
CERTAIN PARCEl. lW', REcalllED IN BOOK 325 or MAPS, AT PAGE 12. SANTA ClNlA COUNlRY
RECORDS, \I1lli 1HE MONUIIENT LINE or WCl1E ROAD 1S _ ON SAIl MAP; lHENCE .\LONG SAID
IolONUIlENT LINE or VAU.CO PARKWAY, NOR1H 88 DEGREE 54'48" EASr, 85.00 FEET; 1ItENCE SDUlli
1 DEGREE. 05'14. EAST, 55.00 FEE TO 1HE SDU1HERl.Y RIGHT-or-WAY UNE or V/oU..CO P~AY,
lHENCE ALONG SAIO UIIE N<Il1M 88 DEGREE 54'48" EAST, 8001,2 FEET TO 1HE lRUE POINT or
1lEGINNNG: lHENCE LEA\1NG SAIl UN[ SDU1M 1 DEGREE 05'14. EASr, 308,00 FEET; 1ItENCE NORTH
88 DEGREE 54'46. EAST 214.89 FEET; 1ItENCE NOR1H 1 DEGREE 05'14. '/lEST, 304.18 FEET TO SAID
SDU1HERl. Y UN[; lHENCE ALONG A NON-TANGENT aJR',{ TO THE RIGHT lItlOSE RADIUS PaNT
BEARS SDUlli 3 DEGREE 20'48" '/lEST HA\1NG A RADIUS or 575.00 FEET, 1HROUGH A CENlRAI.
ANGLE or 4 DEGREE 35'08",. AN ARC l!NGTH or 46.02 FEET; 1ItENCE SDUlli 88 DEGREE 54'48"
'/lEST, 188.91 FEET TO 1HE 1RUE POINT or BE_.
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