HomeMy WebLinkAboutDraft Environmental Impact Report - Enviros - 1974 Erixriros 1 j2
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• AGREEMENT FOR PREPARATION OF
DRAFT EIMWJNHMAL II FACT REPORT
AGREEMENT made by the CY Y OF CUPERTINO, a municipal corporation of the
State of California, hereinafter referred to as "City", and Enviros,
hereinafter refc:rred to as "Enviros".
R E C I T A L S
A. In connection with the proposed Rancho Deep Cliff (W. J. Herman)
Project in City, City has determined that the project may have a substantial
effect upon the environment; and
B. Accordingly, the Environmental Review Committee of City has deter-
ca ned that an Environmental Impact Report will be required in connection with
said project; and
C. The Environmental Review Committee of City has selected Enviros to
prepare a draft Environmental Impact Report with respect to said project.
NOW, THEREFORE, City and Enviros hereby agree as follows:
1. Enviros shall prepare a draft Environmental Impact Report with respect
to the proposed Rancho. Deep Cliff (W. J. Herman) Project in City, based upon
existing data, and any additional data which may have to be developed properly
to assess the effect of the project upon the environment, in accordance with
Citv's Environmental Assessment Procedure, dated Marci 27, 1973, as amended,
emphasizing therein the questions of natural/bielogical, aesthetics, geologic/
soil and land use/socio-economic impacts.
2. Enviros shall supply City with four preliminary copies and twenty-eight
finished copies of the draft Environmental Impact Report.
3. Sandra M. Rennie shall act as Froject Manager for the report, and
Sandra M. Rennie shall be required to attend up to four meetings of the City
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Co!mcil or Planning Commission of City, in connection with the review and
presentation of the draft Environmental Impact Report.
4. City shall pay Enviros, upon completion of the "Rough' Draft
Environmental Impact Report, a fee based upon a time and material basis,
with the total amount not to exceed three thousand five hundred dollars
.f ($3,500.00). Upon certification of the Environmental Impact Report by
the City Council, the City shall pay Enviros a fee based upon a time and
material basis, with the total amount not to exceed seven hundred dollars
($700.00) . In any event, the total price of the service t_erein described
shall not exceed four thousand two hundred dollars ($4,200.00) . Direct
labor shall be billed in accordance with the Schedule of Billing Rates for
Individuals which is marked "A" and is attached hereto and made a part
hereof by reference. Other direct charges shall be billed at Enviros'
cost. Any additional services provided by Enviros beyond those services
described above shall be billed separately, on a time and naterial basis,
but such additional services shall not be performed, and Enviros shall not
be entitl-d to receive any compensation therefor, unless prior, Written
approval of such additional services has been given by City.
5. Enviros represents to City that it is skilled in the professional
calling necessary to perform the services nereinabove described, and that
it has not heretofore been employed by or associated with Rancho Deep Cliff
(W. J. Herman) or Stella Kester, and it has no financial interest in the
project.
6. City shall make available to Enviros all information and data which
it has in its possession, or under its control, which may be helpful to Enviros
in performing the services hereinabove described.
7. All data developed, t ,r-•-'zer with the draft Environmental Impact
Report, shall become the property of City.
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8. The status of Enviros shall be that of an independent contractor,
and Enviros shall indemnify and save harmless City from any and all claims,
demands or liability by or to any person for injuries to person or damage
to property arising out of its performance of the services provided for by
this Agreement.
9. This is the whole agreement of the parties, and may not be modified
except by an instrument in writing executed by the party against whom the
enforcement of any modification, waiver or discharge is sought.
IN WITNESS WHEREOF, the parties have executed this Agreement, in
T!J C���-0�,�/Z
duplicate, this � day of 1974.
CITY OF CUPERTINO,
a municipal corporation
of the State of California
/00� i'M? 0
By
M yor
ATT::ST:
1
Enviros
Cit Clerk
Bv_ / s
Sandra M. Rennie
Approved as to form:
OOP
0010Z�- 494000-V
DA` D H. ADAMS
City Attorney
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EXHIBIT A
FEES
T
Pry 1 l > i nr? i ices
Fri!lci !l $37. 50 p`r hour
Sf-+n i Cti 's�iOV per F+our
S t a;f Co.t,_;I L r t S2'.00 p-,r hour
.:Cr.l i C
'I.v.1. h-ir
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:. At Cost
:i I 15: p=r mile
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' RESOLUTION NO. 3758
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CUPERTINO AUTHORIZING EXECUTION OF AGREE-
MENT FOR AN ENVIROr.IENTAL DIPACT REPORT FOR
CONSTRUCTION OF SIXTY-EIGHT CLUSTER MATS ON
17.5 ACRES KNOWN AS RANCHO DEEP CLIFF
Wf1EREAS, the City of Cupertino desires consulting services for
preparation of a draft Environmental Impact Report for the construction
of sixty--eight cluster units on 17.5 acres known as Rancho Deep Cliff; and
WHZREAS, an agreement has been presented to the City Council for
such services to be rendered by the consulting firm of ENTIROS:
NOW, THEREFORE, BE IT RESOLVED that the Mayor and the Cit; Clerk
are hereby authorized to execute the agreement herein referred to in
behalf of the City of Cupertino.
PASSED AND ADOPTED at a regular meeting of the City Council of
the City of Cupertino this & day of Octobee , 1974, by the
folio«iug vote:
Vote Members of the City Council
AYES: Frolich, Jackson, Meyers, Nellis, Sparks
NOES: None
ABSENT: None
ABSTAIN: None
APPROVED:
/s/ Reed Sparks
Mayor, City of Cupertino
ATTEST:
/s/ Wn. E. Ryder
City Clerk
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AGREEMENT FOR PREPARATION OF
DRAFT ENVIRONKENrAL UVACT REPORT
AGREEKENT made by the CITY OF CUPERTINO, a municipal corporation of the
State of California, hereinafter referred to as "City," and Enviros,
hereinafter referred to as "Enviros".
R E C I T A L S
A. In connection with the proposed San Carlos Homes Project in City,
City has determined that the project may have a substantial effect upon the
environment; and
B. Accordingly, the Environmental Review Committee of City has deter-
mined that an Environmental Impact Report will be required in connection with
said project; and
C. The Environmental Review Committee of City has selected Enviros to
prepare a draft Environmental Impact Report with respect to said project.
NOW, THEREFORE, City and Enviros hereby agree as follows:
1. Enviros shall prepare a draft Environmental Impact Report with respect
to the proposed San Carlos Homes Project in City, based upon existing data, and
any additional data which may have to be developed properly to assess the effecL
of the project upon the environment, in accordance with City's Environmental
Assessment Procedure, dated March 27, 1973 as amended, emphasizing therein the
questions of natural/biological, aesthetf'.cs, geologic/soil and land use/socio-
economic impacts.
2. Enviros shall supply City with four preliminary copies and twenty-eight
finished copies of the draft Environmental Impact 'Report.
3. Sandra M. Rennie shall act as Project Man.Esher for the report, and
Sandra M. Rennie shall be required to attend up to four meetings of the City
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Council or Planning Commission of City, in coanpction with the review and
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presentation of the draft Environmental Impact Report.
4. City shall pay Enviros, upon completion of the services hereinabove
described, a fee based upon a time and material basis, with the total price not
to exceed three thousand five hundred dollars ($3,500.00). Direct labor shall
be billed in accordance with the Schedule of Billing Rates for Individuals which
is marked Exhibit "A" and is attached hereto and made a part hereof by reference.
Other direct charges shall be billed at Enviros' cost. Any additional services
provided by Enviros boyond those services described above shall be billed
separately, on a time and material basis, but such additional services shall not
be performed, and Enviros shall not be entitled to receive any compensation
therefor, unless prior written approval of such additional services has been
given by City.
5. Enviros represents to City that it is skilled in the professional
calling necessary to perform the services hereinabove described, and that it
has not been employed by San Carlos Homes,
6. City shall nake available to Enviros all information and data which it
has in its possession, or under its control, w�ich may be helpful to Enviros
in per"orming the services hereinabove described.
7. All data developed, together with the draft Environmental Impact Report,
shall become the property of City.
8. The status of Enviros shall be that of an independent contractor, and
Enviros shall indemnifv and save harmless City from any and all claims, demands
or liability by or to any person for injuries to person or damage to property
arising out of its performance of the services provided for by this Agreement.
9. This is the whole agreement of the parties, and nay not be modified
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except by an instrument in writing executed by the party against whom the
enforcement of any modification, waiver or discharge is sought.
IN WITNESS WHEREOF, the parties ha.,e executed this Agreement, in
duplicate, this 16th day of July , 1974.
CITY OF CUPERTINO,
a municipal corporation
of the State of California
By
. yor
ATTEST:
Enviros
t7
City erk
By
Sandra M. Rennie
Approved as to form:
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By
CHARLES KILIAN
Assistant City Attorney
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SWIM
enviro5 a
July 18, 1974
Mr. Robert Cowan. Associate Planner
Planning) Department
City of Cupertino
10300 Torre Avenue
Cupertino, California 95014
Dear Bob:
Please find enclosed our Schedule of Fees and our conflict of interest
statement.
Thank you for your assistance this morning.
Sincerely,
eoffrey . Swett
Enclosure: as stated
GHS:rr
P_O. BOY 11.16. LOS .-ALTOS. CALIFORNIA 9-1022 (-1 i 5) 948-03 9
enviro!i
July 18, 1974
Robert Cowan, Associate Planner
Planning Department
City of Cupertino
10300 Torre Ave.
Cupertino, California 95014
Re: San Carlos Homes-
Voss Ave. EIR
Dear Mr. Cowan:
Enviros has no prior, existing or contemplated professional relationships
with.
San Carlos Homes and Development - Developer
L.C. Majors and Associates - Site P1--:ner
George S. Nolte - Civil Engineer
Sincerely,
Geoffrey H. Swett
GHS:rr
P.O. B!').A 1146, 1,0'-; ALTO , CALIFO RN'IA Oa")22 (416) 9-1,S-O3T9
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envira5
SCHEDi1LE OF FEES
Professional Services:
Principal $300 per day
Senior Consultant $200 per day
Staff Consultant $160 per day
Technical Writer,
Draftsman and +
Secretarial S80 pep-- day
Transportation, Per Diem, Reproduction
and Miscellaneous Expenses At Cost
Mileage 15� per mile
Exhibit A
P.O. BOX 1146, LOS ALTOS. CALIFORNIA 94022 (415) 9.1,E-++3 7 9
envi ro!i
SCHEDULE OF FEES
Professional Services:
Principal $37.50 per hour
Senior Consultant $25.00 per hour
Staff Consultant $20.00 per h0U,
Technical Writer,
Draftsman and
Secretarial $10.00 per hour
Transportation, Per Diem,
Reproduction and Miscellaneous
Expenses At Cost
Mileage 15t per mile
P 0. BOX 1146, LO S .1L" OSt C'ALI E'(M IA 9-lc)22
0
RESOLUTION NO. 3702
A RRSOLUTIO.. OF THE CITY COUNCIL OF TILE CITY OF C:IPEI:T IN'0
AM47RIZINC E'r.ECUTION OF AGRELkI :T FOR AN EN%'IROl;X ?,TAL
IMPACT REPORT FOR S.AN CARLOS 110!T. S AXD DEVELOPMENT
PROJECT
WHEREAS, the City of Cupertino desires consulting services for
preparation of a draft Environmental Impact Report for the proposed
San Carlos Homes and Development Project; and
�.4-i-REAS, an agreement has been presented to the City Council for
such services to be rendered by the consdlting firm of E:�VIROS;
THEREFORE, BE IT RESOL".-ED that the `savor and the City Clerk
are hereby authorized to execute the agrecr..;ertt herein referred to in
behalf of the City of Cupt-rti :o.
PASSED A.1—) J,1)CT 1ED at � r(:Uular mect!ng c_` tf:C City COurc 11 0
the Cit, of Cupert .no t Diu I rh_d-'Y of�uy� l ' y
Vote ?`.cr bs rs � t: r ��.L l
AY;,S: ar•kwr , revers, Nellie , clpar- -
N0L11*. gone
Frolich
AL�1:':Z:'• :acne
/s/ Reed Spark____
ol ijiC.l tiv:.L� -
�'�T'1`F:ST.
/s/ Wm. E. Ryder
City; Clerk
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CITY OF CUPERTINO {s
10300 TORRE AVENUE • CUPERT140, CALtFORN0 95014
'.r,o ace°cY
TELEMHONE 252-45CS
OFFICE OF THE CITY ATTORNEY
900 Community Bank Building
111 West St. John Street
San Jose, California 95113 July 23, 1974
9 `` ,,
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Ellen Pagnini , Deputy City Clerk
City of Cupertino `IJL ?-> 1`'+r-i
10 300 Torre Avenue- ,—
Cupertino, California 90014 !
CIO
Re: Document for Approval
Dear Ellen:
Enclosed is Agreement for Preparation of Draft
Environmental Impact Report which has been signed by me
in my capacity as Assistant City Attorney.
Very truly- yo s,
CHARLES T. KILIAN
Assistant City Attorney
CTK/nt
Enclosure
is
Il 1252-4505
R ;
OEPARTMW OF A01OIMSTRATIVE SERVICES
4
July 19, 1974
Mr. Charles Kilian
A-.sistant City Attorney
90 Commercial Bank Building
111 West St. John Street
San Jose, California 95113
DOCUMENT FOR APPROVAL
We are enclosing a copy of the following document for your approval:
One (1) copy - Agreement for Preparation, of Draft
Environmental Impact Report (ENVIROS)
San Carlos Homes Project
After execution of this document, please return to this office.
ELLEN PAGNINI
DEPUTY CITY CLERK
ep
encls.
n
Ciq of Curertwo
10300 Torre Avenue
Cupertino, California 95014
Telephone (408) 252-4?O5
DEPART%%ENT OF PLANNING AND DEVELOPMENT September 12, 1974
Application No. 4-EIR-74
Applicant: San Carlos Homes and Development
Request: Public Hearing to Consider Draft
Environmental Impact Report regarding
the proposed residential cluster project
consisting of seventy—four (74) single—
family cluster residential units on
20.7 acres.
Location: South side of Voss Avenue opposite
Lockwood Drive.
Gentlemen.:
The City of Cupertino has prepared the attached Draft Environmental Impact
Report concerning t'.e above request and will consider said report at a public
hearing before tae F.,4ry Council on `ovetber i, 1974.
If you have any co,-,ments concerning the attached report, please forward =hem
in written form to this department .rithin thirty days of September 13, 1974..
If you have any questions, do not hesitate to contact this office.
Sincerely yours,
CITY OF Ci?PERT_I`iO
J�esH. sk
Planning Director
JHS:pc
Enclosure
S
i!nviro!5
August 12, 1974
Mr. James Sisk
Planning Director
City of Cupertino
Cupertino, U lifornia
Dear Mr. Sisk:
Enviros is pleased to submit the attached Draft Environmental Impact
Report on a 20.7 acre Planned Development proposed by San Carlos Homes.
From a long-term environmental viewpoint, the project as proposed is
not a wise commitment of the land resource. It can be redesigned to
be environrentally acceptable and still provide an acceptable return
on investment.
The requirements of the California Environmental Quality Act and the
City of Cupertino are met by this report.
We have enjoyed the opportunity to work on this project.
P Y P J
Sincerely,
'
Sandra M. Renn/ ieieg
Executive Director
SMR:RT
Enc.
P.O. .BOX 11.46, LOS ALTOS, CALIFORNIA 94022 (415) 948-0379
4
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DRAFT EIR
SAN C,ARLOS HOMES
VOSS AVENUE
CUPERTINO, CALIFORNIA
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FINDINGS AND SUMMARY
Draft EIR provides an independent analysis of the environmental
The p p Y
consequences of building 74 single-family detached units proposed by
San Carlos domes on a 20.7 acre site on Voss Road near Lockwood Drive
in Cupertino, California.
The site, which is located at the toe of ti:e foothills, contains
flat land, gentle and steep slopes. It provides nabitat for a number
of small wildlife and horses graze the property. The only structure
on the site is a stable. Adjacent developed areas are in duplexes;
however much vacant land is also nearby.
Soils on the site are generally sable for building except
for areas of soil creep and potential landslide; these affect l is
1-4, 10-11 , and 24-28.
The site is aesthetically appealing and can be seen from some
distance. The project would impinge on others' view of this section
of foothills; internal view is mainly of other houses and their roofs.
The Plan generally places houses on the lower and mid levels
of the property. Density is excessive and creates a crowded and
potentially noisy living environment. A large portion of the site
is left as open space, but its use is limited.
The Plan proposes private streets, which are narrower than
city streets. Their width should preclude on-street parking. Off-
street parking is confined to driveways (except 10 spaces in parking
bays).
Public facilities and services are adequate to serve the project.
Approximately 814 auto trips per day would be generated; streets
are adequate to handle this load.
A negligible increase in air pollution w"ll occur. A minor
increase in perimeter ambient noise will occur; superior standards
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for residential areas are unaffected, except at Voss at Foothill ,
which is already exceeding the standard.
The project responds to a favorable housing market.
No historical or archaeological sites were noted on or near
the property.
Energy resources are adequate; the project places no unusual
energy demands.
A fire hazard exists now which could be aggravated with develop-
ment.
The project is not judged to be growth inducing; however,
decisions on how much and where to allow development on foothill
terrain can be considered precedent setting.
Alternatives considered included previous proposals for the
site, strict application of the present zoning, a variety of options
in type and density of residential units and No Project. The pro-
ject as proposed is one of the least envir^-mentally compatible
options.
It is the judgment of the Study Team that numerous mitigation
measures are required to satisfactorily ameliorate adverse imps^ts,
including a change in site plan design.
Env i ros
August, 1974
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TABLE OF CONTENTS
1 - P
age
FINDINGS AND SUMMARY. . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . .. . i
I. INTRODUCTION. . . . .. . . . . . .. . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . 1
Objective. . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
The Environmental Consultant. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Depth of the Report.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Impact Assessment. . 3
Other Considerations. . . . . . . . . . . . . . . . . . . . . .. . . . . . . . 4
Environmental Impact Boundary. . . . . . . . . . . . . . . . . . . . . . . . 4
II . DESCRIPTIVE INFORMATION. . . . . . . . . . . . . . . . . . . . . . . . . 7
e The Present Environment. . . . . . . e . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
Climate. . . . . . . . . . . . . . . 7
The Project: San Carlos Homes P.O. . . . . . . . . . . . . . . . . . . . . . . . 10
III . ENVIRONMENTAL. IMPACT. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
OnSite. . . . . . . . . . . . . . . . . . . . . . . . . . . 13
Plant and Fauna Associations. . . . . . . . . . . . . . . . . . . . . . . . . 13
Geology and Soils. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
Hydrology and Flooding
• • • . . • • • . • , . • . • . • • . . • . . • . . • • • • • 32
Health and Safety. . 33
Noise. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Within the Impact Boundary. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
LandUse. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 38
Aesthetics and View. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
Traffic and Circulation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
Air Quality. . . . . . . . 54
Public Facilities and Services. . . . . . . . . . . . . . . . . . . . . . . 55
Housing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . , . . 61
Historical/Archaeological . 63
Energy. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
GrowthInducement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
Unavoidable Adverse Impacts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
IV. SHORT TERM - LONG TERM RELATIONSHIPS. . . . . . . . . . . . . . . . . . . . . . 71
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TABLE OF CONTENTS (Continued)
Page
V. ALTERNATIVES TO THE PROJECT.. ... .............. . . .. . .. . . . . . 72
Alternative 1 - No Project. . . . . . . . . .. . .. . . . . . . . . . . . . . . . .. . 72
Alternative 2 - Existing Zoning. . . . . . . . . . .. .. . . . . . . . . . . . .. 73
Alternative 3 - One-Acre Lots. . . . . . . . .. . . . . . . . . . . . . . . . . . . . 74
Alternative 4 - Developer's Plan Less Units on Mid and
Upper Elevations. . . . . . . . . . . . . 74
Alternative 5 90 Townhouses. . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
Alternative 6 - 83 Townhouses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
VI. THE NEW ENVIRONMENT. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
APPENDIX A - CONTACTS AND BIBLIOGRAPHY. . . . . . . . . . . . . . . . . . . . . . . . A-1
TABLES
1 . Maximum-Minimum Monthly Temperatures. . . . . . . . . . . . . . . . . . . . . . 8
2. Number of Days Over 90° F and Under 32° F. . . . . . . . . . . . . . . . . 8
3. Mean Precipitation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4. Number of Days Over 0.10 Inches.. . . . . . . . . . . . . . . . . .. . . . . . . e 8
5. Mean Monthly Relative Humidity. . 9
6. Mean Days of Wind Over 20 MPH. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
7. Frequency of Wind Over 35 MPH. . . . . . . . . . . . . . . . . . . . . . . . . . . . . it
8. The Grass Vegetation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
9. Closed Oak Woodland Vegetation. . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
10. Fauna Which Could Be Found on Site. . . . . . . . . . . . . . . . . . . . . . . . 21
11 . Predicted Noise Impact. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
12. Trip Generation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . .. . . . . . 51
13. StrPet Distribution of Traffic. . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
14. Effect on Peak Hour Traffic. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
15. Projected Property Tax Revenue. . . . . . . . . .. . . . . . . . . . . 59
16. Cost Efficiency of Gas vs. Electricity. . . . . 1 . . . . . . . 67
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TABLE OF CONTENTS (Continued)
Pale
FIGURES
1 . Project Location. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . 2
2. Impact Boundary. . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . .. . . . . 5
Fr. .� 2A. Project Site Plan. . .•. . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12A
3. Site Ecosystems. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
4. Distribution of Venetation Elements on Site. . . . . . . . . . . . . . . 16
5. Closed Oak Woodland. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
6. Soil Creep. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
7. Earthquakes and Surface Faults. . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
8. Hallcraft Site Plan. . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
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INTR0DUCTION
This study provides an irdepe-ndent analysis of the environmental
consequences of constructing 74 single family detached homes on 20.7
acres located on Voss Avenue, opposite Lockwood Drive in Cupertino,
California (see Fig. 1).
The report defines the areas affected and describes all impacts—
beneficial and detrimental—and recommends mitigation measures (steps
taken to compensate for adverse environmental impacts) where appro-
priate, as well as discussing five alternatives to the project.
The developer is San Carlos Homes & Development Co.
OBJECTIVE
The objective of the project, as stated by the developer,
is to provide well designed homes in a plarned development which
will retain a significant amount of open space.
THE ENVIRONMENTAL CONSULTANT: E IR NV OS
Enviros, a multi-disciplinary environmental consulting firm,
has performed the environmental assessment on the project and this
Draft Environmental Impact Report.
The
Impact assessment was prepared by an eight-member Enviros
Study Team representing physical , natural , and social sciences.
It included:
Sandra M. Rennie, Project Manager
Victorine M. Rudin, Sociologist
Frederick W. Haltenhoff, Geologist
John P. Monteverdi , Meteorologist
Carmen Swartz, Noise and Traffic
Byron L. Wood, Biologist
-1-
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l/�11 f��/�w''�\�(/f ` )�Ur,►r� ,I'��(N���/,_'� \i"�1'.\p.l,.�.J/t) �Oi f%'�i t�(l;'.���%/..'j '��l�'i�� `•;:�1�t
fk
Robert L. Rennie, Forester
Melvin Rudin, Environmental Design
Each member of the team spent time on the site, with agency
representatives in the city, county, special districts, and with
private persons as appropriate.
Appendix 1 provides the list of contacts and references.
Depth of the Report
After a preliminary investigation was conducted to identify
the potential significant impacts on the project, the Study Team
Shen applied judgment to establish the depth of study on each impact.
,,11 types of impact identified by the Califcrnia Environmental Quality
Act (CEQA), Resources Agency Guidelines for Impact Reports, and the
City of Cupertino were addressed by the Stray Team. Impact factors
not present on the subject site or with the subject project are
identified as such within the section on Environmental Impact.
This assessment and report were prepared during July 1974.
Since long-term site investigation was not possible, judgment has
been used to determine conditions on the site as they would occur
over the passage of all seasons. While validity remains high with
this type of study, it is nevertheless imperfect. One deficiency
is in the identification of flora, some of which are annual ind only
obvious during a short time period, and fauna, which may be present
at some times but not others.
Impact Assessment
Impacts are of two types—those which affect Man and those
which affect resources other than Man. Magnitude of Impact on Man
is best measured by the number of people affected and the extent to
which they have been affected. Magnitude of impact on other resources
is best measured by the extent of qualitative change in the resource.
-3-
In this study, impacts are classified in five ways: Neutral ,
Major Beneficial , Minor Beneficial , Major Adverse and Minor Adverse.
Impacts may also be described as primary or secondary. A
primary impact is one in which effects of a project on an ecosystem
are immediately noticeable and measurable upon commencement of the
project. A secondary impact is one in which effects have a direct
and/or cumulative impact but are not immediately noticeable or
measurable.
Other Considerations
The judgment by a developer that a specific available site is
marketable is usually the prime reason for a residential development
proposal . Thus, in considering alternatives, alternate sites for
the project are not usually considered; however, in this case, con-
siderable vacant residential land does exist on the valley floor
which could accommodate these units. Therefore, both alternate
uses for- this site and alternate sites (in general ) for the project
are considered.
Mitigation measures have been built into the project by the
developer. Additional suggestions generated by this study are
discussed, as appropriate, within each subsection under Environmental
Impact.
Environmental Impact Boundary
Proper environmental planning requires that a project and its
site, not be viewed in isolation but in relation to adjacent con-
ditions and its sub-regional (or larger, as appropriate) setting.
See Fig. 2 for impact boundary map.
The area of overall impact of this project is roughly described
as Homestead Road northerly, Prospect Road (Saratoga;) southerly,
Permanente plant westerly, and Lawrence Expressway easterly.
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This area was selected to reflect major short-range traffic
impact routes, micro airshed, commercial areas, public facility
and school locations.
�v
I ' .
DESCRIPTIVE INFORMATION
THE PRESENT ENVIRONMENT
The project site is located on Voss Avenue off Lockwood. It
lies in an intermediate area at the toe of the Cupertino foothills,
and contains both flat level land and sloping foothill terrain.
The western foothill portion is about 140 vertical feet higher than
the flatland and affords an extensive view. It is bounded on the
north and east by duplexes; other sides of the property are bounded
by vacant land.
The site is a beautiful one, containing a richness in variety
of its topography and vegetation. The only structure currently on
the site is an old stable, ramshakle, mostly unroofed, but probably
still used.
It is presently zoned Al-10, Agricultural-Residential , 10,000
sq.ft. lots (single family) . Further descriptive detail is included
under subtopics of the Environmental Impact section.
Climate
The climate of the Cupertino area is extremely favorable for
year round outdoor recreation and generally pleasant conditions.
Data recorded at Moffett Field Naval Air Station is used in analysis
of the area's climate; these data are representative except for
amount of rainfall .
e Tables 1 and 2 give absolute and average temperates as frequency
of highs and lows. On only 4 days during the summer extremely hot
weather can be expected; hard freezes occur about 5 times per year.
Being fart:._ from the Bay, the site's temperatures should be more
extreme—warmer summers, cooler winters.
tTables 3 and 4 give frequency and amount of precipitation.
Approximately 10 inches additional rainfall can be expected at the
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Table 1
Absolute and Mean Maximum and Minimum Temperatures
J F M A M J J A S 0 N D Annual
Abs. Max. 70 75 82 86 98 104 95 91 96 92 83 75 104
Mean Max. 56 59 62 65 68 72 73 73 74 71 64 58 66
Abs. Min. 22 26 30 35 38 43 45 47 42 39 30 28 22
Mean Min. 41 43 44 47 50 54 57 56 55 51 45 42 49
Table 2
Mean Number of Days with Temperatures > 90° or < 32°
J F M A M J J A S 0 N D Annual
> 90° 0.0 0.0 0.0 0.0 0.4 1 .1 0.6 0.1 1 .5 0.2 0.0 0.0 3.9
< 32" 3.3 0.6 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.8 5.2
Table 3
Mean Precipitation at Moffett Field
J F M A M J J A S 0 N D Annual
3.13 2.02 1 .75 0.98 0.52 0.06 0.00 0.01 0.26 0.38 1 .37 2.76 13.2
-8-
Table 4
Mean Number of Days on Which Precipitation
Equalled or Exceeded 0.10 Inches
J F M A M J J A S 0 N D Annual
7.8 5.2 4.6 2.9 1 .8 0.2 0.0 0.0 0.4 1 .1 3.2 5.1 32.3
Table 5
Mean Relative Humidity
(In Percent)
J F M A M J J A S 0 N D Annual
81 77 72 72 71 70 74 76 73 72 75 79 74
-9-
>t,
site. Nevertheless, the distribution and the number of days on which
it falls should be similar for both locations.
Table 5 shows mean monthly relative humidity. There is a
tendency for relative humidity to be higher during the winter than
the summer. This is probably related to the development of low ground
inversion and radiation fog. Humidity at the site should show the
same seasonal trend, but be 5-10% lower.
Wind direction is directly related to the orientation of the
pressure gradient. During summer, the pressure gradient and funnelling
result in wind direction at the site's being perceived as WNW. The
winter flows vary with WNW being dominant and SE being second-most
frequent.
Wind speeds are directly related to the strength of the pressure
gradient. Tables o and 7 show days winds exceeded 20 and 35 MPH.
iFrom April through August, peak wind speeds occurred at 4 P.M. ;
from September through March they tended to occur more frequently
during the day than night. Peak gusts usually occur in association
with winter storms. The characteristics of the wind at the site
will be the same as at Moffett Field, but velocity will be less.
As a general rule, subtracting 5 MPH from the average hourly wind
speed when speeds are greater than 10 MPH, and 2 to 3 MPH when
less than 10 MPH, will give a fair representation of the character-
istic wind velocities at the site.
THE PROJECT - SAN CARLOS HOMES P.D.
The project proposes 74 single family detached homes clustered
on the lower and mid levels of a 20.7± acre site. Dwelling units
would be detached with 2- and 3-car garages. Design varies to allow
accommodation to the present slope conditions with a minimum amount
of grading. Plans call for 15 one-story, 17 two-story and 42 split-
level units.
i
Table 6
Mean Plumber of Days Surface Wind Equalled or Was Greater Than 20 MPH
J F M A M J J A S 0 N D Annual
16 LST 1 .3 1 .6 2.1 4.4 5.9 9.1 6.1 4.7 2.7 1 .2 0.9 1 .2 41 .2
22 LST 0.5 0.8 0.4 0.2 0.0 0.1 0.0 0.0 0.1 0.5 0.5 0.8 3.9
04 LST 0.8 0.9 0.7 0.2 0.0 0.0 0.0 0.0 0.0 0. 1 0.3 0.7 3.7
10 LST 1 .9 1 .2 1 .1 1 .0 0.3 0.2 0.1 0.0 0.2 0.8 0.4 1 .6 8.8
Table 7
Percentage Frequency Wind Speed Equal To or Greater Than 35 MPH
J F -M - A M J J A S 0 tl D Annual
0.1 0.3 0.0 0. 1 0.0 0.0 0.0 0.0 0.0 0. 1 0.0 0.1 0.1
a
-11-
Thirty-five to farty percent of the site would be classified
as recreational open space; this would include all of the upper,
highest elevation portion of the site, including the pond which
is now present.The 3- and 4-bedroom units are proposed to sell for $55,000
Three hundred fifty (350) off-street parking spaces are proposed.
-12-
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ENVIRONMENTAL IMPACT
ON SITE
Plant and Fauna Associations
The site is an intermediate area between the flat valley floor
and the peninsula hills. Not only is the site intermediate in terms
of topography but also in terms of vegetation cover. The area in
broad terms may be referred to as the ecotone between urban eco-
system of the Santa Clara Valley and the "natural" foothill woodland
plant community of the peninsula hills. Another way of looking at
the area is as a kind of buffer Zone between the two different if
not conflicting ecosystems.
The ground surfaces within the project area may be divided
into five major divisions on the basis of vegetation. On the lower,
eastern portion of the site, grasses and introduced as well as
native trees are the characteristic plants. The upper portion,
the western or hillside, is covered by woody plants brush and two
distinct woodland associations. In the northwest corner is a small
pond. As is the case in almost all natural systems, zones of inter-
action and mixing are common. These ecotones are important in con-
sidering the long range changes taking place in the different
associations as well as the entire system. Figure 3 shows the
approximate distribution of the major elements of each ecosystem.
Foothill l:oodlands
This plant community is characterized by scattered trees with
an undergrowth consisting in some areas of almost exclusively
herbaceous plants, grasses and low shrubs; while in other areas
trees may be dense, with scattered shrubs underneath. A number of
herbaceous plants are common.
t
-13-
Figure 3
S i to Ecesys terms
Ave.
� ! 10 Project site
®oak Woodland [M8rush
® Grassland 0 Orchard
M-Woodland-gross ®Water
Source: Enviros
In direct contrast to the foothill woodland is the urban area
of the Santa Clara Valley. This area is characterized by a large
variety of introduced species, including the remains of once pro-
ductive orchards. Few of the orchards remain in coninercial produc-
tion. Since no part of the project site is occupi d by this urban
area it will not be considered as one of the major elements of the
project site. It should be remembered that although no part of the
project site is included in this urban area, that it is an extension
of this which is proposed and as such the present urban area will
act as a reservoir for many of the plants and animals which will
enter the project area upon development.
-14-
Figure 4 gives the general distribution of each of the five
elements found on the site. Each has distinguishing characteristics
and is sensitive to environmental caanges in different ways.
Grass
The vegetation element distinguished as grass is by far the
most common on the project site. It has an area of about 13.4
acres on the eastern sector of the site and is characterized by
several species. The dominant species are Yellow star thistle
(Centaurea solstitialis), Yellow Mustard (Brassica campestris),
Filaree (Erodium spp. ) , Wily; oat (Avena fatua) and Ryegrass (toiium
spp. ) . It is these species along with several others, represented
in lesser numbers. A list of species found in lesser quantities
is given in Table 8.
Table 8
The Grass Vegetation
Ccrr^on game Scientific 'dame
Curly dock -ze, z crispus
Bur clover i--d-';crago r. Ewa
Bull mallow '•.'aZvta nicaeensis
Foxtail ;tordewa spp.
Fescue restuca spp.
Plantain PZantago Zrv-.r_-eolata
Amaranth /--naranthuo sp, .
Wild radish Rapranu s cativus
Morning glory Convolvulus spp.
Artichoke thistle cyraza cara'ur.culus
Common groundsel Senecio truZ7ax-is
-15-
•,r%'••�,- 'Brush•. ..
/ `• ONO �, ;�• Gross �'�, '•.
. _ - _ - _ _ - • s • -,,a `.,. •'` Cayote
• . ---.. Live Oak •% �•�, ���•.
Close® .... .. _. - •' ���
Oak
Open
Wooalantt , -Oak Gross •%
WoOdlond
`•" : Ceder/ `•
..�• Fi Salk C.Walnut
•�
' •ti .
Live oak
Vesper
E1410 yptus
F
gut-,02 4. j+ajor vecetcztion elements of the
r dosed 0a% 'Woodland is sin
iliar `oro�ect site.
Open Oal: lloodland is siiliar the foothill woodland to the savanna association,association,
The area of the grass element was previously used as a paste-e,
several horses are still kept on the site. At an earlier time
cattle were also kept in this area. Two consequences of this
earlier use are of importance in the present vegetation element
(1) the grass species are largely introduced. Such species are
well adapted to the environmental conditions of the area and as
such have became well established. (2) These introduced species
are well adapted to a disturbed environment. Disturbance, common
at the urban fringe, has long been an important environmental factor
in this area and is the result of use for grazing as well as develop-
ment of adjacent areas for orchards. Two small reservoirs are
located on the site suggesting use for a variety of purposes for
considerable time.
Closed Oak woodland
This vegetation :.0 enent is the second most common on the site
(about 5. 1 acres) . it is the closed oak woodland which is seen from
the valley floor. Dominant species are Coast live oak ( uercus
agrii'olia) , Valley oak (Quercus lobat-a) , California laurel (Umbelu-
laria californica) and Slack walnut (Ju lans californica) . The Coast
live oak is however the most common and forms the major element in
the upper canopy or overstory, The term closed oak woodland is used
to distinguish this element from the oak woodland which usually has
trees widely spaced with ma►;y open areas of grass covering the
intermediate areas. In this closed woodland the trees are found
growin close enough together as to form an almost comr ,etely closed
canopy. Under this canopy a second story or layer of shrubs is
coffron. Figure 5 gives a schonatic representation of this closed
oak woodland. The understory is characterized by several shrubs
most common, of which are Toyon (Heteromeles arbutifolia) , Poison
oak (Rhus diversiloba), Scrub oak ( uercus dumosa) and Coyote bush
(Bacchar•is ilularis). The ground layer is composed of many of the
same species found in the grassland element.
-17-
Figure 5
Schematic Representation of the Closed Oak Woodland
Upper story of lame trees
- Intermediate story of smaYL
trees, shrubs and brush
- Ground story of grasses ajid.
herbs
This woodland element forms a complex mosaic. Alone its
eastern margin it grades into the oak woodland which is character-
ized by scattered oaks and grassland.
Table 9
Plants of the Closed Oak Woodland Element
Common Name Scientific Name
Bickeye Aecculus californica
Buckbrush Cearwoc hus cuneatus
Red bud Cercis occidentalis
Yerba Santa Eriodictyon californicrm
Gooseberry Ribes spp.
Wild rose Rosa californica
The major element of disturbance 'n this element has in the past
been, and will continue to be, fire. Like much of the foothill
woodland vegetation this portion has become adapted to periodic
fires, keeping the second story to a minimum.
Open Oak Woodland. The open woodland, often when found covering
large areas known as savanna, is a sort of half-way country between
the foothill woodland and the grassland. On the project site the
area of this element is about 1 .5 acres. The dominant species in
this element are Coast live oak ( uercus agrifoiia) and Valley oak
( uercus lobata). Trees are generally widely spaced with open grass
areas between individual trees. Trees are found individually or in
small clumps. No intermediate or second story is found in this element.
The overstory of oaks and ground layer of grasses constitute the
vertical composition of this element.
Under natural conditions this element was influenced by periodic
fires. Such fires, like those in the foothill woodland, kept an
understory of brush from developing. With the reduction in fires
this element has undergone notable change. Perhaps the most impor-
tant change has been the replacement of native grasses by intro-
duced species. Cattle which were allowed to roam the hills at will
are in large part responsible for the shift from the native grasses
to introduced species. The native species, though adapted to fire,
were not able to withstand repeated grazing.
Brush. The brush element covers only about 0.5 acres on the
project site. It is large confined to the area around the small
pond in the northwest corner of the property and on an alandoned
dam in the southern part of the site. The dominant species which
compose this element are Coyote bush (Baccharis pilularis) , Poison
oak (Rhus diversiloba) , Ceanothus (Ceanothus spp. ) and Scrub oak
( uercus dumosa) . Several thickets composed of Poison Oak (Rhiis
diversiloba), Coyote bush (Baccharis pilularis) and Wild rose (Rosa
californica) are present.
The brush element is a good example of a successional stage
between the grassland and the foothill woodland. Several small
-19-
f
-11 OWN
Coyote bush (Baccharis iiularis plants have become established in
the lower part of the property suggesting that the successional
process has started. The development of brush can be seen as a
result of decreased fire and grazing on the project site and sur-
rounding area. The brush element is well developed to the west
and along with the foothill woodland element comprise the dominant
hillside vegetation cover.
Ponds. The small pond fed by an intermittent stream and located
in the northwestern portion of the site is only about 0.2 acres in
area. It was probably used for irrigation water and as a water
supply for the cattle and horses which were allowed to graze the
hillsides. The pond is not maintained and as such supports a dense
growth of cattail (Typha spp.) , Tule (Scirpus spp.) , Spike rush
(Heieochairs spp. ) and Sedges (Carex spp. ). The pond itself is
1 chocked with a heavy growth of algae.
Because of the intermittent nature of the stream the level of
the water is subject to considerable change. On the basis of past
water lines it would appear that the water level may change more
than six feet between high and low level . At this time the water
level is down about four feet from earlier this year.
At one time another man-made pond existed on the property.
This pond was located south of the ridge in the center of the
project site, between the open oak woodland and the closed oak
woodland. At this time the pond has no water in it and is under-
going succession from grass to brush. Several large Coyote bush
(Baccharis pilularis) plants are established in the old pond. The
dam has already been colonized by several brush species. It is
unlikely that water remains in this pond for any length of time,
since the watershed area is small and the dam is in disrepair.
Introduced Species. Located in the southern portion are several
introduced trees probably planted around a house. Those identified
-20-
were Er;glish walnut (Juglans re is Fig (Fiscus spp ), Silk tree
(Albiz is spp.), Pepper tree (Schinus spp. ) and Deodar cedar (Cedrus
deodarj. These trees are in a state of decline.
%lso located along the southern part of the project site are
several Eucalyptus (Eucalyptus globulus). This introduced tree
appears to be well adapted to the area. All are in good condition
despite adverse conditions during the past two winters.
Wildlife
Only a few of the total possible variety of animals to inhabit
® the area were observed on the two visits. Shy animals, or animals
�I with highly specialized habitat requirements have probably already
disappeared. Grazing has caused further disruption. Yet a third
disruptive element is the Permanente cement plant. These three
factors have resulted in considerable disturbance both on the pro-
ject site and in the adjacent area. Table 10 gives a list of animals
one might find on the project site.
Table 10
IFauna Which Could Be Found On Site
Open Oak Closed Oak
Grassland Woodland Woodland Brush Pond
�+hibians
Slender salamander X X X X
Western spadefoot toad X X
Pacific treefrog X X X
Bullfrog X
Western toad X X X X X
Reptiles
Fence lizard X X X X
Alligator lizard X X X X
Gopher snake X X X X
Garter snake X X
Pond turtle X
Ringneck snake X X X X
(Continued)
-zl-
a
Table 10 (Continued)
Open Oak Closed Oak
Grassland Woodland Woodland Brush Pond
Reptiles (Continued)
Kingsnake X X X X
Coast garter snake X X X X
1 Rattlesnake X x X x
Mammals
Opossum X X X
Raccoon X X X
Skunk k X X x
Ground squirrel X X X X
Gopher X X X X
California mole X X X X
Bats X X X X
Weasel X X X X
Coyote X X X X
Bobcat X X k
Rats X X X X
Mice X X x X
Jackrabbit X X X
Black-tailed deer X X X X
Birds
Mallard duck X
Coots X
Quail X X
Pigeons X X X X
Doves X X X X
Owls X X X
Swifts X X X X
Hummingbirds X X X X
Flycatchers X X X X X
Swallows X X X X
Jays X X X
Magpies X X X
Red tail hawk X X X X
Crows X X X X
Wrens X K
Mockingbirds X X X X
Finches X X X
Blackbirds X X X X
Sparrows X X X X
Robin X X X
Meadowlark X X
-22-
On the basis of two visits to the project site and a review
of available literature no evidence exists to suggest the presence
of rare or endanrtred plants or animals.
Food Chains
The transfer of food energy from plants through a series of
organisms with repeated eating and being eaten may be referred to
as the food chain. At each level a large amount of the potential
energy is lost as heat, perhaps as much as 90%. Because of this
the number of links in a chain is limited usually to four or five.
The shorter the food chain the greater the available energy. Food
chains are of two kinds: (1 ) the grazing food chain which begins
with green plants, goes to herbivores and finally to the carnivores.l
(2) The stritus food chain which begins with dead organic matter
and continues through detritus feeding organisms. Food chains are
Snot isolated sequences but occur iro complex interlocking patterns.
In natural systems all those organisms r,ihich occupy the same step
in the sequence belong to the same trophc level . All green plants
occupy the first trophic level , herbivores the second, carnivores
which eat herbivores the third a::d secondary carnivores the fourth
level .
On the basis of the possible species list one might envisage
a food chain of the following kind. The number of possible diverse
and interlocking
Oak acorn --► Ground squirrel -,. Gopher snake Red tail hawk
food chains is considerable. It should be emphasized that with Man
food chains are subject to considerable disruption and dislocation.
In this area alone man has caused the disappearance of the Grizzly
bear and probably the Mountain lion. T'lis has resulted in the removal
Herbivores are plant eating animals; carnivores are meat eating.
-23-
of the top level of the chain. What this means is that herbivores,
such as deer, now have no natural enewy and their populations are
allowed to increase beyond naturai limits. Man has to a very
® limited degree replaced the :appt - level carnivores, but all too
® often his predation is misdirected. The possible food chain noted
above could at any point include man, unfortunately it has often
included man at the top since it is not uncommon, though illegal ,
that people will shoot Red tail hawks.
Impacts and Mitigation
In all probability the major damage has already been done.
The proposed development will only increase the degree of that
imrdct. Since the property has been used for grazing, has been
surrounded by orchards which have now been replaced with houses
and has a cement plant just to the west the most significant damage
has been done. What remains is also subject to adverse impact.
Vegetation destruction would be greatest and most permanent if
development is allowed on the hills. Open Oak Woodland will be
the most 'impacted. The Closed Oak Woodland, because of its location
on the steeper hillsides, would be less impacted. Generally, most
of the oaks near the pond are in fair to good health, particularly
the live oaks. Several of the deciduous oaks are in poor health
with insect damage noted in the crowns. On the southwest portion,
the oaks are in fair health; a number of trees had thinning crowns
and numerous dead small branches and twigs. It is this habitat
which probably supports the largest wildlife populations and it
is therefore fortunate that it is found in areas unsuited for
development.
In landscaping, the developer should emphasize the use of
native species. These require less care and in the long run will
be More suited to the .climatic changes which have recently caused
so much concern in the Bay Area. Further, the use of native species
-24-
would provide food and other habitat
wou p requirements for native animal
® species displaced in the process of development.
® The destruction of vegetation is the greatest potential threat
to wildlife. This is because all u0mels are dependent. on ;j1a%;ts
-'the-- dir�Ttly cy. indirect? ; fcr food ane cover, an,' because 4ay
envirormental change Is reflected in the vegetation it is useful to
thin'-. of a►oimals es associated with the major vegetation elements.
Each animal will respond to change in its own way; few generaliza-
tions concerning impac` car; be made. Also it should be remembered
that unlike plants, animals are not restricted to a given site,
Aand can move in response to change. Such movement is however
restricted to suitable habitats if such exist in the surrounding
area. The animal , faced with adverse environmental change, must
move or die. If an adjacent habitat is occupied by another indi-
vidual one must give way to the other. In the natural environment
only so many individuals of a given species are able to feed and
reproduce in a limited area. Further development will probably
result in reductions in the number of reptiles, they will be forced
further up the hill . If Coyote and Bobcat are in the area they
will also be forced further away from the valley. Birds which
will suffer from development will include the Red tail hawk. Most
of the species now in the area are already fairly well adapted to
the urban fringe and will continue to be found in the area though
probably in reduced numbers. The reduction in numbers will be a
result of two factors: (1 ) the destruction of habitat, which pro-
vides food and shelter for breeding and protection from predation.
(2) As a result of habitat destruction the lower level of the food
chain will be Jisrupted. This would mean that the carnivores will
have a reduced food source and will therefore be reduced in numbers.
Some species will probably increase as a result of development.
Many rodents are well adapted to man and will increase in numbers
-25-
0
with levelopment. Rats and mice are the two best examples. Other
mammals which are able to live in close proximity to man and not
suffer adverse impact are Raccoon and Deer. Both will probably
maintain populations similar to those which they now have. Birds
which are able to adapt include Jays, Doves, Pigeons, Crows, Black-
birds, Sparrows and Robins. One species which might enter the area
is the Starling which now can be found in the urban area.
The best way to mitigate impact on the wildlife is to confine
development to the flat, eastern portion of the site.
Generally it is felt that the adverse impact on wildlife,
provided that development is limited to the flat eastern portion
of the property, will be minimal . If development is allowed in the
oak areas the impact will be greater as a result of habitat destruc-
tion. As previously mentioned the most significnt damage has been
done; the large carnivores are already gone and those species which
remain will suffer less since they are already adapL,�d to man's
tpresence.
The small pond located in the northwestern corner of the pro-
ject site can only be improved as a result of development. At
this time it is in a state of decline due to lack of upkeep. Aquatic
and semi-aquatic vegetation are causing the pond to become chocked
with vegetation and this in turn is causing r=ductions in aquatic
animals. Cleaning up the pond, removing much of the aquatic and
semi-aquatic vegetation will render it more productive in terms of
a greater variety of wildlife. Cleaning it will not affect its
use as a wildlife water hole. Neighbors of the property report
the pond contains fish. If true, the populations will not survive
for long in the existing pond. If cleaned and maintained, fish
could be planted, thereby creating a valuable recreation facility
for the proposed housing development. If the pond were to become
a recreational facility, the large oaks and part of the aquatic
Y -26-
vegetation should be left so as to increase the haritat diversity
in and adjacent to the pond.
The project as proposed is not the best alternative in terms
of flora and fauna impact. See also section on Alternatives.
Impact, which is secondary, is considered Minor Adverse.
GEOLOGY AND SOILS
The proposed project consists of approximately 20.7 acres of
undeveloped nearly flat, gently rolling, and steep hillside terrain
in the City of Cupertino, California. The eastern portion of the
project land is characterized by 10% slopes dipping eastward, and
the western portion has slopes as high as 50%. Total relief in the
area is about 140 feet.
Two reports already exist which deal with specific on-site
conditions. These were done by Burkland and Associates (1972) ,
and by Berlogar, Long and Associates (1974). Both concluded that
the site is generally suitable for building, with some special
considerations in terms of the placement of pads and building
design. These recommendations are partly on the basis of test
pit investigations of subsurface conditions, as well as other
surface investigations.
Nowhere on the project site is bedrock exposed. Inspection
of float, and debris in and around the numerous (filled-in) test
pits in the area, shows .red-brown, fine- to coarse-grained sand,
cobbles, and boulders, and light-brown, sandy claystones. This
is typical of the Santa Clara Formation, and agrees well with work
done by Cummings (1968 and 1972) and Rogers (1973) .
Cummings reports:
"The formation consists chiefly of pebble and
cobble gravels interbedded with sand, silt and
clay. Most of the strata are weakly consolidated
-27-
. ew
with a friable matrix of silty sand and iron
oxides. Locally, however, there are beds and
concretions that are tightly cemented with
calcium carbonate. At most localities the
formation is on the order of several hundred
meters thick. ..
"Study of the compositions of the clasts in
the gravels of the Santa Clara Formation has
® revealed the existence of a number of mappable
lithostratigraphic units within the formation. . ."
The site lies within the Stevens Creek unit. The Stevens Creek
unit has a bad reputation for instability in some areas.
Surficial material on the site consists of a layer of topsoil
blanketing the entire site, and colluvium where the streams Pnter
the flatter eastern portion. The topsoil is made up of weathered
fragments of the local bedrock. Cobble float is not uncommon.
Test pits dug by Berlogar, Long and Associates (1974) have shown
this topsoil to vary in thickness from 1 to 4 feet on the low areas,
to about 2 feet on the hilly areas. The colluvium is slopewash--
unsorted pebbles, cobbles and boulders in a sand and clay matrix—
from the two streams.
A gently rolling anticline (geologic hill folded upward)
oriented northwest-southeast and reported by Burkland and Associates
Q (1972) to exist across the center of the project area. Its existence
was suggested by information from one of their test pits. Berlogar,
Long and Associates (1974) did not report finding it.
There is evidence of a fault oriented northwest-southeast along
the western boundary of the project site. The existence of this fault
;s based upon the tilting of Miocene rocks to the north of the project
area, known faulting in a cut near the Permanente Cement plant, the
presence of possible fault gouge in the debris of one of the test
pits, and observation of shearing in the Berlogar, Lung and Associates
test pit 18. See Figure 7.
-28-
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OOP0 yl a �i AND TERTIARY? /�,` ,OLATESQo91tt.105.14Q
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ERROR ENVELOPE 1'OR �
HYPOCENTERS OF EARTHQUAKES`�
SEISMIC DATA ON TWO LARGEST EVENTS ( v
INOtCATE DISOLACEMENT arDST PRODAOU►
ON A MUST FAULT AT A OEPT%OVER 549% a a
DIPPING zoo DOWNWARD TOTIIE S W POSSIBLE LINC'.'jr CONNECTION
(SEE BtWCR•IN PRESS) EygTWEEta EAnt►►rn,AaB TNRUST
FAULT AMC SURFACE FAULTS O1
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FAULT ZONE
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0 KILOMETER• $OLO
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NO VERTICAL EXAGGERATION e w
e
Gko
MOST PROBABLE LOCATION OF Tmh%;ST FAULT DISPLACEMENT(RE SAUER)
Figure 7 . Possible relationship between earthquakes and surface faults (Cupertino urea), This cross
section was bone about 1j mi. to the northwest of the project. site. (Modified from
Rogers, 1973.)
A careful field examination was made to locate any signs of
current slope instability. Aerial photos 'nd pertinent literature
were also studied.
Impact and Mitigation
Down slope movement due to soil creep and landsliding is
considered a possible hazard on part of the site. Soil creep was
observed near the northerr central portion of the site, and linear
cracks (oriented approximately northwest-southeast), suggestive of
severe creep or landsliding, were found along Oe old road in the
west central part of the project site. See Figure 6. If an anti-
cline does exist—which can be determined during grading operations—
this slope could be a dip slope, and creep or landsliding could
then be expected to continue to be a prob emm. Air photo interpre-
tation and field observations suggest ar.other possible larger land-
slide above the gond on the northwestern part of the property.
Evilding below these possible landslides, and fill on the areas
of creep, Should be restricted, or special considerations such as
the use or retaining walls and drainage systems, be employed. If
building is restricted, lots 1-4, 10-11 , and 24-28 would not be
developed.
No evidence of recent movement along the fault on the western
heundary was noted in the field or in the aerial photos. Since
it is probably presently an in-ctive fault, and since the planned
development will not be near this fault, fault rupture is not
considered a hazard on the project site. It is possible this fault
could once more be reactivated as part of the San Andreas Fault
System, but the likelihood of a major earthquake along it is negligible.
The Shuinon fault, buried beneath alluvium, is thought to pass
close by the northeastern corner of the project site. The existence
of this fault is questionable in this area (as -indicated by Rogers,
1973)� It is possible that some recent seismic activity of small
-31-
magnitude in this area is related to this fault (see Bauer, in press,
in Rogers, 1973). There is a history of seismic activity in this
region—and there will probably be a large earthquake related to the
San Andreas Fault sometime in the next several decades—but seismic
hazard related to the Shannon fault is considered to be minimal on
the basis of the lack of good information about its location and
activity. Seismic hazard, even from a large earthquake, is much
less on this site—with its relatively shallow alluvial cover=-
compared with other existing buildings on thicker alluvium in the
adjacent Santa Clara Valley.
The earth fill dam dt the northwestern corner of the project
site appears stable, but a stability analysis should be done on it
before houses are constructed below it. Even if it is determined
to be stable, landsliding—possibly seismically induced—from either
the north or south of the reservoir could cause its water to overtop
the dam and cause minor flooding of the houses immediately below it.
Impact, which is primary, is considered Major Adverse.
HYDROLOGY AND FLOODING
The area drains into Stevens Creek about 3/4 mi . to the east.
® These streams are dry most of the year; and are required to carry
only small amounts of water during the rainy season. No defined
stream course exists on the property and no groundwater was observed
by Berlogar.
® Local areas in the Santa Clara Fonnation are permeable enough
® for the placement of percolation ponds, but the pond on the property
as a whole i5 not considered an important aquifer in the foothills
area. It is not necessary for groundwater recharge.
Impact
Increased run-off caused by this development will be insignifi-
cant in terms of downstream (Stevens Creek) flooding and damage, but
-32-
it could cause significant erosion if not properly directed. Cuts
in the Santa Clara Formation have been known to erode badly. Hydro-
mulching immediately after establishing a cut, and on fill slopes.
will probably be sufficient to prevent severe erosion.
Y
HEALTH AND SAFETY
Soils. There is nothing inherent in the design of the homes
which in and of itself creates a hazard to health and safety. How-
ever, there is evidence of soil creep which could result in sliding
and potential damage for some eleven lots: 1-4. 10-11 , and 24-28.
Figure 6 shows these soil creep areas, which are located on the
beginning of the rise of the `oothills. This can be best mitigated
a by simply not building on or below these possible landslides. If
building is allowed, fill should be restricted on the areas of creep
and special considerations such as the use of retaining walls and
drainage systems be employed.
The Pond. It is confirmed that the pond is a breeding place
for vectors, particularly mosquitos and other insects. The pond
also presents a possible drowning hazard. The first problem will be
mitigated by the Santa Clara County Health #Department's adding the
pond to its inventory after which a vector control program will be
instituted, if neces,ary. About the only way to eliminate the
drowning hazard is to drain the ,pond or to fence it, thus taking
away a very positive feature of the site's permanent open space.
A Homeowners' Association should assume liability for the pond.
® Fire. The area is subject to periodic burning and fire danger
® must be kept in mind both as a permanent hazard and during construc-
tion. The area behind the project site covered as it is with brush
and woodland could carry a fire down into the urban area. California
is noted for its destructive fires on the edges of urban areas.
Only recently (1970) a fire in the Berkeley Hills, carried by
z
5
ti..
�J
brush and woodland vegetation, destroyed several homes.
On this site, trespassers have been responsible for small
fires (one within the past month) and a serious grass fire occurred
above the property a few years ago.
To reduce the fire danger, the following mitigation measures
are s-jynested:
a Remove the understory in the Closed Oak Woodland _,i` h
would fuel a fire's spread.
Limit development to the flat eastern portion, thus
reducing the chance for involvement- of houses.
® Construct a fire break (cleared area) behind lots 12-23.
This would mitigate the restricted access of fire equip-
ment to this fire prone area, and the uccc � could also
double as an element of a trail system.
® A trail system in other parts of the si `.e could serve a
si�Jlar function.
i A Homeov)ners' Association should assume responsibility
for maintenance necessary to insure the lowest possible
® hazard potential over the long term.
® No steps short of removing all vegetation can eliminate the
fire danger, even that drastic step is only a preventive measure and
does not insure that fire will not happen.
Other Hazards. A neighbor has confirmed that rattlesnakes
are a problem on the property, having killed three himself in the
past year. With development they will retreat into the foothills,
but can still be expected in the upper portion of this site.
The s'te contains a significant amount of poison oak, which
causes severe skin eruptions in most people. Mitigation world be
2Mr. Falk, northwest corner of Voss and El Prado.
-34-
to remove the plants.
Modified site design can successfully mitiga-,e the impact.
I mpact, which is secondary, is considered Major Adverse, due pri-
marily to the placement of houses in areas subject to soil creep.
NOISE
Noise produced on the site itself is presently not detectable.
Sources of noise which originate off the site but potentially affect
the noise level on the site are several :
A Land uses adjacent
® Two airports
® A railroad
i Interstate 280
® General traffic flow
Land ruses adjacent include residential , a School and a con-
valescent hospital . 'Moffett naval Airfield is approximately 7
straight line -:files, San Jo-Je Municipal Airport is 9 straight
line miles away fre!n the site. Neither airport's flight patterns
traverse the site. The railroad track is located one mile westerly
and carries on_ `rairl in and out daily. Traffic noise is on local
streets, Foothill ''. c,ulevard (an arterial carrying truck traffic)
and Interstate CuC detectable at the west end of Alcalde)
Measurements taken on-site show the present ambient level—
, despite off site sources—to be very quiet. At the site and Voss
the level is 45 dB(A) L50; at the site and Alcade it is 48 dB(A) L50'
Impact and Mj t 2_ation. A permanent source of noise resulting
from the project will be from increased traffic. Present levels
and predicted new levels are summarized in Table 11 .
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Table 11
Predicted Noise Impact
Present Predicted Design Criterial
Location Time Level , L50 Level , L50 Outisde, Daytime
Voss at site 4 p.m. 45 dB(A) 47 dB(A) (Residential ) 50 dB(A)
Monte Vista School Noon 53 53 (School ) 55
Pleasant View (Con- Noon 51 51 (Conn. H. ) 50
valescent Hospital )
Voss at Foothill Noon 67 auto 67 (Residential ) 50-55
82 truck
Notes: 1 . Per Highway Resea-ch Council , National Academy of
Engineering, 1971
Source: Enviros
These project increases will not yield degradation of the ambient
noise level except at Foothill-Voss where the recor=mended level is
now far exceeded. There is at present no alternate route for the
large volume of trucks on Foothill , but the signalized intersection
® minimizes braking noise on Foothill by opera;.ing on demand from Voss.
i Although no predictions on the amount of intra-development noise
are possible, it is the opinion of the Study Team that the site design
places houses so close together as to create sound tunnels between
some units which will carry and magnify noise. The effective density
is so great--with relatively large houses on small lots with narrow
streets—that the occupied areas of the site are likely to be impacted
with the kinds of noises which affect privacy as well as raise the
ambient noise level . This effect can best be mitigated ty a reduction
in density. They can also be mitigated somewhat by 9:�sul, ting the
units well and restricting placement of windows onto narrow sideyards,
particularly directly across from neighboring windows.
3The density of the developed portion of the site only.
-36-
With mitigation the impact, which is primary, is considered
Neutral.
-37-
WITHIN THE IMPACT BOUNDARY
LAND USE
The site is presently zoned Al-10, Agricultural-Residential ,
10,000 sq.ft. lot, single-family. In essence, the intent of such
a zone is to avoid urban sprawl , to establish distinctive neighbor-
hoods, allow semi-rural residential development, preserve the
natural beauty of the hills, allow public accessibility to view-
points, and impose height restrictions in order to protect the
silhouette of hilltops and ridges. (See Section 77 of Ordinance
220(i ) , P. 162-163. ) This zone (.pith this density) appears to be
peculiar to this site.
From the upper elevation, the view is extensive, especially
on a clear day. The San Jose metropolitan area , the lc..er peninsula,
and the East Bay hills can be seen, and, of course, the roofs of all
the d:relIin s on the lower elevations in the vicinity.
In addition to the horses, unleashed dogs were observed running
in the property. The rustlings of small wildlife could be heard
in the underbrush on the upper elevation.
There are paths running through the property, enabling r;alkers
to reach the varying elevations and avoid the thistles, snakes, etc. ,
but not the horse manure.
Trespassers are obviously attracted to the property. During
site investigation many footprints could be seen in the dried mud
near the pond. Two abandoned vehicles were in the draw beyond the
end of Voss Avenue (must have been there a long while, as access is
difficult due to fences and there has been much target practice done
on them by other trespassers).
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Adjacent Land Uses and Zoning
The only properties immediately adjacent to the site that have
similar zoning are those south of Alcalde, a pocket of unincorporated
land. This area is zoned single-family, 10,000 sq.ft. lots and is
characterized by scattered single-family development. The hones
existing here are of various type and size and generally old. Puny
appear poorly maintained and of substandard construction.
Due north of Voss Avenue (served by E1 Prado Way, Medina Lane,
and Lockwood Drive) are duplexes, R2-4.25, 4,250 sq.ft./dwelling
unit. Zoning restricts to one-story north of N.E:dina Lane. The
duplexes located along Voss are three years old, attractively
designed and landscaped. Those along E1 Prado are equally attrac-
tive, but have problem backyards as they were allowed to back up
right onto the foothills.
East of the site, on both sides of Lock`rlood Jrive, the zcninq
is also R2-4.25. These duplexes are all two-story structures; at
first glance they appear to be large single-family hoses . The
backyards and rear windows of the :`:rst westerly of' these units
will overlook the most densely developed part of the site if built
as proposed.
tThe other areas adjacent to the property are undeveloped.
They are zoned as follows:
A triangle of land southwest of the site is zoned Al-43,
agricultural-residential , one acre lots, single-family.
Thirteen acres of lard lying northwest of the site is
presently zoned R3-2.2 which is multiple-high density, 2,200
sq.ft./dwelling unit. This zoning was set about; 12 years
ago; the city is now suggesting re-zoning to one-acre lots.
the property is a hilly knoll with orchard trees.
-39-
Across Voss Avenue from the northeast corner of the
® subject site, between Lockwood Drive and Monta Vista Elemen-
tary School is 4.9 acres of undeveloped park site belonging
to the City of Cupertino.
Compliance with Plans and Policies
The city is still in the process of developing a complete new
General Plan. The land Use Element is being created in four geo-
graphical segments: Core, Valley Floor Infilling, Lower Foothills,
and Upper Foothills. The subject Fite is immediately west of the
boundary of the Halley Floor Infilling plan, and almost extends to
the Upper Foothill area. The plans for the first two geographic
sub-areas named above have been prepared; only the first has been
approved by the City Council . The latter two were partially dependent
on completion and adoption of the Santa Clara County Monte Bello
Ridge Mountain Area Plan, which has just occurred. Due to an
incomplete land use element, other elements of the General Plan
have been considered "interim;" e.g. , the Open Space and Conserva-
tion Element, and the Housing Element.
In terms of the Land Use Element then, the subject site is
currently in a "limbo" position. It is classified as within the
Lower Foothills geographic sub-area and no recent (post 1964) city
plan for this sub-area yet exists.
Another approach by the city to designating this property
appears on a map labeled General Plan Study Exhibit "A" , dated
12/30/73. The intent of this map is to illustrate the City of
Cupertino's urban service area, existing city boundary, and sphere
of influence. The map further delineates within the urban service
area the boundary between the "lower area" and the "hill area."
The subject property is designated as an undeveloped property
within the lower area.
-40-
The basic premise of the Valley Floor Infilling plan is in
accord with the LAFCO and UD/OS4 policies--that any further outward
expansion of the urban area should occur only after some of the
substantial amount of vacant land already adjacent to services
within the urban area is developed.
The Valley Floor Infilling plan speaks to an area of semi-
developed land immediately south of Alcalde Road and less than
two blocks east of the subject site's southeast corner. The policy the
plan suggests for what it designates as "Area C" (p. 19 of the plan)
reflects the three distinct land types contained in the area: alone
its eastern portion near Foothill Boulevard and McClellan Road the
use shall be commercial ; the lots beginning northerly of the coiruner-
cial designation, and continuir;g north to Alcalde Road and thence
west to Merriman Road shall be designated as a residential use with
4.4-7.6 dwelling units per gross acre; the balance of the study area
west from Merriman to Santa Lucia shall be designated as a residential
land use type with a dwelling unit ir.tensity range of 0 to 4.4 units
per gross acre.
The residential density range suc�y ested in the above-described
area is typical of the plan's suc;yestions for other undeveloped and
serni-developed properties lying within the Valley Floor Infilling
boundary west of Foothill Boulevard. These densities can serve as
guidelines for acceptable densities for the subject property as well ,
although perhaps only for the level portion of the property.
Plans for park lands are discussed in the Open Space and Con-
servat4on Element in terms of four density alternatives (p. 16 of
the element). The resultant population from the four alternatives
ranges from 35,000 to 50,000. The population of Cupertino was
4Local Agency Fo=-..-.=..tion Commission and Urban Development/Open
Space subcommittee of County Planning and Policy Coirmittee.
-41-
estimated by the State Department of Finance to be 22,300 as of April
1973. Using the city's average r4' 3.2 persons per dwelling unit
and 7,860 dwelling units existing dnd under construction on Jar.!eary 1 ,
1973, the population last January was approximately 25,152.
A number of policy statements occur in the Open Space and
Conservation Element which are pertinent to this proposed develop-
ment. The policies are within a section labeled "hillsides" but
should be justified as applicable to this Fite (see pp. 4-6 of
element) . Selected policy statements are:
Goal I. To foster sustained recognition that the hills are a
natural resource of local and area- •ride importance.
Policy 1 . The desirable natural environment of the area should
be protected.
Policy 2. Both developers and governmental jurisdictions
should be encouraged to provide for permanent open
space within or adjacent to hillside developments
by: . . .
b. Clustering residential developt;ents with com-
pensatory open space.
d. Acquiring private and excess public lands for
open space needs. (dote: suggested ways include
scenic easements, development rights, mutual
covenant, planned unit development. )
Po1i y 4. Conservation should be promoted, insofar as is
possible, of . ridgecrests . and other special
natural features.
Policy 5. The vast recreational and educational potential
of the hill areas should be promoted and implemented
by . . . a coordinated regional trail system.
Parks and Recreation goals and policies have promoted adoption
of Ordinance No. 602 which provides for a dedication on in-lieu
payment for park acquisition and development. This project would
require 0.79 acres for dedication. In order for private open space
to be offered in iieu of this acreage, a number of specific facilities
must be provided. The developer's plan does not show inclusion of
the required amenities in the private open space.
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1 •
®ems
f
The Monte Bello Ridge Mountain Area Plan prepared under the
® direction of the Planning Policy Committee for Santa Clara County
■ is concerned with an area of about 40 square miles of foothills
and mountains and reflects on several jurisdictions. It encourages
the cities to adopt its recommended policies when making decisions
affecting lands within the Plonte Bello region. The Plan does not
speak to specific properties such as the subject site. Its applica-
bility to the site is termed "broad brush" by P.P.C. staff. That
broad brush paints the area of this proposed development as "resi-
dential land use: low to very low density depending on availability
of utilities and steepness of slope, from 1-5 acres/dwelling unit
with sewers and water."
It would seem reasonable that such a density could be a guide-
line for the upper elevations of the site and densities in line
with the valley floor be used on the flatter portions.
Recon,nendations within the Monte Bello Plan should be heeded.
For example;
"Development within the mountain environment
should be dispersed a!aong large areas of open
space by utilizing the gentler slopes while
generally preserving the steeper slopes in
open space. All development should be planned
and designed to be in harmony with the natural
environment. Engineering and design solutions
which make major changes in the natural terrain
should be prohibited."
"Residential : A maximum limit on residential
population should be established for all hill-
side plans. Population densities should be
related to physiographic and environmental
factors; for instance, steepness of slope,
drainage, slope stability. . . . By providing
compensating areas of suitable, functional open
space, it may be possible to permit localized
areas of higher density."
-43-
"Methods should be explored which should provide
for the housing of people of all income levels
within the mountain enviroruent."
The developer has asked for a zoning change on the subject
property to Planned Development. According to the city zoning
ordinance (Ordinance 618, section 3):
"The Planned Development zone is intended to
provide a ,mans of guiding land development
or redevelopment in areas of the City that
are uniquely suite] for a planned coordinati%_0
of land uses and to provide for a Ereaier
flexibility of land -,se intensity and design
because of accessibility, ownership pattern,
topographical considerations, and conrunity
design objectives.
"The Planned Development zore is specifically
in'endkA to encourage variety in the develop-
ment pattern—of the community; to promote a
more desirable itvi environr,ent; to encourage
developers to use a more cre.itive auuroach in
lard development; to pro--vide a means of reduc-
ing the amount of improvements required in
development through better design and land
planning; to conserve natural features; to
facilitate a more aesthetic and efficient use
of open spaces and to ercourage the creation
Of public or private conmon open spaces.'r—
(Consultant's en,phasis)
The density within the Planned Development zone can vary with
what is c+�7:patible with neighboring uses; the PD zone serves as an
overlay ,one. The developer is seeking an allowable density of 3.4
&,elling units/gross acre.
The City of Cupertino planning department_ is recorm,ending
development of a slope density formula. A mechanical means of
zoning hillside properties will remove much of the subjectivity
from zoning decisions about foothill properties.
-44-
5
An area with similar topography has been developed recently.
According to Robert: Cowan, Assistant Planning Director, DeAnza Oaks
has a density of 4.9 dwelling units per gross acre; using the entire
terrain for this averaging has resulted in a feeling of crowding
among the dwelling units.
A proposal for development of the 13-acre parcel located
northwest of the subject site is also currently before the city.
Voss Avenue Properties is proposing to construct a "hillside resi-
dential complex" of 1.84 units. The plan specifies 21 .13 building
coverage, covered parking for 350 cars, and ureovered parking for
an additional 28 cars. The access to the development is totally
from Voss Avenue. The plans for the development show it stair-
stepping up the slope giving the sarne appearance as hillside struc-
tures in the Belmont and upper peninsula areas. The city planning
and public works departments anticipate disapproval of the project,
citing plans to rezone the property to one-acre residential lots.
A 1970 development application on the project site elicited a ne,lative
response from neighbors surrounding the site. A petition with the
® signatures of 103 neighborhood residents opposed to the plan was
® :.resented to the city. These residents viere concerned about the den-
sity of the project. Although residing generally i:r R? -one cf a
comparable density, they were apparently concerned about additional
traffic, a sense of congestion, a!,d 1hp lass of the neighborhood
open space.
If the plan now being proposed for the site does not guarantee
preservation of an open feeling in relation to the hills now viewable
by the surrounding residents, it is likely that neighborhood pro.. �sts
will again be heard.
However, one neighbor living just across Voss from the mid-
portion of the property expressed 'hope that the property would be
built upon. He is harrassed by trespassers going onto the property
-45-
and creating a noise and litter nuisance; he' cs further concerned
about the fire hazard.
Planning and Using the Open Space
The plan contains considerable open space but the question is
how much of it is usable. There are guidelines for this analysis.
The City`s cluster ordinance (220 (e) , Section 25) says:
"Common Area included in the calcination of
allowed number of dwelling units shall be
usable for recreational purposes. Landscaped
areas, tennis courts, swimming pools, ornamental
lakes, narrow natural streams, and similar areas ,
and buildings accessory to recreational uses,
may be includes: in this area . Land too steep
for recreational purposes , defuse brush, or
concrete-lined drainage ditches, and similar
areas, may be deeded as Common area , subject
to acceptance by the City Council , but shall
not be included in the area on which the nuirber
of dwelling units is caicula';ed. Land steeper
than 7", after grading , shall not be deemed to
be a Usable Cowi,,on Area , unl e:s_ "he Deve l o,rl.m ant
Plan Shows that it can and :,ill be used for
active recreational purposes, or landscaped in
such a way that it, in the judgement of the
Planning orumission, entrances the overall
quality of the development."
Santa Clara County his similar criteria for accessing %,,-hat
is useful open space for recreational development. in its opinion,
slopes exceeding 10'� are very difficult to develop. Ho:•.'ever,
steep land may have great scenic value, it may be a rich wildlife
habitat, and it way accommodate trails that follow `he =-ontours
of the land. The county has suggested a differential st-andard
fer measuring the recreational usability of parks in hilly te, rair
vs. those on flat land; park land with slopes exceeding 10% have
been given 251/* of full value. Perhaps a comparable devaluing should
be used in counting the conrion open area in this project when
figuring allowable dwelling units.
i -46-
Once the g!@ntiq of open space is determined, the management
of it must be considered. A master plan should be devised at this
point to consider linking open space on this proipct with open
spaces on adjoining parcels. Create linkages while the lands in
the area are still undeveloped. UD/OS recommends multiple use of
the utility corridors which crisscross the County, including
recreational use as part of a countywide trails system. Power
lines extend from the Cupertino PG & E substation cn the westerly
side of the site; a possible link to the nearby pond on the north-
western portion of the property could be feasible.
A precedent for this already exists. The city acquired
development rights to open sp,aca in the JeAilza Oaks development.
A description appears in the Open Space and Conservation Element
on P. 13:
"17 Ac. Oak Meadows Park - a hilly cwiTion area
set aside in a cluster development south of
Stevens Crtii:;; Boulevard. This area should be
made accessible to the public as a part of a
trail system from the northwestern part of the
City to Stevens Creek Reservoir."'
The Open Space and Conservation Element further recoounends
® that "unique ov particularly interesting wildlif-. and vegetative
habitats sh:;ald be preserved by including them in the park system. "
This could be applied to the pond.
If the city does seek development rights to such open spaces,-
it should assume maintenance and liability costs for such trai 's.
The land seems suitable for both pedestrian and equestrian trails.
Impacts and Mitigation
Although the question of whether the land use proposed is
compatible with the city's goals and policies i not easy to answer,
general guidelines are available which give direction to the decision.
Interpretation by the Study Team suggests the project as purposed is
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. a
Invviros 2/2
overly dense, has not incorporate plans to provide recreational
use in the open space or a trail system, and does not meet goals
of either the Planned Development Ordinance or those pertaining to
scenic quality and preservation of view. See also sections on
Soils and Geology, Health and Safety and Aesthetics and View.
The impact, which is primary, is considered Major Adverse. i
a
AESTHETICS AND VIEW
With t;ris project, aesthetics and view is closely related to
,lensity ar;d placement of the units. It is also closely related to
the topograph.-/ of ti,,e site making its analysis somewhat complicated
s because of the numerous points of view which must be considered_
The aesthetics of a project have become an important considera-
tion for Cupertino. The Land Use Element for the Core Area expresses
concerns for the aesthetic appearance of the major thoroughfare.; and
adjacent areas. Performance standards have been established to
accomplish community objectives in this regard. T;ie aesthetics
concern is further apparent when sne notices the emphazis that is
being placed on coordinating an early California or Spanish style
in public buildings and commercial developments. In addition to
the immediate short-range view, the city is also concerned about
the visual backdrop to the community.
s
Views of tarp Site
The upper elevations of the site are visible as you approach
the intersection of Voss and foothill Boulevard from the north.
From the east the upper elevations can be seen from the open areas
around DeAnza College and the higher elevations of the valley floor
moving south along Stelling.
If the project is built as proposed, the view of the homes
from north and east would be similar to that of the hillside step
developments of Daly City and South San Francisco. Unless a landscaping
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AM
19
provision is required to screen the back fence lines (especially on
Voss), the above analogy is all too easily realized.
If built upon, how the property will appear from the surrounding
properties is a paramount concern. Regarding trees, the city will
require that the removal of any but orchard trees be reviewed by
the architectural and site control committee.
Preservation of a considerable portion of the "viewable" hill-
side can be accomplished in a combination of ways. A slope density
formula provides justifiable basis for less than maximum development.
The argument that a reduction in density reduces the value of the
property 's not viable in that the land is in a semi-agricultural
zone now. (Although market value is now based on residential use. )
Views Fran Within the Site
The views that the residents of the homes to be built upon the
site have is also important. Placement of horses to take best advan-
tage of views toward the Bay or the valley floor or of the permanent
open spaces in he foothills and mountains should take precedent
over attempting to achieve the maximum number of housing sites.
The pond on the property will probably not be viewable from
the home sites. A good view of it is obtainable from the property
contained in the Voss Avenue Properties proposed development.
The Permanente cement plant cannot be seen from the property.
However, the high tension lines and towers linking to the PG & E
substation are clearly visible.
Lower elevation views of the hills would be blocked by the
I upper elevation structures except for those homesites along Voss.
Due to the density and distribution of the lower elevation sites,
little or no view of the hills would be possible.
The immediate downhill views will be a curvilinear pattern of
lower elevation roof tops. Only those hones on the north and east
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e
side of the interior road joining Voss to Alcalde will have a view
of the valley. But, the way these homes are positioned, views will
be accessible only from rear or side elevations of the upper sites.
Half of the upper level sites view the house immediately opposite
them. Considering the terrain upon which the homes may be built,
it is likely that decks will be a feasible addition to the homes.
How they will be viewed from below should be considered.
The wooded part of the site which is designated as park open '
space ;s a steep area of natural culverts covered by dense brush
and trees. Visually this terrain is attractive but physically
E
provides only difficult access for use as a "park."
If the wooded areas are to be used as a park open space, then
® some provisions for access should be .made. Without planned access,
the area could be destroyed Ly indiscrininate foot or motorcycle
traffic. Fard use of this area could result in soil erosion and a
breach of the private yards of the upper level sites as well as
® degradation of its visual appeal .
Mitigation
The visual iM pact has been described above as being adverse
for both those viewing the site from outside and those viewing it
from within the development.
Clustering the units (the Study Team does not consider the
proposed site plan as clustering) or duplexing on the lower flat
portion of the site would:
® Provide more physical and visual open space.
• Be visually compatible with existing adjacent land uses.
• (Could) provide view corridors to the hills.
This should be combined with an altered placement of homes on the
intermediate level which should include:
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i
Q�
a
a Fewer and larger homes to provide a contrast and allow
the open space to move into the upper level, thus providing
visual and physical linkage of open space.
s Placement of the homes to appear less uniform or regimented.
The impact, which is primary, is considered Major Adverse.
TRAFFIC AND CIRCULATION
Traffic Generation
The proposed site is located between Voss and Alcalde Avenues
west of Lockwood. Voss and Alcalde are two-way, two-lane residential
streets providing access out from the site via Foothill Boulevard,
a two-way two-lane north-south arterial . Access to Foothill from
Voss is controlled by a semi-actuated signal .
Table 12 shows an estimated 814 trips per day would be generated
by the project.
® Table 12
® Daily Trip Generation
family
le sin
De,elling Units 74 single Y
Trips per unit 11 .0/dayl
Total trips per day 834
Peak hour trips 91 vehicles/hr.
NOtes: 1 . City of Cupertino estimate
e2. Assumes 11 .2% of daily trips
Source: Cal Trans and Enviros
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Table 13
Street Distribution of Traffic
® Percent of Vehicles/
® Total Trips Peak Hour
Alcalde (to Foothill) 25 23
Voss (to Foothill) 15 68
Foothill North of Vass 100 91
Foothill North of Stevens Creek 80 13
Stevens Creek East of Foothill 20 18
Source: Enviros
The limiting factor to traffic movement from this development
is the signal at Voss and Frothiil . According to city estimates,
present peak hour (8:30-9:30, a .m. ) traffic on Voss east to Foothill
is 89 vehicles/hour. The project's additional 63 vehicles/hour
increases traffic on Voss to 157 vehicles/hour which can be accommo-
dated within the "C" service level .5 See Table 14.
Once traffic moves into the flow on Foothill Boulevard, the
increase (10%) will not cause a significant impact.
Present streets are satisfactory to accommodate the traffic
from this development.
Internal Circulation
The project proposes private streets which are not wide enough
to be eligible for public dedication. If streets do not become
congested with on-street parking, are wide enough and are properly
designed (grade and curves) to accommodate emergency vehicles and
`'A "C" level of service is interpreted to mean light congestion
and occasional backups can be expected.
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m ll Ell
Table 14
Effect on Peak Hour Traffic
Peak Vehicles Per Hour
Present New Total Percent Increase
Foothill at Voss 816 91 907 10%
Foothill North of Stevens Creek 1 ,512 73 1 ,585 5%
Stevens Creek East of Foothill 844 18 862 2%
Voss West of Foothill 89(E) 68(E) 157 76%
garbage/service trucks, no problem is created. These precautions
are not apparent in the plan, however.
Parking. According to the plan, there will be 46 homes with
2-car garages and 28 homes with 3-car garages, hence conceivably
176 resident vehicles. Ten parking spaces are provided in on-
street parking bays. All off-street parking mentioned in the plan
utilizes driveways.
There have been numerous concerns expressed about allowing
curbside parking on the private streets. Other developments in
Cupertino with private streets have had problems, according to the
Public Works Department and have consequently asked that the streets
be placed under the vehicle code so that parking violators can be
penalized. Public Works recommends against allowing streetside
parking unless the streets are widened to 32 feet.
It is the opinion of the Study Team that guests/service vehicles
® will be reticent to park in driveways. Likewise, they are unlikely
® to use one of the few parking bays if it is not adjacent to their
destination. Voss Avenue may be wide enough for curbside parking
for the homes that front on it; no houses front on Alcalde so it is
unlikely to serve a similar function.
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4.
Streets and Sidewalks. As to street design, it is possible
that the road which connects Voss with Alcalde could become a
neighborhood short cut. The Open Space Element favors loop roads
rather than cul-de-sac's for fire control purposes. Some type of
meandering sidewalk may be necessary for pedestrian safety. The
hillside ordinance requires pedestrian walkways if development is
on a through street and within one-half mile of a school , and if
shoulder areas are not improved to permit safe pedestrian traffic.
Bicyclists can link up with two bike routes: a Cupertino
city bike route traverses (or plans to) Stevens Creek Boulevard
from DeAnza Oaks to the eastern city limits; a County bicycle
route is designated along Foothill Boulevard-Stevens Canyon Road.
Impact and Mitigation
Impact is not considered significant on external city streets.
However, if private streets are allowed, they should be built to
the same construction standards as city streets even though they are
narrower. It is the judgment of the Study Team that the parking
plan is impractical and that the design should be altered to either
allow off-site parking in other than driveways (this problem is
directly related to density, see also Land Use subsection) or
streets should be gidened to accommodate street parking.
Impact, which is primary, is considered Minor Adverse.
1
AIR QUALITY
Cupertino is located in the San Francisco Bay Area Air Basin,
which has been classified as a basin with critical air pollution
problems. At the San Jose Air Monitoring Station (the only local
station with multi-pollutant measuring capability) minimum air
standards were exceeded in 1973 on 11% of the days for oxidants,
10.6% for particulates, and 9% for carbon monoxide. At Muuntain 'View,
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whose station rea;ls oxidants only, the standard was exceeded 3%
of the days.
Proximity of the site to the Kaiser Permanente plant warrants
evaluation of potential particulate fallout onto the site. During
1968 studies by the Bay Area Pollution Control Uistrict and Kaiser
Permanente detem. fined ;.hat about 4% of the particulate matter in
the area surrounding the Cement Plant we,-,.- attributable to the
Kaiser Company operations. since that time two modifications have
been made by the Kaiser company to their control systems. The
initial control improvement costing $1 million reduced the particu-
late matter to an undectable level . An additional improvement was
made in 1972 to reduce particulates even more. No detect'>on of Kaiser's
particulate matter has been found at ground level in the area
surrounding the plant since the first of these improvements have
been made.
The plant produces 30 tons of NO and 0.6 ton particulates
per day. The 6 discharge points are located: 2 at 1000 feet elevation,
2 at 900 and 2 at 850.
Impact
The development is expected to add about 4,556 Vehicle Miles
Traveled (VMT P to the present 70,000,000 VMT in the Bay Area. This
project will cause an increase of 0.006% in the VMT and a proportional
increase in emissions from mobile sources.
The impact, which is primary, is considered Minor Adverse.
PUBLIC FACILITIES AND SERVICES
Water. The property is served by the City of Cupertino Municipal
system, and is in a good location for adequate water service. It is
close to the main distribution line from the Mercedes Road Tank.
6Cal Trans data, adopted.
_ :� -55-
i
The develont will connect to a 20 inch main line which is
planned to extend from the Mercedes tank to Permante Road.
Storm Drains. The City Public Works Department would require
that the pond be connected to a storm drain that would feed into
the regular stenr drainage system essential for the property.
Sewers. According to the Cupertino Sanitary District, the
only sewer policy which the district practices in reality i:; "first
come, first served."
Mr. McBee of the Cupertino Sanitary District has stated that
the development as proposed can be accommodated; so too can the
proposed 184-unit multiple family project proposed nearby. How-
ever, he cautioned that if this density is typical of future develop-
" , ment in the area, another collector will have to be laid parallel
b to the existing one.
Sewage is transported via the Santa Clam Interr..eptor to the
San Jose-Santa Clara Treatment Plant. The Interceptor has a current
peak capacity of 6.8 million gal/day which will be reached by 1977.
A new Interceptor is being planned along Lawrence Station Road which
will increase peak capacity to 13-14 million gal/day. It is expected
to be built by 1977, and will provide capacity to serve the ultimate
maximum needs of Cupertino.
Cupertino has purchased capacity in the plant now of 3.4 million
gal/day average flo:y; use is 3.3 million gal/day. Negotiations are
underway to purchase an additional 8 million gal/day, which will
meet the city's ultimate maximum need.;.
Solid Waste Disposal . Los Altos Garbage Company serves this
vicinity, and can handle the increase. The private streets will
i
present no problem, if curbside parking is not allowed. The garbage
trucks require a 10 ft wide clearance. The spokesman did not antici-
pate problems with the grade of the streets, as they arp able to
cope with Los Altos Hills and Portola Halley. The primary concern
was with the street surface; they have had experiences in Cupertino
where the base material under the asphal* was not strcng enough to
support garbage trucks in hot weather. The company has no require-
ments about placement of cans for pickup.
Fire Protection. The site is served by a fire station located
at Stevens Creek Boulevard and Foothill Boulevard. A three-man
crew there could respond the approximate one-mile distance in a
very few minutes; an eight-man backup crew could follow quickly.
Fireflow requirements are met, due to the watertank atop the nearby
hill (see Water). The 30 ft wide private st'reets are adequate as
long as there is no curbside parking. The cul-de-sac's are accep-
table; their length is within the allowable city ordinance maximum,
and the city has no limit on the number of homes allowable on a
cul-de-sac.7 The maximum street grade which the fire trucks can
handle is 15%.
The property is within a hazardous fire area, thus certain
1 requirements must be met in building construction. The roof of each
structure must have a special purpose or fire retardant surface
(shake roofs are stiJ allowed but they must have an asbestos under-
layer); spark arresters must be placed on each chimney; natural
brush must be cleared away from structures.
As to whether the proposed use presents a greater fire hazard
than the existing land use, the fire deparL.,lent's response is "the
more people, the more hazards."
7Although the hillside ordinance recommends not exceeding
10 DU's, one cul-de-sac in the plan has 13.
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The pond on the property served a positive function on one
past occasion: water was pumped from it a few years ago to help
control a hillside fire.
Police Protection. Cupertino has a col+tractual arrangement
with the County of Santa Clara Sheriff's Department for 24-hour
service. The recent study done by S.R- I. on average response time
by police in the various jurisdictions found that in Cupertino by
the sheriff's department to be nine minutes. According to the
department's spokesman, a sheriff's car could reach the proposed
development within a few minutes as it is not far removed from
their regular activity areas.
As to whether they have the manpower to adequately handle this
increased development, the answer depends on what the City of
Cupertino is willing to contract for. The city must consider the
i ,cumulative effect of expanded residential development and the con-
struction of Vallco Park and other coranercial projects. If the
city pays for more, the Sheriff's Department will provide it.
Parks. Neighborhood park requiremer.ts appear sufficiently
iplanned for within this site's general neighborhood, if certain
conditions are met. These are: if the population projection based
upon 4.5 dwelling units/A. (assuming 3.2 persons/D.U. overall ,
4.0 persons/D.U. in R1 zones) is not exceeded; and if the city
can include joint use of surplus school properties. The city
already owns 4.9 acre Monta Vista Park northeast across Voss from
the site and is planning to jointly develop an additional 4 acres
of Monta Vista School surplus property.
Libraa. Residents would utilize the library at Civic Center
and the yet-to-be-constructed South Los Altos Branch Library.
Public Transportation. The closest service at present by the
Santa Clara County Transit District is bus route No. 43 which
travels south on Foothill Boulevard from Los Altos and then turns
east at Stevens Creek Boulevard.
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i
Commercial Sho pP in9. The City of Cupertino Planning Commission
has recommended that no new neighborhood centers are to be constructed
west of the Route 85 freeway right-of-way. The existing commercial
center in Old Monta Vista should be strengthener; to provide a neigh-
borhood and coununity range of services for residents within the
western portion of the comnunity. As things now exist, residents
of the site would be as apt to do their routine shopping in south
Los Altos or Sunnyvale as Cupertino. Choosing to shop in other than
Cupertino would of course mean a loss of sales tax revenue for the
city.
Tax Revenues. The site consists of two parcels, assessed for
FY 1974-75 as follows:
#342.-15-32 (7.7 . A. ) - $34,900 total assessed value
-342-15-33 (12.94 A. ) - $64,700 total assessed value
$99,600 (25% of full cash value)
® The parcels are within Tax Rate Area 13-026. . The latest tax. rate
�I available is for the fiscal year 1973-74; the total tax rate was
$11 .668 per $100 assessed valuation. The tax rate for the City of
Cupertino for FY 1973-74 was S0.310 per $100 assessed valuation.
Table 15 shows projected property tax revenue.
Table 15
Projected Property Tax Revenue
Revenue to All Revenue to
Agencies Cupertino
New Revenue from Project $125,197.64 $3,326.30
Less Present Revenue 11 ,621 .33 308.76
Net New Revenue $113,576.31 $3,017.54
Note: 1 . Based on average full cash value of $65 000
g )
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=m-
Whether revenues from thi project meet or exceed costs associated
with the project is not known. Isolation of cost factors requires
exhaustive study and the cit: has not undertaken this task. It is
not expected that any unusual burden would be placed on the relative
ability to provide services, however.
Schools
Children in grades K-8 attend schools in the Cupertino Union
Elementary School Dsstrict. The site is within the attendance areas
of Monta Vista Elementary School at Voss and Foothill Boulevard and
Kennedy Junior High School at Voss and Hyannisport. As is true of
most elementary scf;ool districts in the North County, Cupertino is
experiencing declining enrollment. The largest single class is now
at the eighth grade level . Monta Vista School has a capacity of
390 students. Its projected enrollment for 1974-75 is 272 and for
1975-76 is 246. Ar alternative education program will be located
there this fall to utilize some of the unused space. Kennedy
Junior High has a capacity of 1 ,084, but can actually handle an
additional 10% or a. maximum el approximately 1 ,200 students. Its
enrollment projections are 1974-75, 1 ,050; 1975-76, 995; 1976-77,
1 ,007.
Cupertino bases its projections on a yield factor per dwelling
unit of 0.6 children for grades K-6 and 0.19 for grades 7-8. Using
the figure of 74 homes that the developer suggests, this means
about 44 children for Monta Vista School and 15 children for the
junior high school , or virtually no impact on school capacities.
Even if these estimates are low, there is still a considerable margin.
Students for Kennedy Junior High would require bus service
from the site: the pedestrian routes along either Stevens Creek or
VcClallan are hazardous for school children. The number of children
requiring bussing would not create an overload on existing bus service.
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The situation is different at the high school level. Enrollment
is not expected to peak until two years from now. Monta Vista High
School within the Fremont union High School District would serve
this site; the school is located at 21840 McClellan Road. The
school 's capacity (based upon locker, lunchroom, and physical educa-
tion facilities) is 2,100; the projected enrollment for 1974-75 is
2,150. Plans are to add to school plant space by use of a portable
building. District residents discourage the practice of shifting
high school attendance area boundaries, although Monta Vista has one
of the fastest growing student populations—30-35 unanticipated new
students enroll each September.
The Fremont Union High School District bases its projections
on 0.9 students per single-family home being of high school age.
Applying this to 74 homes would produce 67 more students for Monta
Vista High School . Bus service would have to be provided also. By
the time the homes were built and occupied, if the development is
approved, the declining ,enrollment trend may begin to be felt, how-
ever.
Impact, which is secondary, is Neutral .
HOUSING
Santa Clara County needs more new houses than any other county
in the Bay Area, according to ABAG, in a report based on the 1970
federal census. Sixteen thousand nine hundred (16,900) single-family
homes and 53,800 new apartments are needed.
The Santa Clara County Planning Department reports that the
county-wide occupancy rate in October 1973 was 97.4% for all types
of residences. Living space is increasingly difficult to find and
construction of new housing is declining due to a number of factors:
a tighte -ing money supply, rapidly rising interest rates, rising costs
of land, materials and labor and builders' carrying charges.
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y`
In 1971 the Joint Cities-County Housing Element Program attempted
to identify housing patterns and cope with housing needs. In doi-
so, it projected household income patterns for 1975. Cupertino c
one of three planning areas (the other two were Saratoga and Los
Altos Hills) projected to have both the highest percentage of high
income households and the lowest percent of lower income households.
The project, as proposed, would add to ttie moderately high
priced housing stock.
Cu ertino';, Housing Element attempts to address this problem
p 9 P
of a disparity in housing values. The Element incorporates the
goals of the PPC do,:ument and also states an intent_ to support the
concept of, and participate in, the "fair share" regional alloca-
tion of lcw-moderate incof-e housing units. Policy #2 of Go,l II
says that:
The City of Cupertino should require a mix
in the type and cost of housing units in new
subdivisions and apart.ent complexes as a
prerequisite to the granting of planned unit
developments."
Morecver, this statement appears in the Valley floor Infilling
Plan trar,s--li tted from the Planning Commission to the City Ccunci 1
in July 174: (p.5)
"The (planning) Commission finds that there
are no properties within the residential infil-
1ing segmtent of the Gereral Plan which are
large enough to >upport a private subsidy
program; however, the Ccrrission finds that
in certain areas a housing range can be estab-
lished which will allow greater density than
that within the surrounding neighborhood if
the developer can shop: that he can implement
a community-wide social goal ."
The question of how large a property must be in order to
provide .a Tix in housing prices and still allow the developer to
survive should be closely examined. The City of Palo Alto adopted
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a resolution (#4725) which encourages the inclusion of 20-40%
low/moderate income housing in developments of 20 or more units.
Without federal or state subsidies, it is extremely difficult for
a developer to provide even moderate income units. However, the
intent of the resolution has resulted in the production of about
10% of new units at below market cost.
Impact and Mitigation
The project does fill an existing market need. However, it
contributes nothing toward realization of the above-mentioned
housing goals. Utilization of the Palo Alto Plan is worth consider-
ing. An example of the plan is the Foothill Green development on
Arastradero Road, Palo Alto. The development consists of 26 single-
family detached homes and 2 duplexes (4 units) The land costs
for the entire development were absorbed in the price of the single-
family detached homes; the duplex prices were based on construction
costs only. Deed restrictions on the duplexes :sill limit the profit
that can be realized on subsequent sales. The sales price will be
based upon the original sales price plus cost-of-lining increases.
The City Housing Corporation has right of first refusal on subse-
quent sales.
On the present site, more-modest priced duplex units would be
compatible with neighboring land uses if placed on the fiat easterly
portions of the property. Fe�•rer and more expensive homes on the
upper elevations might offset the costs.
Impact, which is primary, is considered Neutral .
HISTORICAL/ARCHAEOLOGICAL
Much of Cupertino's heritage stems from DeAnza's expedition
from Monterey to San Francisco in 1776. It is believed that DeAnza's
route lay just northerly of the property. Prior to passing that
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way, he encamped 3/25/1776 on the Arroyo de San Joseph Cupertino
(now Stevens Creek).
In the era of the land grants, the property was part of the
San Antonio Rancho (documented by the U.S. Surveyor General , June
1867). The Historical Atlas Map of Santa Clara County, Calif. 1876,
shows the San Antonio Rancho subdivided into several large parcels.
The subject property was part of a 320-acre section owned by Mrs. S. A.
Anthony. The property was inherited by her daughter, Miss Florence
Anthony, who later sold to the Voss family. The Anthony property
was planted in prune and walnut orchards. A come constructed on
the property by Miss Anthony was razed several years ago. The
pond was created during the Voss ownership by damming up an "arr-oycito"
(little stream) in order to provide irrigation for some of the Voss
land.
The area was within the territory of the Costanoan Indians.
In all probability, the property was not suited to their use:
There is no evidence of a local water source and no ecotonal assoc-
iations that would afford the Indians their dietary staples. The
nearest trade or rAgration route appears to have been between the
villages of Matala-n and Sokel , running north-south some five miles
® to the west (Kroeber, 1925) . Accordingly, no archaeological sites
1� have been recorded in this vicinity at either the A. E. Traganza
Museum of Anthropology, California State University, San Francisco,
or the University of California Archaeological Research Facility at
Berkeley. A surface reconnaissance of the property, with focused
attention on a possible catchment basin on the highland, alsc
proved negative.
Fact
Ethnographies of the Costanoan 'Indians have depicted them as
generally cremating their dead (Chords, 1913) and subsequently burning
their homes and possessions (Heizer, 1974) . Therefore, it is very
unlikely that this property could contain a burial site. Neither
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does it appear to have particular historical significance.
Impact, which is primary, is considered Neutral .
ENERGY
The project would obtain its energy from Pacific Gas and
Electric Company (P.G.& E. ) . Gross area-wide future supply is
adequate.
Supply
Inforiiation provided by P.G.& E. to the California Public
Utility Comxriission (General Order 131 dated July 25, 1972) projected
the electric lead and resource forecast through 1991 :
1972 1976 1981 1991
Loads (megawatts) 11 ,343 14,635 20,003 37,827
Resources (after scheduled
maintenance)$ 13,538 17,714 23,907 44,014
Percent Net Margin 19.4 21 .0 19.5 16.4
While resources (generative capacity)appear adequate, the
shortage of fuel (fuel oil and natural gas) could have caused
shortage problems this year. For the rest of 1974, it appears
that the crisis situation has eased due to a higher than nor,;ial
hydro-electric supply. The Diablo Canyon Unit is on schedule and
will increase the supply of electricity during 1975.
8Resources are based on completed construction as scheduled
of nuclear units, Diablo Canyon Units #1 and 2, for in service
1975 and 1976, respectively. Delay in scheduled service of Diablo
Canyon Unit #2 would reduce the net margin to 14.1`6. Reduction in
capacity below the approximate 200 design level in-r;:ases the
probability of insufficient service.
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Pacific Gas and Electric, which ,O so supplies natural gas to
the area, obtains its supplies from California, the southwestern
states (El Paso Gas) and Canadian (Pacific Transmission) sources.
There is apparently a scarcity of information on supply commitments
beyond 1974 and the PUC has recommended that the utilities prepare
estimates of gas and oil requirements beyond 1975 and investigate
the ability of suppliers to meet such requirements.
The emphasis on air quality will serve to increase the demand
for natural gas because of its clean-burning quaiitirs and as a
result, there is a rising demand for a supply that may remain static
through 1985. The present rate of consumption for the state is
approximately 5.7 million Mcf9 per day (1 .1 million equivalent
barrels of oil ). California's total domestic proven reserve of
natural gas was approximately 7.5 billion Mcf and it is estimated
that by 1985 production will decline to about 1 .0 million Mcf per
day. The state presently imports 61% of its gas supply from the
southwestern states and 17% from Canada. The future supply from
these sources and other possible sources (Alaska, oversea and
undiscovered sources) are indefinite as to timing and volume at
this time. The only direct substitutes for natural ;us that can
be utilized in the short term are oil and to a lesser extent,
coal .10
1 Mitigation to Reduce Energy Consumption
Table 16, showing the ratio of gas to electricity as end uses
(first column) and in the second column the ratio of gas to electri-
city viewed cs a total energy process.
9Mcf equals one thousand cubic feet.
10The Resources Agency, State of California, En_jgLin Califoriiia,
January, 1973.
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Table 16
Cost-Efficiency of Gas vs. Electricity
End Use 1 Net System 2
Energy Ratio Energy-Use Ratio
End Use Appliance Gas to Electric Gas to Electric
Space heat 1.31 0.39
Dater heater 1 .45 0.44
Central Air Conditioning 4.30 1 .29
Range 2.00 0.60
Notes: 1 . The energy ratio expresses the efficiency of electricity
use divided by the efficiency of gas use to accomplish a
particular task; i .e. , the energy ratio of the range im-
plies that it takes twice as much gas energy as electricity
to do the same job.
2. Based on 30% net efficiency for electricity generation,
transmission and distribution, the energy of the range
requires 600 of the gas required to generate the elec
tricity (for an electric range) compared with using
gas directly.
Source: The Rand Corporatlon
Other measures which will reduce consumption of energy in
building design and construction include:
a Building design. Other things being equal , the building
unit with the smallest ratio of exposed surface to heated
usable volume will lose the least heat in cold weather
and require the least cooling in hot weather. It is
estimated that the theoretical requirements for energy
would be 20 to 25% less for multi-story buildings.
a Minimize amount of heat load in sunaner months by orienting
the structures relative to the path of the sun to minimize
amount of sunlight through south and west facing walls and
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windows. Using wider eaves on those walls and the use
of deciduous tree canopies will also help regulate heat
load for maximum advantage in winter and summer.
• Improve thermal insulation in wall acid roof of structures;
minimize paved areas.
a Provide air ducts and venting to draw heat away from heat
generating equipment and lighting.
a Improve efficiency of lighting systems and use of light
fixtures that minimize light loss.11
If these methods of energy conservation are followed, the
buildings will have a lower overall cost because operating expenses
will be less.
With mitigation, the impact, which is secondary, is considered
Neutral .
GROWTH INDUCEMENT
Seventy-four new units would be aided to the housing stock.
The density in the zone which wouid allow up to 65 units is less
dense than the project as planned. It is anticipated the units
would be occupied by families already living in the South Bay Area
„
who are moving up. No significant impact is placed by this
development on services or facilities which would require increased
gross plant capacity.
Since no basic employment is offered by the project, it would
not contribute to a positive area population growth.
A new area is not opened for development by the provision of
water and sewer and roads. These facilities are on or adjacent to
_ l Such as a polarized process which reduces energy consumption
by one-third while improving visibility.
t -68-
the property. However, it must be recognized that allowing development
on the hilly portions of this site may be precedent-setting as regards
future development.
Impact, which is secondary, is considered Neutral.
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UNAVOIDABLE ADVERSE IMPACTS
Many of the adverse impacts described in the previous sections
can be successfully mitigated by a major change in site plan design
coupled with a reduction in density. (See discussion of Alternatives.)
However, some impacts are unavoidable:
• Loss of open space
• Loss of wildlife habitat
s Loss of some trees and plants
• Alteration of scenic quality of this foothills site
• Increased fire hazard
• Minor increase in noise, traffic and air pollution
1
1
1
i
SHORT TERM - L04G TERM RELATIONSHIPS
This has been addressed in several sections of the report in
more detail . An economic use of the land would be accomplished with
the project.
Although the plan calls for minor alteration to the land to
accommodate the building pads, sufficient change will be made to
warrant saying the land will not be the same in the future. Thus,
tthe use does represent a long term comeiitment of a valuable resource—
land.
iThe land, while lovely, is not unique and should not be preserved
from development on that account. The city's decision on wha= to
allow on this valley floor-foothills transitional site will seek to
give direction to future decisions on foothills' sites and as such
may affect the snort-term, long-term use relationships on iruch other
land.
In the judgment of the Study Tear, the project as proposed
should not be considered a wise long-tern corrmltment of resources
because it:
(1 ) Violates the visual quality of an area which is widely
viewable.
(2) Is not in accord with the City of Cupertino's goals and
policies.
(3) Will create a living en ironr,ent which is lower in quality
than is acceptable.
(4) Does not maximize the open space potential of the land to
be left undeveloped.
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4.^
ALTERNATIVES TO THE PPJJECT
AN
Enviros has evaluated alternatives to the project by considering
viable previous proposals for the site, strict application of the
present zoning, a variety of options in type and density of residential
units and No Project. Alternatives contemplating development other
than residential were rejected as inappropriate to the site.
ALTERNATIVE 1 - NO PROJECT
The no-project alternative is, on the short term at least, to
leave the site as it is. To insure this as a long term use, the
property would likely have to be purchased publically. The desir-
ability of that should be measured against the significance of the
parcel .
The site is a beautiful one. It is not, however, needed for
relief from crowding of development around it; much open space
(vacant land) exists in the area.
A 5-acre city park site is nearby and presumably its development
iwould have priority over purchase of another undeveloped site. In
any event, only part of the site is suitable for active recreational
activity. The site does not have significant size and is within the
city's jurisdiction; it is doubtful the Regional Park District would
be interested in its purchase.
This alternative is not considered viable.
There are two overriding but somewhat subtle values which should
be considered in evaluating the development alternatives. They are to
seek usable open space and to ensure its enhancement.
The question is how the open space "works." Linkage, not gross
acreage, is the key. Visual as well as physical use will be enhanced
by extending fingers of green area into the developed portion of the
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site. Thought to the recreation activity checklist in Ordinance no.
602 will be helpful in considering how this open space might be
used. Above all , the open space should not be fenced; that limits
even its visual "use."
Enhancement of the open space requires a plan for its use,
e.g. , trails, picnic areas, etc. , and a plan for its maintenance.
Key to this maintenance is creation of a strong Homeowners' Association.
The city should satisfy itself that the legal and financial capability
to maintain the open space has been planned for.
ALTERNATIVE 2 - APPLICATION OF EXISTING ZONING
Application of the existing zoning with a more or less uniform
coverage, would yield 65 units.12 This would mean a far greater
destruction of wildlife habitat and ecosystem disruption as well as
removal of mature trees. Homes would be placed on steep hillsides
and on areas exhibiting soil creep. Scarring of the land to accom-
modate building pads and roads would be extensive. Density would
be reduced and potentially an improved individual living environment
(� could be created. The aesthetic appeal and open space quality of the
® site would be effectively lost. Schools could expect to add 110
children. Based on a computation considering statewide housing cost
averages,13 houses would market for approximately $63,000 average.
No significantly different impact would be expected in air quality,
traffic related noise, and traffic. twine fewer housing units would
be added to the existing stock.
12
Based on 75% of gross acreage.
13As rreated to cost of land, A & E, and city fees , per formulas
used by the Society of Real Estate Appraisers, (updated at
Annual Monterey Bay Appraisal Seminar Program, May 1974) .
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sk is
fy
ALTERNATIVE 3 - APPLICATION OF MONTEBELLO RIDGE STUDY SUGGESTION
FOR FOOTHILLS—i)NE-ACRE LOTS
Application of one-acre zoning would yield 20 units. This
alternative would mean virtually the same disruption to wildlife and
plants as Alternative 2. Some homes would potentially be placed on
steep hillsides and/or areas of potential soil creep. An undetermined
number of mature trees would be lost, although not as many would
likely be lost as with Alternative 2. Scarring of the land would
be extensive, although somewhat less than with Alternative 2. Reduced
density would provide a more exclusive feeling and insure privacy and
less noise intrusion. Aesthetically, the site would be similar to
the one-acre grid found in developed portions of Los Altos Hills.
The open space quality of the land as perceived by others would be
significantly degraded. Schools could expect no more than 34 children.14
Housing cost would average $132,500, which would be grossly incompatible
with the duplex developments nearby. Impacts of other types would not
be significantly changed.
ALTERNATIVE 4 - DEVELOPER'S PLAN LESS ALL UNITS ON MID AND UPPER
ELEVATIONS
Removal of all units which are clearly viewable from well off the
site plus removal of those subject to landsliding or soil creep will
yield 50 units. This plan would satisfactorily mitigate the loss of
habitat and tree removal by avoiding the most heavily vegetated areas.
It would also remove the necessity of scarring the mid and upper
elevations for either roads or building pads. This alternative would
not improve the problem of crowding in the developed area, but the
open space and visual quality of the open space land would be preserved.
School enrollment would be 85; home value is estimated at $72,500.15
4
Considered the maximum possible, giver the high cost of the units.
ti 15See footnote 13, Supra.
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d �
_�J
The merits of the internal aspects of the site plan, e.g. , inadequate
parking, excessive density and noise, etc: , are not changed. Changes
in other impact factors are not perceptible.
The following two alternatives contemplate multi-family housing—
townhouses--for the site. Considering the large amount of the site
which should be left in its natural state for numerous environmental
reasons made clear throughout this report, it is the judgment of the
x Study Team that townhouses offer the best opportunity for clustering,
the key compon=nt in providing maximum environmental protection/
enhancement and a reasonable return on investment for the developer.
A proposal submitted by Hallcraft Homes in 1972 is considered
by Enviros to be thoughtfully designed and is used as a reference
to the following two alternatives. See Figure 8 for site plan.
ALTERNATIVE 5 - 90 TOWNHOUSES
The 90 townhouses allow for clustering. The site plan in
Figure 6 illustrates the concept of linkage of open space. Units as
placed in this plan would necessitate removal of about the same
number of trees as in the developer's plan but considerable "opening
up" of the developed area has occurred and green belts are created
which would allow pathways up into the mid and upper elevations of
the open space. Soil creep and high visibility areas are not avoided
and it is do!btful that units could be replaced away from these
areas without crowding the remaining developed area. Townhouses
produce fewer children per unit; 52 children could be expected to
anroll in K-12. Home cost would average $44,700.
One ?rade-off that might be considered is rcarrangement of the
90 units to avoid the soil creep areas but leave the units which are
visible on the first lower knoll facing Voss in return for inclusion
of 4-6 units of privately subsidized below-market value units (see subsection
on !lousing). This would directly address one of the city's goals-
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.,
meeting its fair share of lower income housing 16- for which solutions
have not been forthcoming.
ALTERNATIVE 6 - 83 TOWNHOUSES
'm' Alternative 5 except that it
This alternative is similar to p
would rE-nove units in both the unstable and viewable areas. Forty-
two children would be generated; housing rest wruld average $46,50017
16This would not produce low income housing but would take a
step toward lowering its cost for qualified families/persons.
17See foteno to 13, Supra.
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THE NEW ENVIRONMENT
The following table ranks impacts of proposed alternatives. By applying values
to these impacts based on personal perception, the reader can evaluate overall impact
by his own standards.
IMPACT SUMMARY TABLE
Alternatives Proposed #one #two #three #four #five* #six*
Project
Number of units 74 0 65 20 50 90 83
Impact factor
Flora and Fauna B A C C A B A
o Health and Safety C A C C A B A
Ambient noise C A B A C B B
Soils and Geology C A C C A B A
Land use C A C C B A A
Aesthetics/°View C A C C B B A
Housing B C B C B A B
Impact of all development alternatives about the same on public facilities, air quality, energy,
historical/archeological , and traffic and circulation.
Key: no significant adverse impact = A
moderate adverse impact = B
significant adverse impact = C
* Alternatives five and six obtain better scores on some Impact factors due to better site design.
No implication that more units provid a better project is intended.
APPENDIX A
PERSONS CONTACTED
City of Cupertino
Glen Greg, Public Forks
Robert Cogan, Planning
Adde Laurin, Planring
Travice Whitten, 1'ubl is Works
Bert Viskovich, Public Works
Louis Stocklmeier, Historian
County of Santa Clara
Gil Fayette, Planning
Health Department
!` C. D. Marron, Sheriff's Office
Santa Clara Malley Water District
Bill Carlson
Tom lwamura
Others
Bill McBee, Cupertino Sanitary District
Frank Brunetti , Cupertino Union Elementary District
Donald Richley, Fremont Union High School District
Joe Renati , Los Altos Garbage Company
Katherine Berson, Midpeninsula Citizens for Fair Housing
Cherie Charles, City of Palo Alto
Mr. Falk, Neighbor
Murray Levish, Burkland & Associates
Tom Rogers, California Division of (Mines b Geology
_ , A. E. Traganza museum, San Francisco State
, Archaeological Research Facility, University of California
Richard Burpee, Kaiser Permanente Company
A-1
Others (Continued)
Jim Talbot, Bay Area Air Pollution Control District
Tom Story, BAAPCD
PUBLICATI0N5
1 . Berlogar, Long and Associates, 1974, Report - soils engineering
and geologic investigation, proposed "Oak Meadows" develop-
ment, tract 3142, Cupertir.a, California: An unpublished
report done for San Carlos Homes and Development Co.
2. Brown, Vinson, The California Wildlife Region, Naturegraph
Publishers, Healdsburg, CA, 1965.
3. Brown, Vinson, Henry Weston and Jerry Buzzell , Handbook of
California Birds, Naturegraph Publishers, Healdsburg, CA. 1973.
4. Burkland and Associates, 1972, Preliminary geologic investigation,
Walnut Creek Villas, Cupertino, California: An unpublished
report done for the City of Cupertino.
5. Choris, Louis, San Francisco 100 Years Ago. San Francisco:
A. N. Robinson, 1913.
6. City of Cupertino:
Cupertino General Plan: Open Space and Conservation Element,
1972.
Cupertino General Plan: Housing Element, 1972.
Cupertino General Plan: Land Use Element: Core Area, 1973.
Zoning Ordinances.
Zoning Maps.
Planning Commission, Valley Floor Infiliing, July 1974.
7. County of Santa 0 ara:
The Joint Cities-County Housing Element, 1971 .
Monte Bello Ridge Mountain Area Plan, 1974.
A Plan for the Conservation of Resource:., 1973.
Planning Department, Santa Clara Valley Plans #72, 1974.
Planning Department, Santa Clara Valley Plans #74, 1974.
A-2
ter_ 8. Cummings, J. C. , 1968, The Santa Clam Formation and post-
Pliocene slip on the San Andreas Faun in Central California,
in Proc. of conference on geologic prob►,� 5 of the San
Andreas fault system: Stanford Univ. Puts. - Geel . cci . ,
v. XI, p. 191-207.
9. Cummings, J. C. , 1972, The Santa Clara Formation on the southern
San Francisco Peninsula, in Unofficial progress report on
USGS Quaternary studies in the San Francisco Bay area:
Guidebook tGr Friends of the Pleistocene, Oct. 6-8, p. 3-10.
10. Cupertino Chamber of Commerce, Community Economic Profile,
April 1973.
11 . Heizer, Robert (ed.). The Costanoan Indians. Mountain View:
W. B. Associates, 1974.
12. Kroeber, A. L. Handbook of the Indians of California. Washington:
Government Printing Office, 1925.
13. Historical Atlas Map of Santa Clara County, California, 1876.
14. Munz, Philip and David Keck, A California Flora and Supplement,
University of California Press, Berkeley, CA, 1968.
15. Odum, Eugene, Fundamentals of Ecolo W. B. Saunders Co. ,
Philadelphia, 1971 .
16. Ornduff, Robert, Introduction to California Plant Life, University
of California Press, Berkeley, CA, 1974.
17. Rohbins, W. W. , Margaret Bellue, and Walter Ball , Weeds of
California, California Department of Agriculture, State
of California.
18. Rogers, T. H. , and Armstrong, C. F. , 1973, Environmental geologic
analysis of the Monte Bello Ridge Mountain study area,
Santa Clara County, California: Calif. Div. Mines Geol .
open file report.
19. Stocklmeir, Louis, Heritage of the City of Cupertino, 1963.
20. Sunset, Sunset Western Garden Book, Lane Magazine 8 Book Company,
Menlo Park, CA, 1971 .
A-3