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U-2008-01b i �y�' . • • January 23, 2009 Kevin Dare Sand Hill'Properties 489 S El Camino Real San Mateo 94402 500 Forbes, LLC 489 S El Camino Real San Mateo 94402 OFFICE OF THE CITY CLERK CITY HALL 10300 TORRE AVENUE • CUPERTINO, CA 95014-3255 TELEPHONE: (408) 777-3223 • FAX: (408} 777-3366 Re: Consider Application Nos. U-2008-01, EA-2008-07, ASA-2008-06, TM-2008-01, TR- 2008-08, Kevin Dare/Sand Hill Property Company, 500 Forbes, LLC (South Vallco Main Street Project); North Side of Stevens Creek Boulevard between Finch Avenue & N. Tantau Avenue, APN Nos. 316-20-078, 316-20-079, 316-20-085: (Continued from January 12) : a) Certify Final Environmental Impact Report (EIR), including the Mitigation Monitoring & Reporting Program and Statement of Overriding Considerations b) Master Use Permit and Architectural and Site Approval for a master plan for a mixed-use development consisting of approximately: 147,000 square feet of retail commercial; 100,000 square feet of office; a 150 room hotel a 160 unit senior (age restricted housing facility; 145,000 squaxe feet of athletic club; a four level parking garage and a 1.6 acre park/town square. (A project alternative consists of approximately 205,000 square feet of office and a 250-room hotel in place of the athletic club) � c) d) Tentative map to subdivide 3 parcels (approximately 18.7 acres) into 5 parcels for a master plan for a mixed-use Tree Removal request to remove a total of 84 trees and relocate 13 trees in conjunction with a proposed�master plan for a mixed-use development U-2008-01 Dear Mr. Dare and 500 Forbes, LLC: January 23, 2009 At its Jan. 20, 2009 meeting, the Cupertino City Council approved the project with the following conditions: � • Certified the Final Environmental Impact Report (EIR), including the Mitigation Monitoring & Reporting Program and Statement of Overriding Considerations • Approved the Master Use Permit, Architectural Site Approval, Tentative Map, and Tree Removal request with the following conditions: • Select Aiternate No. 5 for the Vallco Parkway Lane narrowing & parking, consisting of one traffic lane east bound, one bike lane east bound, angled parking , along the south side of Vallco Parkway. and no changes to the west bound lane configuration. • Elevations and architectural details are approved per the conditions of approval recommended by the Planning Commission, except that the architectural design of the hotel shall come back to the City Council for review and approval. • Phasing of the development shall take place as specified in Condition No. 13 as recommended by the Planning Commission. • The Below Market Rate (BMR) housing program condition of approval for the senior housing shall require the applicant to dedicate 15% of the total number of on-site senior housing units at below market rates. • The corner park area along Stevens Creek Boulevaxd, adjacent to the Metropolitan condominiums, shall be .75 net acres. • The applicant shall adjust the size of the retail building adjacent to the park to accommodate the expansion of the corner park to .75 net acres. • The developer may build up to a five-story hotel of up to 250 rooms; if there are over 160 rooms the hotel shall provide full amenities, including a banquet facility. • If the residents nearby feel that additional trees are needed to mitigate the visual impacts of the hotel, staff will evaluate the addition of trees in conjunction with the architectural and site approval process for the hotel. • The hotel allocation shall be taken from the remaining available retail commercial allocations in the City using the commercial traffic equivalency formula recommended by sta.ff. In the event future hotel allocations are made available (i.e., the release of the committed hotel units or new units added by a general plan amendment) the commercial allocation would be returned to the corresponding geographic areas. • The commercial allocation for the athletic club shall be discounted to 98,800 sf - based upon a membership limit of 9,000 members. • Retail uses on Vallco Parkway at Finch Avenue may consist of either Alternate Option 1(30,000 sf major retail tenant, 5,500 sf retail shops and two "jewel box" buildings totaling 3,100 s�} or Alternate Option 2(40,000 sf major retail and 20,811 sf of retail shops lining Vallco Parkway). 2 U-2008-01 January 23, 2009 • Tentative map to subdivide the property from three parcels to five parcels. • Allow for future conversion of the ground floor of the parking garage to retail shops as shown in the e�iibits. • The northwest corner of Stevens Creek Boulevard and N. Tantau Avenue shall either be an athletic club (Scheme A) or 36,000 square feet of retail commercial {Alternate Option). • 100,000 square feet of office space (Scheme A) shall be allocated from available office allocations within the City. • The Square European Parking Court is accepted. • Require a 400-person banquet hall for a hotel of over 160 rooms � On January 12, the City Council came to consensus on the following items which are also included: • Senior housing interface with Metropolitan: Acceptable as proposed • Senior housing: Support the building size as proposed and require a covenant for the senior housing to ensure that the building remains as age-restricted housing for seniors. • Require applicant/developer to provide Valley Transit Authority (VTA) Eco-passes for one year for the senior residents of the project • Green Building/LEED Certification: Support the condition as recommended by the applicant. The Use Permit conditions axe as follows unless amended above: SECTION III: CONDITIONS ADMINISTERED BY THE COMMt1NITY DEVELOPMENT DEPT. 1. .APPROVED EXHIBITS The approval is based on E�iibits titled: "Main Street Cupertino Zoning Permit Package" consisting of 115 pages labeled Title Sheet, AO through A53, Landscape Plan A, and C0.0 through C5.3., parking garage elevations, tree disposition plan, section drawings, updated site plan, and option plans, except as may be amended by the conditions contained in this resolution. 2. DEVELOPMENT APPROVAL � Approval of a Master Use Permit is granted for a period of five (5) years following issuance of the Master Use Permit to allow the construction of interchangeable mixed-use development options in accordance with the approved exhibits consisting of a 4-story, 160-unit senior housing building; up to a 5-story, 250 room hotel; up to 150,00 squaxe feet of retail shops; up to 9,000 square feet of ground floor paxking garage area converted to future retail shop area; up to a 145,000 square foot athletic club or up to an additional � 36,000 square feet of retail shop axea and an additional 162 surface parking spaces at the northwest corner of Stevens Creek Boulevard and N. Tantau Avenue; 100,000 square foot office building; a 5-level, 1,288 space parking gaxage; and 4 acres of public open space consisting of a town square, plaza `areas, park, and green landscaped area. The ground floor level of the office building and senior housing building will accommodate retail shops facing the town square. 3 U-2008-0� January 23, 2009 Scheme A OR the followin additional o tions Senior Housin 160 units Hotel 3-stories, 150 rooms 5-stories, 250 rooms Athletic Club 145,000 sf 30,000 sf major retail building and 6,000 sf adj acent retaiUrestaurant building area and additional 162 surface arking spaces Parking Garage 1,288 spaces Conversion of 9,000 sf along Vallco Parkway for conversion to future additional retail shop area with loss of 43 parking spaces Retail 127,789 square feet Up to 22,211 square feet of additional retail sho area for a total of 150,000 s uare feet Office � 100,000 square feet - Public Open 4 acres S ace 3. TENTATIVE MAP Approval of a Tentative Map is granted to subdivide the property from three parcels into five parcels in accordance with the Tentative Map submitted in the approved e�ibits, except as amended by the conditions contained in this resolution. 4. COVENANT OF RECIPROCAL INGRESS/EGRESS EASEMENT The applicant sha11 record a deed restriction for necessary reciprocal ingress and egress easements between each lot created by the new development. The applicant shall also record appropriate deed restrictions for necessaty reciprocal ingress and egress easements between the adjacent properties to the west, to be implemented at such time that the City can require the same , of adj acent property owners. The easement language shall be reviewed and approved by the City Attorney. The covenant of easement shall be recorded prior to final map approval. 5. PUBLIC PEDESTRIAN EA5EMENT Public access pedestrian easements through the interior pedestrian paths and plazas, the town square, and park area shall be required. The easement language shall be reviewed and approved by the City Attorney prior to recordation of the easement on the proj ect site with the final map approval. 6. COVENANTS, CONDITIONS AND RESTRICTIONS The project CC&Rs shall be reviewed and approved by the City Attorney prior to recordation with the final map approval. The conditions of approval for the project shall � also be recorded on the properties and incorporated into the CC&Rs. 7. JOINT USE AGREEMENT Prior to recordation of the final map,. the applicant shall submit a joint use agreement between the City and the applicant to be reviewed by the City Attorney and the Director of Parks and Recreation, and approved by the City Council, which permits the City to use 4 U-2008-01 January 23, 2009 the town square and park area for public use for community events or other similar City- approved events or activities, such as, but not be limited to a farmers' market, holiday activities, and summer events. The joint use agreement shall be recorded and incorporated into the Covenants, Conditions and Restrictions (CC&Rs) of the project site. The j oint use agreement shall govern the public use, programming, public access and percentage of time available for the allowable public activities and events for which the town square and park may be used. The agreement shall also make available publicly identifiable restroom facilities for public use during normal business hours. No structures will be constructed on the town square area without the approval of the City of Cupertino. The programming provisions of the joint use agreement shall be administered between the applicant and the Parks and Recreation Department. 8. GROUND FLOOR RETAIL Prior to issuance of building permits, the ap.plicant shall demonstrate the ground floor retail functionality for buildings proposed at heights over 45 feet in accordance with the City's General Plan, to the satisfaction of the Director of Community Development. The ground floor retail shall be of substantial and appropriate size to accommodate the functionality of retail uses. The � building frontages of all buildings facing the town square, including the senior housing building, the retail shops, and the office building, shall have ground floor retail as illustrated by the plans in the approved exhibits. The athletic club shall provide a floor plan to demonstrate the inclusion of ground floor retail along at least 10 percent of the ground floor. 9. DISCLOSURE CLAUSE TO THE FUTURE PROPERTY OWNERS The applicant/developer shall inform the future owners through the Covenants, Conditions and Restrictions (CC&Rs) of the surrounding projects. The CC&R language shall be reviewed and approved by the City prior to issuance of building permits. 10. BELOW MARKET R.ATE HOUSING PROGRAM The applicant shall either participate in the City's Below Market Rate (BMR) Housing program by dedicating 15% of the total number of senior housing units at below market rates or obtain an alternative approval by the City Council to meet objective of the Below Market Rate Housing Program. The Housing Commission shall suggest alternatives for the City Council to consider to meet this requirement. For dedication of any senior housing units at below market rates, the applicant shall record a covenant, which shall be subject to review and approval by the City Attorney, to be recorded prior to issuance of building permits for the planned senior housing building. 11. MITIGATION MONITORING AND REPORTING PROGR,AM The proj ect shall adhere to a11 of the mitigation measures identified in the Mitigation � Monitoring and Reporting Program (MMRP) of the Environmental Impact Report prepared by David J. Powers and Associates dated January 2009. 5 11: 1 January 23, 2009 12. DEVELOPMENT ALLOCATIOI�T The applicant sha11 receive an allocation of up to 150,000 square feet of retail commercial square footage; up to 98,800 squaxe feet of commercial for the athletic club or up to an additiona136,000 square feet of retail commercial square footage for the northwest corner of Stevens Creek Boulevard and N. Tantau Avenue; 160 units of residential units for the senior housing; and up to 250 hotel rooms, depending on the build out options chosen. The applicant is also authorized up to 100,000 square feet of office space. 13. CONSTRUCTION PROJECT PHASING The applicant shall prepare a construction phasing schedule, demonstrating completion of the project within 5 years of this approval. The construction phasing schedule shall detail critical milestones of the construction. Critical milestones of the construction shall include but not be limited to the following: a. The town square, park area, and the four retail buildings adj acent to the town square and directly fronting Stevens Creek Boulevard, the street and pedestrian infrastructure around these portions of the proj ect site, and sufficient parking to support these uses, shall be constructed together as part of the first development phase, if the project is developed in phases. b. The major retail tenant buildings, the mixed-use office and retail building, senior housing, hotel, athletic club and parking garage may be developed following the first development phase of the project. c. Adequate parking shall be provided on the proj ect site during phased development of the project. The applicant will be required to demonstrate to the satisfaction of the Director of Community Development that adequate parking is provided for the development of each building on site. �[�7:� �:i i►[!� The applicant shall comply with the minimum parking requirements for the proj ect per the parking analysis in the Transportation Impact Analysis prepared by Fehr and Peers dated September 5, 2008 and incorporated into the Environmental Impact Report. The applicant shall also comply with the swales and permeable surfaces requirement (Section 19.100.040(0)) of the City's Parking Regulations. 15. PARKING LOT LIGHTING Lighting in the parking lots shall be approved by the Director of Community Development for compliance with applicable regulations prior to issuance of building permits. 16. BUILDING PERMIT APPROVAL The Director of Community Deyelopment shall review the final building permits for full conformance with this approval and the design approval prior to issuance of building permits. U-2008-01 January 23, 2009 17. SIDEWALKS/CROS��VALKS a. The final sidewalk plan shall be required to be reviewed and approved by the City prior to the final map. b. The applicant shall provide decorative crosswalks with decorative precast concrete pavers across Vallco Parkway, N. Tantau Avenue and Stevens Creek Boulevard. The decorative pavement materials shall be reviewed and appro�ed by the Director of Community Development and the Public Works Department, and shall be consistent with the recommendation of the tr�c analysis prepaxed by Fehr and Peers in the Transportation Impact Analysis dated September 5, 2008 on p. 48. 18. SIGNAGE . Signage is not approved with this application. Signage shall conform to the City's Sign Ordinance, Heart of the City Specific Plan and South Vallco Master Plan. Prior to final occupancy and approval of any individual signs on site, a detailed master sign program shall be submitted for review and approval by the Design Review Committee. 19. AR.CHITECTURAL AND SITE APPROVAL A. The building and architecture shall substantially conform to the elevations and details as shown in the approved exhibits, unless otherwise noted below. Prior to issuance of building permits, the applicant shall be required to obtain approval of separate Architectural and Site Approval application(s) for each of the buildings on the project site. Building colors and materials sha11 be reviewed and approved in conjunction with the Architectural and Site Approval. l. For buildings in which full elevations have been provided in the approved e�ibits, the applicant shall be required to obtain approval of Architectural and Site Approval applications by the Design Review Committee. 2. For buildings in which full elevations have not been provided in the approved exhibits, such as the athletic club, the applicant shall be required to obtain approval of Architectural and Site Approval applications by the City Council. B. The applicant shall address the following issues as part of the separate Architectural and Site Approvals: Town Square 1. The town square area sliall be designed as a"flexible" public area space that may be expanded or shifted by the temporary closure of one or more of the surrounding "Finch Avenue" private drive streets 2. The town square area will be developed to be flush with the grade of the surrounding "Finch Avenue" private drive streets to allow for a seamless expansion or shifting of the town square area. � 3. The applicant shall provide decorative semi-pervious pavement treatment in the town square and plaza areas to be reviewed and approved by the Director of Community Development. 4. Parking on the circular "Finch Avenue" private drive streets shall be delineated by decorative semi-pervious paving rather than painted stripes. 7 U-2008-01 January 23 2009 5. Final design and landscape of the town square area shall be reviewed and approved by the Design Review Committee. 6. Temporary closure of any portion of the private drive streets, including methods used to temporarily close the street(s), will require approval of the Director of Community Development. Corner Buildin� Any building(s) proposed at the northwest corner of Stevens Creek Boulevard and N. Tantau Avenue shall have prominent architectural design enhancements to emphasize the importance of this corner as the eastern gateway entry to the City including: l. Identifiable street frontage public entrances along Stevens Creek Boulevard and N. Tantau Avenue 2. Glass storefronts to allow for the visibility of activities along the street frontages 3. Interesting and unique architectural features to enhance the gateway entrance into the City Cupertino 4. Corner building architectural and site features Street Furniture The applicant shall provide street furniture along Stevens Creek Boulevard and Vallco Parkway. Prior to the issuance of building permits for Phase 1 of the project, the street furniture sha11 be reviewed and approved by the Design Review Committee. Plaza Area The applicant sha11 modify the square parking plaza area to the east of the town square area to a be a more standard linear street that allows for outdoor pedestrian plaza space adj acent to the surrounding retail shop areas and 90 degree-angled street parking. . Gara�e l. The parking garage shall be designed and constructed to allow conversion of the ground floor area along Vallco Parkway to retail shop areas. 2. The parking garage shall provide architectural details and designs along the ground floor facing Vallco Parkway to promote pedestrian orientation along the street. 3. When the ground floor of the parking garage is converted to retail shop area, the ground fl area shall have storefront windows facing Vallco Parkway. 20. GATEWAY ENTRY The applicant shall be required to construct and install a gateway entry feature on the northwest corner of Stevens Creek Boulevard and N. Tantau Avenue that will be — consistent with the policies of the General Plan and South Vallco Master Plan. The gateway entry feature shall be a prominent design that may fulfill the public art requirement and could include a decorative monument feature that spans over Stevens Creek Boulevard, or vertical structtu�al elements on both sides of Stevens Creek Boulevard and on the median to announce entry. Also, this corner shall include a s U-2008-01 January 23, 2009 community banner and enhanced pedestrian crossings that may include crosswalk lighting, special paving materials andior prominent art or architectural feature announcing the entry to the City, such as a wrought iron element, subj ect to review and approval by the City Council. � 21. LANDSCAPE PLAN The applicant shall submit detailed landscape and irrigation plans to be reviewed and approved by the Design Review Committee prior to issuance of building permits. The landscape plan shall provide the following: a. The landscape plan shall include water conservation and pesticide reduction measures in conformance with Chapter 14.15, Xeriscape Landscaping, and the pesticide control measures referenced in Chapter 9.18, Stormwater Pollution Prevention and Watershed Protection, of the Cupertino Municipal Code. b.: Landscaping along Stevens Creek Boulevard and N. Tantau Avenue in accordance with the streetscape design requirements of the Heart of the City Specific Plan. c. Planting of two specimen oak trees flanking entrance to the development on the corner of Stevens Creek Boulevaxd and Finch Avenue as replacements for the removal of the existing dead specimen oak tree. 22. TREE REMOVAL a. The applicant is approved to remove a total of up to 84 trees and relocate 13 trees on site per Option A in accordance with the City Arborist's report prepared by David � Babby and dated April 30, 2008. Although the applicant is requesting approval to remove these trees in accordance with the City Arborist's recommendation, the intent is to retain as many of the existing perimeter street trees for the remaining life of such trees where they are not considered dead or do not require immediate removal. b. The Aleppo Pine tree (Tree No. 113) shall be preserved on site. c. For any trees that are removed due to hazardous conditions, are considered dead, or die as a result of relocation, the applicant shall be required to replace these trees in accordance with the City's Protected Trees Ordinance. d. For any trees that require removal due to construction plan drawing changes and/or construction activity, the applicant shall obtain a tree removal permit in accordance with the Protected Trees Ordinance. 23. TREE REPLACEMENTS Final approval of the required tree replacements shall be reviewed and approved by the ' Design Review Committee in accordance with the City's Protected Trees Ordinance. The applicant may be able to reduce the number of replacement trees on site, if larger size trees are proposed, in accordance with the tree replacement standards of the ordinance. For any additional trees that are removed due to hazardous conditions or are considered — dead, the applicant shall be� required to replace these trees in accordance with the Protected Trees Ordinance. Species and size of replacement trees shall be reviewed and approved by the Community Development Director. 0 U-2008-01 January 23, 2009 24. TREE P�20TECTIOlet As part of the building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. The applicant shall be required to install tree protection measures before and during development in accordance with the City Arborist's report dated Apri130, 2008, and in accordance with requirements of the Public Works Department for the preservation of existing street trees. In addition, the following measures shall be added to the protection plan: A. For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any proj ect site work. B. No parking or vehicle parking shall be allowed under root zones, unless using buffers approved by the project arborist. C. No trenching within the critical root zone area is allowed. If trenching is needed in the V1ClIll� of trees to be retained, the City Arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree. D. Tree protection conditions shall be posted on the tree protection barriers. E. Retained trees sha11 be watered to maintain them in good health. 25. TREE PROTECTION BOND The applicant shall provide a tree protection bond in an amount determined by the City Arborist to ensure protection of trees slated for preservation prior to issuance of grading, demolition or building permits. The bond shall be returned after completion of construction, subject to a letter from the City Arborist indicating that the trees are in good condition. 26. TREE REPLACEMENT IN-LIEU FEE The applicant shall pay an in-lieu fee in accordance with the City's Protected Trees Ordinance for any trees that cannot be replaced on site. 27. HEART OF T�-IE CITY DESIGN GUIDELINES A. The proj ect shall comply with the Heart of the City design guidelines in effect at the time of project approval. B. If any portions of the buildings on the Master Use Permit site plan do not meet the minimum setbacks per the Heart of the City Specific or Conceptual Plan, the applicant must either modify the building setback as part of the Architectural and Site Approval for the building, or obtain approval of an Exception application to the Heart of the City Specific or Conceptual Plan. 28. SOUTH VALLC� MASTER PLAN The project shall comply with the South Vallco Master Plan. Prior to release of building permits for Phase 1 of the project, the final boulevard plan along Vallco Parkway shall be � reviewed and approved by the City Council. The applicant shall make reasonable efforts to contact adj acent property owners to show improvement plans including, but not limited to the specific lighting, sidewalk fi�rniture, and landscaping treatments to be consistent with the vision of the South Vallco Master Plan. 10 ��: � January 23, 2009 29. CREEK TRAIL IMPROVEMENTS The applicant shall contribute an amount not to exceed $65,000 to the improvements of a trail connection along Calabazas Creek from Vallco Parkway to I-280. This contribution shall be used by the City to administer a creek trail plan and necessary approvals and improvements. If this fund is not used within five years of the proj ect completion, then it shall be returned to the applicant. 30. PARK AREA ALONG METROPOLITAN A.4 acre park area shall be maintained along the western property line adj acent to the Metropolitan mixed-use development. The design of the park area, including designs for crash-resistant fencing materials adjacent to vehicular traffic areas, shall include but not be limited to passive recreation apparatuses, such as a tot lot and sitting areas. The Parks and Recreation Commission shall review the � park design and shall refer its recommendation to the City Council for review and approval. The green space park buffer shall be installed prior to issuance of building occupancy permits. 31. SECURITY PLAN FOR PARKING GARAGE The applicant shall develop a comprehensive private security plan for the entire development encompassing patrol hours, manning levels and frequency, ciosed circuit cameras in the parking garage, and adequate lighting levels. The plan shall be prepared by the applicant and approved by the Sheriff's Department prior to final occupancy. 32. PARKING GARAGE NOISE MITIGATION The parking garage floors shall be treatedlcoated with materials as deemed appropriate by the City to lessen the noise impacts of vehicle movements. 33. RESTAURANT ODOR ABATEMENT All restaurants shall install odor a.batement systems to be incorporated into the air handling systems to reduce the odor impact from the restauxants to the adj acent community. Detailed plans shall be reviewed and approved by the Community Development Department prior to issuance of building permits. 34. SCREENING All mechanical and other equipment on the buildings and site shall be screened so they are not visible from public street areas or adjoining developments. Screening materials/colors shall match building features and materials. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. � The location of equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 35. TR.ASH AND DELIVERY ACTIVITIES A. A detailed refuge and truck delivery plan must be prepared by the applicant. The plan shall specify locations of trash facilities, refuge pick up schedules and truck delivery schedules and routes. All trash facilities must be screened and enclosed to the 11 1i�1�11: Ij� January 23, 2009 satisfaction of the Public Works Department. The final plan shall be submitted to the City for review and approval prior to issuance of building permits. B. All deliveries shall comply with the mitigation measures provided in the Mitigation Monitoring and Reporting Program prepared by David J. Powers and Associates dated January 2009. 36. CONSTRUCTION MA.NAGEMENT PLAN A construction management plan shall be prepared by the applicant and approved by staff prior to issuance of building pennits. Staging of construction and equipment shall not occur within 250 feet of any residential property. The applicant shall also provide a construction manager hotline phone number for residents of the adj acent Metropolitan condominium complex to call for construction related activities on the proj ect site. The hotline number shall also be posted on the project site and at the Metropolitan condominium complex. Said construction management plan shall also provide the following: A. Construction Vehicle Access and Routing B. Construction Equipment Staging Area C. Dust Control (Best Management Practices) D. Hours of Operation E. Street Cleaning Schedule and Program 37. GREEN BUILDING . The applicant shall obtain LEED Silver certification designation for the hotel, office and senior housing buildings in accordance with the U.S. Green Building Council standards and the City's Green Building policies. The applicant shall also design the athletic club (if developed) and retail buildings to LEED certification standards, bu� will not be required to certify these buildings as LEED certified. The applicant shall also provide solar hot water heating for any pools provided on the project site. 38. MAINTENANCE AGREEMENT A. The applicant shall create an Improvement and Maintenance District to maintain the sidewalks and landscaped park strips along Vallco Parkway, N. Tantau Avenue and Stevens Creek Boulevard directly adjacent to the subject project site. Said district shall be part of the Covenants, Codes and Restrictions of the project and shall be reviewed and approved by the City Attorney prior to approval of t�ie final map. B. The applicant shall record a maintenance agreement subj ect to the approval of the City Attorney for the maintenance of the shared driveways by the property owners of each of the lots. 39. TRANSPORTATION DEMAND MA.NAGEMENT The applicant shall commit to implementing a transportation demand management (TDM) plan incorporating solutions as indicated in the Mitigation Monitoring and Reporting (l��IMR) Program prepared by David J. Powers and Associates dated January 2009 that may include parking cash-out and eco passes for employees, valet for customers 12 U-2008-01 January 23, 2009 and off-site parking options. The TDM plan including the projected funding shall be reviewed and approved by the Design Review Committee prior to issuance of building permits. 40. DEMOLITION REQUIREMENTS A11 demolished building and site materials shall be recycled to the maximum extent feasible subj ect to the Building Official. The applicant shall provide evidence that materials will be recycled prior to issuance of final demolition permits. 41. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXA.CTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the . requirements of Section 66020, you will be legally barred from later challenging such exactions. 42. PUBLIC ART The applicant shall provide public art in accordance with General Plan policy 2- 66. Public art selection will be reviewed by the Fine Arts Commission. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 43. STREET WIDENING Public street widening and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 44. CURB AND GUTTER IMPROVEMENTS Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and standards as specified by the City Engineer. 45. STREET LIGHTING INSTA.LLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be no higher than the maximum height permitted by the � zone in which the site is located. .46. FIRE �-IYllRANT Fire hydrants shall be Department as needed. located as �required by the City and Santa Clara County Fire 13 U-2008-01 January 23, 2009 47. GRADING Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact Army Corp of Engineers andlor Regional Water Quality Control Board as appropriate. 48. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and post-development hydraulic calculations must be provided to indicate whether � additional storm water control measures are to be constructed or renovated. The storm drain system may include, but is not limited to, subsurface storage of peak stormwater flows (as needed), bioretention basins, vegetated swales, and hydrodynamic separators to reduce the amount of runoff of the site and improve water quality. The storm drain system sha11 be designed to detain water on-site (e.g., via buried pipes) as necessary to avoid an increase of one percent flood water surface elevation of the culvert to the satisfaction of the City Engineer. 49. UNDERGROUND UTILITIES The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 a.nd other related Ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of underground utility devices. The developer shall submit detailed plans showing Ut1Il� underground provisions. Said plans shall be subject to prior approval of the affected Utility provider. and the City Engineer. 50. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and ins�ection fees, storm drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits Fees: a. Checking & Inspection Fees: $ 6% of Off-Site Improvement Cost or $3,847.00 minimum b. Grading Permit: $ 6% of Site Improvement Cost or $2,239.00 minimum c. Development Maintenance Deposit: $ 2,000.00 d. Storm Drainage Fee: $ TBD e. Power Cost: ** f. Map Checking Fees: $3,63 8.00 g. Park Fees: N/A h. Street Tree By Developer ** Based on the latest effective PG&E rate schedule approved by the PUC 14 U-2008-01 January 23, 2009 Bonds: a. Faithful Performance Bond: 100% of Off-site and On-site Improvements b. Labor & Material Bond: 1 QO% of Off-site and On-site Improvement c. On-site Grading Bond: 100% of site improvements. -The fees described above are imposed based upo� the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 51. TR.ANSFORMERS Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be screened with fencing and landscaping or located underground such that said equipment is not visible from public street are�s. The transformer shall not be located in the front or side building setback area. 52. BEST MANAGEMENT PR A.CTICES Utilize Best Management Practices (BMPs), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in grading and street improvement plans. � 53. DEDICATION OF WATERLINES The developer shall dedicate to the City all waterlines and appurtenances installed to City Standards and shall reach an agreement with California Water Services Company for water service to the subj ect development. 54. NPDES CONSTRUCTION GENERAL PERMIT The developer must obta.in a Notice of Intent (NOI� from the State Water Resources Control Board, which encompasses prepaxation of a Storm Water Pollution Prevention Plan (SWPPP), use of construction Best Management Practices (BMPs) to control storm water runoff quality, and BMP inspection and maintenance. 55. C.3 REQUIREMENTS The developer shall reserve a minimum of 4% of developable surface area for the placement of storm water treatment facilities on the tentative map, unless an alternative storm water treatment plan to satisfy c.3 requirements is approved by the City Engineer. The developer must include the use and maintenance of site design, source control and storm water treatment Best Management Practices (BMPs), which must be designed per approved numeric sizing criteria. A Storm Water Management Plan, Storm Water Facilities Easement Agreement, Storm Water Facilities Operation and Maintenance Agreement, and certification of ongoing operation and maintenance of treatment BMPs are required. 15 U-2008-01 January 23, 2009 56. EROSIOIo1 CONTROL PLAN The developer must provide an approved erosion control plan by a Registered Civil Engineer. This plan should include all erosion control measures used to retain materials on site. Erosion control notes shall be stated on the plans. 57. WORK SCHEDULE Every 6 months, the developer shall submit a work schedule to the City to show the timetable for all grading/erosion control work in conjunction with this project. 58. TRAFFIC SIGNAL IMPROVEMENTS The developer shall agree to fund up to $250,000 for the purpose of installing a traffic signal at Finch Avenue and Vallco Parkway. The developer shall submit a bond for this purpose which will be released 5 years from the date of project occupancy. 59. TR.AFFIC MITIGATION AT WOLFE ROAD AND VALLCO PARKWAY The developer shall mitigate for traffic impacts at Vallco Parkway and Wolfe Road by implementing one of the options stated in the Environmental Impact Report for Main Street Cupertino per the approval of the City Engineer. 60. TRAFFIC MITIGATION AT HOMESTEAD ROAD AND LA`'VRENCE EXPRESSWA� The developer shall agree to submit their fair-share cost of up to $334,100 to improve Homestead Road at Lawrence Expressway according to the direction of the City Engineer. The fair-share contribution to the County will be dependent on the amount of traffic generated by the approved Plan. In the event that a Plan is approved that has reduced tr�c impacts, the same formula would be used (calculating the percentage of traffic the proj ect is adding to total growth between background and cumulative conditions). The cost shall be submitted to the County of Santa Clara in the form of a bond or cash deposit prior to the City issuing building permits, with the proviso that the funds be committed to this specific improvement in accordance of section 66000 et. seq. of the California Government Code. 61. PEDESTRIAN CROSSWALKS The developer shall provide pedestrian crosswalk improvements at Finch Avenue and at the project's eastern driveway. Final crosswalk improvement plan shall be reviewed and approved by the City Engineer. 62. BUS STOP LOCATION The developer shall improve bus stops on Stevens Creek Boulevard to the satisfaction of the City Engineer; this may include consistent shelters for the bus stops, but will not f include duck outs or relocation of the bus stops. 63. TRAFFIC CONTROL PLAN - The developer must submit a traffic control plan by a Registered Traffic Engineer to be approved by the City. The plan shall include a temporary traffic control plan for work in the 16 U-2008-01 January 23, 2009 right of way as well as a routing plan for all vehicles used during construction. A11 traffic control signs must be reviewed and approved by the City prior to commencement of work. The City has adopted Manual on Uniform Traffic Control Devices (MUTCD) standards for all signage and striping work throughout the City. 64. TRAFFIC SIGNS � Traffic control signs shall be placed at locations specified by the City. 65. TR.AFFIC CALMII�tG The developer shall agree to fund up to $10�,000 for the purpose of mitigating traffic impacts in. the adj acent neighborhoods resulting from the proj ect for a period of 5 years following project occupancy. The developer shall submit a bond for this purpose which will be released 5 years from the date of proj ect occupancy. 66. BICYCLE PA�►.KING The developer shall provide bicycle parking consistent with the City's requirements to the satisfaction of the City Engineer. 67. OPERATIONS & MAINTENANCE AGREEMENT The developer shall enter into an Operations & Maintenance Agreement with the City prior to final occupancy. The Agreement shall include the operation and maintenance for non- standard appurtenances in the public road right-of-way that may include, but is not limited to, sidewalk, pavers, and street lights. 68. TRA,SH ENCLOSURES The trash enclosure plan must be designed to the satisfaction o� the Environmental Programs Manager. Clearance by the Public Works Department is needed prior to obtaining a building permit. - 69. REFUSE TRUCK ACCESS The developer must obtain clearance from the Environmental Programs Manager in regards to refuse truck access for the proposed development. 70. STREET TREES Street trees shall be planted within the Public Right of Way and shall be of a type approved by the City in accordance with Ordinance No. 125. 71. FIRE PROTECTION � Fire sprinklers shall be installed in any new construction to the approval of the City. 72. SANTA CLARA WATER DISTRICT CLEA►RA.NCE Provide Santa Clara water district approval before recordation of the final map. The developer shall pay for and obtain Water District permit for activities or modifications within the District easement or. fee right of way or affecting District facilities. 17 U-2008-01 January 23, 2009 73. SAIvTITARY DISTRI�T A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to issuance of building permits. 74. SANTA CLARA COUNTY FIRE DEPARTMENT A letter of clearance for the project shall be obtained from the Santa Clara County Fire Department prior to issuance of building permits. • � 75. UTILITY EASEMENTS Clearance approvals from the agencies with easements on the property (including PG&E, PacBell, and California Water Company, andlor equivalent agencies) will be required prior to issuance of building permits. 76. CALIFORNIA WATER SERVICE COMPANY.CLEARA,NCE Provide California Water Service Company approval before recordation of the final map. The Architectural and Site Approval conditions are as follows unless amended above: SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EX�-IIBITS The approval is based on Exhibits titled: "Main Street Cupertino Zoning Permit Package" consisting of 115 pages labeled Title Sheet, AO through A53, Landscape Plan A, and C0.0 through C5.3., parking garage elevations, tree disposition plan, section drawings, updated site plan, and option plans, except as may be amended by the conditions contained in this resolution. 2. DEVELOPMENT APPROVAL Approval of a Master Use Permit is granted for a period of five (5) years following issuance of the Master Use Permit to allow the construction of interchangeable mixed-use development options in accordance with the approved e�iibits consisting of a 4-story, 160-unit senior housing building; up to a 5-story, 250 room hotel; up to 150,00 square feet of retail shops; up to 9,000 squaxe feet of ground floor parking garage area converted to future retail shop area; up to a 145,000 square foot athletic club or up to an additional 36,000 square feet of retail shop area and an additional 162 surface parking spaces at the northwest corner of Stevens Creek Boulevard and N. Tantau Avenue; 100,000 square foot office building; a 5-level, 1,288 space parking garage; and 4 acres of public open space consisting of a town square, plaza areas, park, and green landscaped area. The ground floor level of the office building and senior housing building will accommodate retail shops facing the town square. Scheme A OR the followin additional o tions Senior Housin 160 units � Hotel 3-stories, 150 rooms U to 5-stories, 250 rooms 18 U-2008-01 January 23, 2009 Athletic Club 145,000 sf 30,000 sf major retail building and 6,000 sf adj acent retaiUrestaurant building area and additional 162 surface paxking s aces Parking Garage 1,288 spaces Conversion of 9,000 sf along Vallco Parkway for conversion to future additional retail shop area with loss of 43 parking s aces Retail 127,789 square feet Up to 22,211 square feet of additional reta.il shop area for a total of 150,000 square feet Office 100,000 s uare feet Public Open 4 acres S ace 3. TENTATIVE NTAP - Approval of a Tentative Map is granted to subdivide the property from three parcels into five parcels in accordance with the Tentative Map submitted in the approved exhibits, except as amended by the conditions contained in this resolution. 4. COVENANT OF RECIPROCAL INGRESS/EGRESS EASEMENT The applicant shall record a deed restriction for necessary reciprocal ingress and egress easements between each lot created by the new development. The applicant shall also record appropriate deed restrictions for necessary reciprocal ingress and egress easements between the adj acent properties to the west, to be implemented at such time that the City can require the same of adj acent property owners. The easement language shall be reviewed and approved by the City Attorney. The covenant of easement shall be recorded prior to final map approval. 5. PUBLIC PEDESTRIAN EASEMENT Public access pedestrian easements through the interior pedestrian paths and plazas, the town square, and park area shall be required. The easement language shall be reviewed and approved by the City Attorney prior to recordation of the easement on the proj ect site with the final map approval. . 6. COVENANTS, CONDITIONS AND RESTRICTIONS The project CC&Rs shall be reviewed and approved by the City Attorney prior to recordation with the final map approval. The conditions of approval for the project shall also be recorded on the properties and incorporated into the CC&Rs. 7. JOINT USE AGREEMENT . _ Prior to recordation of the final map, the applicant shall submit a j oint use agreement between the City and the applicant to be reviewed by the City Attorney and the Director of Parks and Recreation, and approved by the City Council, which permits the City to use the town square and park area for public use for community events or other similar City- approved events or activities, such as, but not be limited to a farmers' market, holiday 19 U-2008-01 January 23, 2009 activities, and sununer events. The j oint use agreement shall be recorded and incorporated into the Covenants, Conditions and Restrictions (CC&Rs) of the project site. The j oint use agreement shall govern the public use, programming, public access and percentage of time available for the allowable public activities and events for which the town square and park may be used. The agreement shall also make available publicly identifiable restroom facilities for public use during normal business hours. No structures will be constructed on the town square area without the approval of the City of Cupertino. The programming provisions of the joint use agreement shall be administered between the applicant and the Parks and Recreation Department. 8. GROUND FLOOR RETAIL Prior to issuance of building permits, the applicant sha11 demonstrate the ground floor retail functionality for buildings proposed at heights over 45 feet in accordance with the City's General Plan, to the satisfaction of the Dixector of Community Development. The � ground floor retail shall be of substantial and appropriate size to accommodate the functionality of retail uses. The building frontages of all buildings facing the town square, including the senior housing building, the retail shops, and the office building, shall have ground floor retail as illustrated by the plans in the approved e�iibits. The athletic club shall provide a floor plan to demonstrate the inclusion of ground floor retail along at least 10 percent of the ground floor. 9. DISCLOSURE CLAUSE TO THE FUTURE PROPERTY OWNERS The applicant/developer shall inform the future owners� through the Covenants, Conditions and Restrictions (CC&Rs) of the surrounding projects. The CC&R language shall be reviewed and approved by the City prior to issuance of building permits. 10. BELOW MARKET RATE HOUSING PROGRAM The applicant shall either participate in the City's Below Market Rate (BMR) Housing program by dedicating 15% of the total number of senior housing units at below market rates or obtain an alternative approval by the City Council to meet objective of the Below Market Rate Housing Program.� The Housing Commission shall suggest alternatives for the City Council to consider to meet this requirement. For dedication of any senior housing units at below market rates, the applicant shall record a covenant, which shall be subj ect to review and approval by the City Attorney, to be recorded prior to issuance of building permits for the planned senior housing building. 11. MITIGATION M4NITORING AND REPORTING PROGRAM The proj ect shall adhere to all of the mitigation measures identified in the Mitigation Monitoring and Reporting Program (MMRP) of the Environmental Impact Report prepared by David J. Powers and Associates dated January 2009. — 12. DEVELOPMENT ALLOCATION � The applicant shall receive an allocation of up to 150,000 square feet of retail commercial square footage; up to 98,800 square feet of commercial for the athletic club or up to an additional 36,000 square feet of retail commercial square footage for the northwest corner 20 u-ZOOg-ol January 23, 2009 of Stevens Creek Boulevard and N. Tantau Avenue; 160 units of residential units for the senior housing; and up to 250 hotel rooms, depending on the build out options chosen. The applicant is also authorized up to 100,000 square feet of office space. 13. CONSTRUCTION PROJECT PHASING The applicant shall prepare a construction phasing schedule, demonstrating completion of the project within 5 years of this approval. The construction phasing schedule sha11 detail critical milestones of the construction. Critical milestones of the construction shall include but not be limited to the following: e. The town square, park area, and the four retail buildings adj acent to the town square and directly fronting Stevens Creek Boulevard, the street and pedestrian infrastructure around these portions of the project site, and sufficient parking to support these uses, ; shall be constructed together as part of the first development phase, if the project is developed in phases. f. The maj or retail tenant buildings, the mixed-use office and retail building, senior housing, hotel, athletic club and parking garage may be developed following the first development phase of the proj ect. g. Adequate parking shall be provided on the proj ect site during phased development of the proj ect. The applicant will be required to demonstrate to the satisfaction of the Director of Community Development that adequate parking . is provided for the development of each building on site. 14. PAI�KING � The applicant shall comply with the minimum parking requirements for the proj ect per the parking analysis in the Transportation Impact Analysis prepared by Fehr and Peers dated September 5, 2008 and incorporated into the Environmental Impact Report. The applicant shall also comply with the swales and permeable surfaces requirement (Section 19.100.040(0)) of the City's Parking Regulations. 15. PARKING LOT LIGHTING Lighting in the parking lots shall be approved by the Director of Community Development for compliance with applicable regulations prior to issuance of building permits. 16. BUILDING PERMIT APPROVAL The Director of Community Development shall review the final building permits for full conformance with this approval and the design approval prior to issuance of building permits. 17. SIDEWALKS/CROSSWALKS h. The final sidewalk plan shall be required to be reviewed and approved by the City prior to the final map. i. The applicant shall provide decorative crosswalks with decorative precast concrete pavers across Vallco Parkway, N. Tantau Avenue and Stevens Creek Boulevard. The 21 U-2008-01 January 23, 2009 decorative pavement materials shall be reviewed and approved by the Director of Community Development and the Public Works Department, and shall be consistent with the recommendation of the traffic analysis prepared by Fehr and Peers in the Transportation Impact Analysis dated September 5, 2008 on p. 48. 18. SIGNAGE Signage is not approved with this application. Signage shall conform to the City's Sign Ordinance, Heart of the City Specific Plan and South Vallco I�Iaster Plan. Prior to final occupancy and approval of any individual signs on site, a detailed master sign program shall be submitted for review and approval by tlie Design Review Committee. 19. ARCHITECTURAL AND SITE APPROVAL A. The building and architecture shall substantially conform to the elevations and details as shown in the approved e�iibits, unless otherwise noted below. Prior to issuance of building permits, the applicant shall be required to obtain approval of separate Architectural and Site Approval application(s) for each of the buildings on the project site. Building colors and materials shall be reviewed and approved in conj unction with the Architectural and Site Approval. . 3. For buildings in which full elevations have been provided in the approved exhibits, the applicant shall be required to obtain approval of Architectural and Site Approval applications by the Design Review Committee. 4. For buildings in which full elevations have not been provided in the approved exhibits, such as the athletic club, the applicant shall be required to obtain approval of Architectural and Site Approval applications by the City Council. B. The applicant shall address the following issues as part of the separate Architectural and Site Approvals: � Town Square 7. The town square area shall be designed as a"flexible" public axea space that may be expanded or shifted by the temporary closure of one or more of the surrounding "Finch Avenue" private drive streets S. The town square area will be developed to be flush with the grade of the surrounding "Finch Avenue" private drive streets to allow for a seamless expansion or shifting of the town square area. 9. The applicant shall provide decorative semi-pervious pavement treatment in the town square and plaza areas to be reviewed and approved by the Director of Community Development. 10. Parking on the circular "Finch Avenue" private drive streets shall be delineated by decorative semi-pervious paving rather than painted stripes. — 1 l. Final design and landscape of the town square area shall be reviewed and approved by the Design Review Committee. 12. Temporary closure of any portion of the private drive streets, including methods used to temporarily close the street(s), will require approval of the Director of Community Development. 22 U-2008-01 January 23, 2009 Corner Buildin� Any building(s) proposed at the northwest corner of Stevens Creek Boulevard and N. Tantau Avenue shall have prominent architectural design enhancements to emphasize the importance of this corner as the eastern gateway entry to the City including: 5. Identifiable street frontage public entrances along Stevens Creek Boulevard and N. Tantau Avenue 6. Glass storefronts to allow for the visibility of activities along the street frontages 7. Interesting and unique architectural features to enhance the gateway entrance into the City Cupertino � 8. Corner building architectu.ral and site features Street Furniture The applicant shall provide street furniture. along Stevens Creek Boulevard and Vallco Parkway. Prior to the issuance of building permits for Phase 1 of the project, the street furniture shall be reviewed and approved by the Design Review Committee. Plaza Area The applicant shall modify the square parking plaza area to the east of the town square area to a be a more standard linear street that allows for outdoor pedestrian plaza space adj acent to the surrounding retail shop areas and 90 degree-angled street parking. Gara�e 4. The parking garage shall be designed and constructed to allow conversion of the ground floor area along Vallco Parkway to retail shop areas. 5. The paxking garage shall provide axchitectural details and designs along the ground floor facing Vallco Parkway to promote pedestrian orientation along the street. 6. When the ground floor of the parking garage is converted to retail shop area, the ground floor area shall have storefront windows facing Vallco Parkway. 20. GATEWAY ENTRY . The applicant shall be required to construct and install a gateway entry feature on the northwest corner of Stevens Creek Boulevard and N. Tantau Avenue that will be consistent with the policies of the General Plan and South Vallco Master Plan. The gateway entry feature shall be a prominent design that may fulfill the public art requirement ar�d could include a decorative monument feature that spans over Stevens Creek Boulevard, or vertical structural elements on both sides of Stevens Creek Boulevard and on the median to announce entry. Also, this corner shall include a � community banner and enhanced pedestrian crossings that may include crosswalk lighting, special paving materials andlor prominent art or architectural feature announcing the entry to the City, such as a wrought iron element, subj ect to review and approval by the City Council. � 23 U-2008-01 January 23, 2009 21. LAl�DSCAPE PLAl�T � The applicant shall submit detailed landscape and irrigation plans to be reviewed and approved by the Design Review Committee prior to issuance of building permits. The Iandscape plan shall provide the following: 1. The landscape plan shall include water conservation and pesticide reduction measures in conformance with Chapter 14.15, Xeriscape Landscaping, and the pesticide control measures referenced in Chapter 9.18, Stormwater Pollution Prevention and Watershed Protection, of the Cupertino Municipal Code. d. Landscaping along Stevens Creek Boulevard and N. Tantau Avenue in accordance with the streetscape design requirements of the Heart of the City Specific Plan. e. Planting of two specimen oak trees flanking entrance to the development on the corner of Stevens Creek Boulevard and Finch Avenue as replacements for the removal of the existing dead specimen oak tree. 22. TREE REMOVAL a. The applicarit is approved to remove a total of up to 84 trees and relocate 13 trees on site per Option A in accordance with the City Arborist's report prepared by David Babby and dated April 30, 2008. Although the applicant is requesting approval to remove these�trees in accordance with the City Arborist's recommendation, the intent is to retain as many of the existing perimeter street trees for the remaining life of such trees where they are not considered dead or do not require immediate removal. b. The Aleppo Pine tree (Tree No. 113) shall be preserved on site. c. For any trees that are removed due to hazardous conditions, are considered dead, or die as a result of relocation, the applicant shall be required to replace these trees in accordance with the City's Protected Trees Ordinance. d. For any trees that require removal due to construction plan drawing changes and/or construction activity, the applicant sha11 obtain a tree removal permit in accordance with the Protected Trees Ordinance. 23. TREE REPLACEMENTS Final approval of the required tree replacements shall be reviewed and approved by the Design Review Committee in accordance with the City's Protected Trees Ordinance. The applicant may be able to reduce the number of replacement trees on site, if larger size trees are proposed, in accordance with the tree replacement standards of the ordinance. For any additional trees that are removed due to hazaxdous conditions or are considered dead, the applicant shall be required to replace these trees in accordance with the Protected Trees Ordinance. Species and size of replacement trees shall be reviewed and approved by the Community Development Director. 24. TREE PROTECTI�N — As part of the building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. The applicant shall be required to install tree protection measures before and during development in accordance with the City Arborist's report dated April 30, 2008,'and in accordance with requirements of the Public 24 tT-2008-01 January 23, 2009 Works Department for the preservation of existing street trees. In addition, the following measures shall be added to the protection plan: A. For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any proj ect site work. B. No parking or vehicle parking shall be allowed under root zones, unless using buffers approved by the.project arborist. . C. No trenching within the critical root zone axea is allowed. If trenching is needed in the vicinity of trees to be retained, the City Arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree. D. Tree protection conditions shall be posted on the tree protection barriers. E. Retained trees shall be watered to maintain them in good health. 25. TREE PROTECTION BOND Tl�e applicant shall provide a tree protection bond in an amount determined by the City Arborist to ensure protection of trees slated for preservation prior to issuance of grading, demolition or building permits. The bond shall be returned after completion of construction, subject to a letter from the City Arborist indicating that the trees are in good condition. . . 26. TREE REPLACEMENT IN-LIEU FEE The applicant shall pay an in-lieu fee in accordance with the City's Protected Trees Ordinance for any trees that cannot be replaced on site. 27. HEART OF THE CITY DESIGN GUIDELINES A. The project shall comply with the Heart of the City design guidelines in effect at the time of project approval. . B. If any portions of the buildings on the Master Use Permit site plan do not meet the minimum setbacks per the Heart of the City Specific or Conceptual Plan, the applicant must either modify the building setback as part of the Architectural and Site Approval for the building, or obtain approval of an Exception application to the Heart of the City Specific or Conceptual Plan. 28. SOUTH VALLCO MASTER PLAN The project shall comply with the South Vallco Master Plan. Prior to release of building permits for Phase 1 of the project, the final boulevard plan along Vallco Parkway shall be reviewed and approved by the City Council. The applicant shall make reasonable efforts to contact adj acent property owners to show improvement plans including, but not limited to the specific lighting, sidewalk furniture, and landscaping treatments to be consistent with the vision of the South Vallco Master Plan. 29. CREEK TR.AIL IMPROVEMENTS The applicant shall contribute an amount not to exceed $65,000 to the improvements of a trail connection along Calabazas Creek from Vallco Parkway to I-280. This contribution shall be used by the City to administer a creek trail plan and necessary approvals and 25 U-2008-01 January 23, 2009 improvements. If this fund is not used within five years of the project completion, then it shall be returned to the applicant. � 30. PARK AREA ALONG METROPOLITAN A.4 acre park area shall be maintained along the western property line adj acent to the Metropolitan mixed-use development. The design of the park area, including designs for crash-resistant fencing materials adjacent to vehicular traffic areas, shall include but not be limited to passive recreation apparatuses, such as a tot lot and sitting areas. The Parks and Recreation Commission shall review the . park design and shall refer its recommendation to the City Council for review and approval. The green space park buffer shall be installed prior to issuance of building occupancy permits. 31. SECURITY PLAN FOR PAF�KING GARA,GE The ,applicant shall develop a comprehensive private security plan for the entire development encompassing patrol hours, manning levels and frequency, closed circuit cameras in the parking garage, and adequate lighting levels. The plan shall be prepared by the applicant and approved by the Sheriff's Department prior to final occupancy. 32. PARKING GARA.GE NOISE MITIGATION The parking garage floors shall be treatedlcoated with materials as deemed appropriate by the City to lessen the noise impacts of vehicle movements. 33. RESTAUR:ANT ODOR ABATEMENT All restaurants shall install odor abatement systems to be incorporated into the air handling systems to reduce the odor impact from the restaurants to the adj acent community. Detailed plans shall be reviewed and approved by the Community � Development Department prior to issuance of building permits. 34. SCREENING All mechanical and other equipment on the buildings and site shall be screened so they are not visible from public street areas or adjoining developments. Screening materials/colors shall match building features and materials. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. The location of equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 35. TRA,SH AND DELIVERY ACTIVITIES C. A detailed refuge and truck delivery plan must be prepared by the applicant. The plan shall specify locations of trash facilities, refuge pick up schedules and truck delivery schedules and routes. All trash facilities must be screened and enclosed to the — satisfaction of the Public Works Department. The final plan shall be submitted to the City for review and approval prior to issuance of builcling permits. D. All deliveries shall comply with the mitigation measures provided in the Mitigation Monitoring and Reporting Prograin prepared by David J. Powers and Associates dated January 2009. , � U-2008-01 January 23, 2009 36. CONSTRUCTION MANAGEMENT PLAN A construction management plan shall be prepared by the applicant and approved by staff prior to issuance of building permits. Sta.ging of construction and equipment shall not occur within 250 feet of any residential property. The applicant shall also provide a construction manager hotline phone number for residents of the adjacent Metropolitan condominium complex to call for construction related activities on the proj ect site. The hotline number shall also be posted on the project site and at the Metropolitan condominium complex. Said construction management plan shall also provide the following: A. Construction Vehicle Access and Routing B. Construction Equipment Staging Area C. Dust Control (Best Management Practices) D.: Hours of Operation E. Street Cleaning Schedule and Program 37. GREEN BUILDING The applicant shall obtain LEED Silver certification designation for the hotel, office and senior housing buildings in accordance with the U.S. Green Building Council standards and the City's Green Building policies. The applicant shall also design the athletic club (if developed) and retail buildings to LEED certification standards, but will not be required to certify these buildings as LEED certified. The applicant shall also provide solar hot water heating for any pools provided on the project site. 38. MAINTENANCE AGREEMENT E. The applicant shall create an Improvement and Maintenance District to maintain the sidewalks and landscaped park strips along Vallco Parkway, N. Tantau Avenue and Stevens Creek Boulevard directly adjacent to the subject project site. Said district shall be part of the Covenants, Codes and Restrictions of the proj ect and shall be reviewed and approved by the City Attorney prior to approval of the final map. F. The applicant shall record a maintenance agreement subject to the approval of the City Attorney for th� maintenance of the shared driveways by the property owners of each of the lots. 39. TR.ANSPORTATION DEMAND MANAGEMENT The applicant shall commit to implementing a transportation demand management (TDM) plan incorporating solutions as indicated in the Mitigation Monitoring and Reporting (MMR) Program prepared by David J. Powers and Associates dated January 2009 that may include parking cash-out and eco passes for employees, valet for customers and off-site parking options. The TDM plan including the projected funding shall be � reviewed and approved by the Design Review Committee prior to issuance of building permits. 27 �����I��:� January 23, 2009 40. DEMOLITI�IoT REQUIREMEl�•TTS All demolished building and site materials shall be recycled to the maXimum extent feasible subj ect to the Building Official. The applicant shall provide evidence that materials will be recycled prior to issuance of final demolition permits. 41. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other, exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the � requirements of Section 66020, you will be legally barred from later challenging such exactions. 42. PUBLIC ART The applicant shall provide pubiic art in accordance with General Plan policy 2- 66. Public art selection will be reviewed by the Fine Arts Commission. SECTION IV: .CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. � 43. STREET WIDENING Public street widening and dedications shall be provided in accordance with City . Standards and specifications and as required by the City Engineer. 44. CURB AND GUTTER IMPROVEMENTS Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and standards as specified by the City Engineer. 45. STREET LIGHTING INSTALLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference. to adj oining properties, and shall be no higher than the ma.Ximum height permitted by the zone in which the site is located. 46. FIRE �IYDRANT Fire hydrants shall be Department as needed. located as required by the City and Santa Clara County Fire 47. GRADING Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits 28 U-2008-01 January 23, 2009 maybe required. Please contact Army Corp of Engineers and/or Regional Water Quality Control Board as appropriate. 48. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and post-development hydraulic calculations must be provided to indicate whether additional storm water control measures are to be constructed or renovated. The storm drain system may include, but is not limited to, subsurface storage of peak stormwater flows (as needed), bioretention basins, vegetated swales, and hydrodynamic sepaxators to reduce the amount of runoff of the site and improve water quality. The storm drain system shall be designed to detain water on-site (e.g., via buried pipes) as necessaxy to avoid an increase of one percent flood water surface elevation of the culvert to the satisfaction of the City Engineer. 49. UNDERGROUND UTILITIES The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of underground utility devices. The developer shall submit detailed plans showing Utlll� uriderground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 50. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits Fees: � a. Checking & Inspection Fees: $ 6% of Off-Site Improvement Cost or $3,847.00 minimum b. Grading Permit: $ 6% of Site Improvement Cost or $2,239.00 minimum c. Development Maintenance Deposit: $ 2,000.00 d. Storm Drainage Fee: $ TBD e. Power Cost: ** f. Map Checking Fees: $3,638.00 g. Park Fees: N/A h. Street Tree By Developer ** Based on the latest effective PG&E rate schedule approved by the PUC Bonds: d. Faithful Performance Bond: 100% of Off-site and On-site Improvements e. Labor & Material Bond: 100% of Off-site and On-site Improvement f. On-site Grading Bond: 100% of site improvements. 29 lib�T11: 1 1 January 23, 2009 -The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 51. TRANSFORMERS �� Electrical transformers, telephone vaults and similax above� ground equipment enclosures shall be screened with fencing and landscaping or located underground such that said eguipment is not visible from public street areas. The transformer shall not be located in the front or side building setback area. 52. BEST MANAGEMENT PRACTICES Utilize: Best Management Practices (BMPs), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in grading and street improvement plans. 53. DEDICATION OF WATERLINES The developer shall dedicate to the City all waterlines and appurtenances installed to City Standards and shall reach an agreement with California Water Services Company for water service to the subj ect development. 54. NPDES CONSTRUCTION GENERAL PERMIT The developer must obtain a Notice of Intent (NOI) from the State Water Resources Control Board, which encompasses preparation of a Storm Water Pollution Prevention Plan (SWPPP), use of construction Best Management Practices (BMPs) to control storm water runoff quality, and BMP inspection and maintenance. 55. C.3 REQUIR.EMENTS The developer shall reserve a minimum of 4% of developable surface area for the placement of storm water treatment facilities on the tentative map, unless an alternative storm water treatment plan to satisfy c.3 requirements is approved by the City Engineer. The developer must include the use and maintenance of site design, source control and storm water treatment Best Management Practices (BMPs), which must be designed per approved numeric sizing criteria. A Storm Vilater Management Plan, Storm Water Facilities . Easement Agreement, Storm Water Facilities Operation and Maintenance Agreement, and certification of ongoing operation and maintenance of treatment BMPs are required. . 30 U-2008-01 January 23, 2009 56. EROSION CONTROL PLAldT The developer must provide an approved erosion control plan by a Registered Civil Engineer. This plan should include all erosion control measures used to retain materials on site. Erosion control notes shall be stated on the plans. 57. WORK SCHEDULE Every 6 months, the developer shall submit a work schedule to the City to show the timetable for all grading/erosion control work in conjunction with this project. 58. TF:AFFIC SIGNAL IMPROVEMEN�'S The developer shall agree to fund up to $250,000 for the purpose of installing a traffic � signal at Finch Avenue and Vallco Parkway. The developer shall submit a bond for this purpose which will be released 5 years from the date of project occupancy. 59. TRAFFIC MITIGATION AT WOLFE ROAD AND VALLCO PARKWAY The developer shall mitigate for traffic impacts at Vallco Parkway and Wolfe Road by implementing one of the options stated in the Environmental Impact Report for Main Street Cupertino per the approval of the City Engineer. 60. TR.AFFIC MITIGATION AT HOMESTEAD ROAD AND LA`'VKENCE EXPRESSWAY The developer shall agree to submit their fair-share cost of up to $334,100 to improve Homestead Road at Lawrence Expressway according to the direction of the City Engineer. The fair-share contribution to the County will be dependent on the amount of traffic generated by the approved Plan. In the event that a Plan is approved that has reduced traffic impacts, the same formula would be used (calculating the percentage of traffic the project is adding to total growth between background and cumulative conditions). The cost shall be submitted to the County of Santa Clara in the form of a bond or cash deposit prior to the City issuing building permits, with the proviso that the funds be committed to this specific improvement in accordance of section 66000 et. seq. of the California Government Code. 61. PEDESTRIAN CROSSWALKS The developer shall provide pedestrian crosswalk improvements at Finch Avenue and at the project's eastern driveway. Final crosswalk improvement plan shall be reviewed and approved by the City Engineer. 62. BUS STOP LOCATION The developer shall improve bus stops on Stevens Creek Boulevard to the satisfaction of the City Engineer; this may include consistent shelters for the bus stops, but will not — include duck outs or relocation of the bus stops. 63. TRAFFIC CONTROL PLAN The developer must submit a traffic �control plan by a Registered Traffic Engineer to be approved by the City. The plan shall include a temporary traffic control plan for work in the 31 1ib�lZl�:�1�1 January 23, 2009 right of way as well as a routing plan for a11 vehicles used during construction. All traffic control signs must be reviewed and approved by the City prior to commencement of work. The City has adopted Manual on Uniform Traffic Control Devices (�VIUTCD) standards for all signage and striping work throughout the City. 64. TRAFFIC SIGNS Traffic control signs shall be placed at locations specified by the City. 65. TR.AFFIC CALMING The developer shali agree to fund up to $100,000 for the purpose of mitigating traffic impacts in the adjacent neighborhoods resulting from the project for a period of 5 years � following proj ect occupancy. The developer shall submit a bond for this purpose which will be released 5 years from the date of project occupancy. 66. BICYCLE PARKING The developer shall provide bicycle parking consistent with the City's requirements to the satisfaction of the City Engineer. 67. OPERATIONS & MAINTENANCE AGREEMENT The developer shall enter into an Operations & Maintenance Agreement with the City prior to final occupancy. The Agreement shall include the operation and maintenance for non- standard appurtenances in the public road right-of-way that may include, but is not limited to, sidewalk, pavers, and street lights. 68. TRASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental � Programs Manager. Clearance by the Public Works Department is needed prior to obtaining a building permit. 69. REFUSE TRUCK ACCESS The developer must obtain clearance from the Environmental Programs Manager in regards to refuse truck access for the proposed development. 70. STREET TR.EES Street trees shall be planted within the Public Right of Way and shall be of a type approved by the City in accordance with Ordinance No. 125. 71. FIRE PR4TECTION Fire sprinklers shall be installed in any new construction to the approval of the City. 72. SANTA CLARA WATER DISTRICT CLEA�IZANCE Provide Santa Clara water district approval before recordation of the final map. The developer shall pay for and obtain Water District permit for activities or modifications within the District easement or fee right of way or affecting District facilities. 32 U-2008-01 January 23, ZQ09 73. SANITARY DISTRICT A letter of clearance for the project shall be obtained from the Cupertina Sanitary District prior to issuance of building permits. 74. SANTA CLARA COUNTY FIRE DEPARTMEIVT A letter of clearance for the project shall be obtained from the Santa Clara County Fire Department prior to issuance of building permits. 75. UTILITY EASEMENTS Clearance approvals from the agencies with easements on the property (including PG&E, PacBell, and California Water Company, and/or equivalent agencies) will be required prior to issuance of building permits. . 76. CALIFORNIA WATER SERVICE C�MPANY CLEAR;ANCE � Provide California Water Service Company approval before recordation of the final map. The Tentative Map conditions are as follows unless amended above: SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. - l. APPROVED EXHIBITS The approval is based on Exhibits titled: "Main Street Cupertino Zoning Permit Package" consisting of 115 pages labeled Title Sheet, AO through A53, Landscape Plan A, and C0.0 through C5.3., parking garage elevations, tree disposition plan, section drawings, updated site plan, and option plans, except as may be amended by the conditions contained in this resolution. 2. DEVELOPMENT APPROVAL Approval of a Master Use Permit is granted for a period of five (5) years following issuance of the Master Use Permit to allow the construction of interchangeable mixed-use development options in accordance with the approved e�ibits consisting of a 4-story, 160-unit senior housing building; up to a 5-story, 250 room hotel; up to 150,00 square feet of retail shops; up to 9,000 square feet of ground floor parking garage area converted to future retail shop area; up to a 145,000 square foot athletic club or up to an additional 36,000 square feet of retail shop area and an additional 162 surface parking spaces at the . northwest corner of Stevens Creek Boulevard and N. Tantau Avenue; 100,000 square foot office building; a 5-level, 1,288 space parking gaxage; and 4 acres of public open space — consisting of a town square, plaza areas, park, and green landscaped area. The ground floor level of the office building and senior housing building will accommodate retail shops facing the town square. Scheme A OR the followin additional o tions 33 U-2008-01 January 23, 2009 �enior Housin 160 units Hotel 3-stories, 150 rooms Up to 5-stories, 250 rooms Athletic Club 145,000 sf 30,0�0 sf major retail building and 6,000 sf adj acent retail/restaurant building area and additional 162 surface arking s aces Parking Garage 1,288 spaces Conversion of 9,000 sf along Va11co Parkway for conversion to future additional reta.il shop area with loss of 43 parking spaces Retail 127,789 square feet Up to 22,211 square feet of additional retail shop area for a total of 150,000 square feet Office 100,000 s uare feet Public Open 4 acres S ace . . 3. TENTATIVE MAP Approval of a Tentative Map is granted to subdivide the property from three parcels into five parcels in accordance with the Tentative Map submitted in the approved exhibits, except as amended by the conditions contained in this resolution. � �� � 4. COVENANT OF RECIPROCAL INGRESS/EGRESS EASEMENT �� . The applicant shall record a deed restriction for necessary reciprocal ingress and egress easements between each lot created by the new development. The applicant shall also record appropriate deed restrictions for necessary reciprocal ingress and egress easements between the adjacent properties to the west, to be implemented at such time that the City . can require the same of adjacent property owners. The easement language shall be reviewed and approved by the City Attorney. The covenant of easement shall be recorded prior to final map approval. 5. PUBLIC PEDESTRIAN EASEMENT Public access pedestrian easements through the interior pedestrian paths and plazas, the town square, and park area shall be required. The easement language shall be reviewed and approved by the City Attorney prior to recordation of the easement on the project site with the final map approval. 6. COVENANTS, CONDITIONS AND RESTRICTIONS The project CC&Rs shall be reviewed and approved by the City Attorney prior to recordation with the final map approval. The conditions of approval for the project shall also be recorded on the properties and incorporated into the CC&Rs. 7. JOINT USE AGREEMENT Prior to recordation of the final map, the �applicant shall submit a joint use agreement between the City and the applicant to be reviewed by the City Attorney and the Director of Parks and Recreation, and approved by the City Council, which permits the City to use the town square and park area for public use for community events or other similar City- 34 U-2.008-01 January 23, 2009 approved events or activities, such as, but not be limited to a farmers' maxket, holiday activities, and surruner events. The j oint use agreement shall be recorded and incorporated into the Covenants, Conditions and Restrictions (CC&Rs) of the project site. The joint use agreement shall govern the public use, prograxnming, public access and percentage of time available for the allowable public activities and events for which the town square and park may be used. The agreement shall also make available publicly identifiable restroom facilities for public use during normal business hours. No structures will be constructed on the town square area without the approval of the City of Cupertino. The progra,:mming provisions of the j oint use agreement shall be administered between the applicant and the Parks and Recreation Department. 8. GROUND FLOOR RETAIL Prior to issuance of building permits, the applicant shall demonstrate the ground floor re�ail functionality for buildings proposed at heights over 45 feet in accordance with the City's General Plan, to the satisfaction of the Director of Community Development. The ground floor retail shall be of substantial and appropriate size to accommodate the functionality of retail uses. The building frontages of all buildings facing the town square, including the senior housing building, the �retail shops, and the office building, shall have ground floor retail as illustrated by the plans in the approved exhibits. The athletic club shall provide a floor plan to demonstrate the inclusion of ground floor retail along at least 10 percent of the ground floor. 9. DISCLOSURE CLAUSE TO THE FUTURE PROPERTY OWNERS The applicant/developer shall inform the future owners through the Covenants, Conditions and Restrictions (CC&Rs) of the surrounding projects. The CC&R language shall be reviewed and approved by the City prior to issuance of building permits. 10. BELOW MARI�T RATE HOUSING PROGRAM . The applicant shall either participate in the City's Below Market Rate (BMR) Housing program by dedicating 15% of the total number of senior housing units at below market rates or obtain an alternative approval by the City Council to meet objective of the Below Market Rate Housing Program. The Housing Commission shall suggest alternatives for the City Council to consider to meet this requirement. For dedication of any senior housing units at below market rates, the applicant shall record a covenant, which shall be subj ect to review and approval by the City Attorney, to be recorded prior to issuance of building permits for the planned senior housing building. 11. MITIGATION MONITORING AND REPORTING PROGRAM The project shall adhere to all of the mitigation measures identified in the Mitigation Monitoring and Reporting Program (MMRP) of the Environmental Impact Report — prepared by David J. Powers and Associates dated January 2009. 12. DEVELOPMENT ALLOCATION The applicant shall receive an allocation of up to 150,000 square feet of retail commercial square footage; up to 98,800 square feet of commercial for the athletic club or up to an 35 U-2008-01 January 23, 2009 additiona13b,000 square feet of retail commercial square footage for the .northwest corner of Stevens Creek Boulevard and N. Tantau Avenue; 160 units of residential units for the senior housing; and up to 250 hotel rooms, depending on the build out options chosen. The applicant is also authorized up to 1 Q0,000 square feet of office space. 13. CONSTRUCTION PROJECT P�IASING The applicant shall prepare a construction phasing schedule, demonstrating completion of the proj ect within 5 years of this approval. The construction phasing schedule shall detail critical milestones of the construction. Critical milestones of the construction shall include but not be limited to the following: e. The town squaxe, park area, and the four retail buildings adj acent to the town square and directly fronting Stevens Creek Boulevard, the street and pedestrian infrastructure around these portions of the proj ect site, and. sufficient parking to support these uses, shall be constructed together as part of the first development phase, if the project is developed in phases. f. The maj or retail tenant buildings, the mixed-use office and retail building, senior housing, hotel, athletic club and parking garage may be developed following the first development phase of the project. g. Adequate parking shall be provided on the project site during phased development of the project. The applicant will be required to demonstrate to the satisfaction of the Director of Community Development that adequate parking is provided for the development of each building on site. 14. �ARKING The applicant shall comply with the minimum parking requirements for the proj ect per the parking analysis in the Transportation Impact Analysis prepared by Fehr and Peers dated September 5, 2008 and incorporated into the Environmental Impact Report. The applicant shall also comply with the swales and permeable surfaces requirement (Section 19.100.040(0)) of the City's Parking Regulations. 15. PARKING LOT LIGHTING Lighting in the parking lots shall be approved by the Director of Community Development for compliance with applicable regulations prior to issuance of building pernuts. 16. BUILDING PERMIT APPROVAL The Director of Community Development shall review the final building permits for full conformance with this approval and the design approval prior to issuance of building permits. � 17. SIDEWALKS/CROSSWALKS h. The final -sidewalk plan shall be required to be reviewed and approved by the City � prior to the final map. 36 11: 1 January 23, 2009 i. The applicant shall provide decorative crosswalks with decorative precast concrete pavers across Vallco Parkway, N. Tantau Avenue and Stevens Creek Boulevard. The decorative pavement materials shall be reviewed and approved by the Director of Community Development and the Public Works Department, and shall be consistent with the recommendation of the traffic analysis prepared by Fehr and Peers in the Transportation Impact Analysis dated September 5, 2008 on p. 48. 18. SIGNAGE Signage is not approved with this application. Signage shall conform to the City's Sign Ordinarice, Heart of the City Specific Plan and South Vallco Master Plan. Prior to final occupancy and approval of any individual signs on site, a detailed master sign program shall be submitted for review and approval by the Design Review Committee. 19. A�.2CHITECTURAI� AND SITE APPROVAL A. The building and architecture shall substantially conform to the elevations and deta.ils as shown in the approved e�iibits, unless otherwise noted below. Prior to issuance of building permits, the applicant shall be required to obtain approval of separate Architectural and Site Approval application(s) for each of the buildings on the project . , site. Building colors and materials shall be reviewed and approved in conjunction with the Architectural and Site Approval. 5. For buildings in which full elevations have been provided in the approved e�ibits, the applicant shall be required to obtain approval of Architectural and Site Approval applications by the Design Review Committee. 6. For buildings in which full elevations have not been provided in the approved e�iibits, such as the athletic club, the applicant shall be required to obtain approval of Architectural and Site Approval applications by the City Council. B. The applicant shall addr�ss the following issues as part of the separate Architectural and Site Approvals: Town Sc�uare . 13. The town square area shall be designed as a"flexible" public area space that may be expanded or shifted by the temporary closure of one or more of the surrounding "Finch Avenue" private drive streets ' 14. The town square area will be developed to be flush with the grade of the surrounding "Finch Avenue" private drive streets to allow for a seamless expansion or shifting of the town square area. 15. The applicant shall provide decorative semi-pervious pavement treatment in the town square and plaza areas to be reviewed and approved by the Director of Community Development. — 16. Parking on the circular "Finch Avenue" private drive streets shall be delineated by decorative semi-pervious paving rather than painted stripes. 17. Fina1 design and landscape of the town square area shall be reviewed and approved by the Design Review Committee. 37 U-2008-01 January 23, 2009 1 S. Temporary closure of any portion of the private drive streets, including methods used to temporarily close the street(s), will require approval of the Director of Community Development. Corner Buildin� Any building(s) proposed at the northwest corner of Stevens Creek Boulevard and N. Tantau Avenue shall have prominent axchitectural design enhancements to emphasize the importance of this corner as the eastern gateway entry to the City including: 9. Identifiable street frontage public entrances along Stevens Creek Boulevard and N. Tantau Avenue 10. Glass storefronts to allow for the visibility of activities along the street frontages 1 l. Interesting and unique architectural features to enhance the gateway entrance into the City Cupertino 12. Corner building architectural and site features Street Furniture The appiicant shall provide street furniture along Stevens Creek Boulevard and Vallco Parkway. Prior to the issuance of building permits for Phase 1 of the project, the street furniture shall be reviewed and approved by the Design Review Committee. Plaza Area The applicant shall modify the- square parking plaza area to the east of the town square area to a be a more standard linear street that allows for outdoor pedestrian plaza space adj acent to the surrounding retail shop areas and 90 degree-angled street parking. Gara�e 7. The parking garage shall be designed and constructed to allow conversion of the ground floor area along Vallco Parkway to retail shop areas. 8: The parking garage shall provide architectural details and designs along the ground floor facing Vallco Parkway to promote pedestrian orientation along the street. 9. When the ground floor of the parking garage is converted to retail shop area, the ground floor area shall have storefront windows facing Vallco Parkway. 20.GATEWAY ENTRY The applicant shall be required to construct and install a gateway entry feature on the northwest corner of Stevens Creek Boulevard and N. Tantau Avenue that will be consistent with the policies of the General Plan and South Vallco Master Plan. The gateway entry feature shall be � a prominent design that may fulfill the public art — requirement and could include a decorative monument feature that spans over Stevens Creek Boulevard, or vertical structural elements on both sides of Stevens Creek Boulevard and on the median to announce entry. Also, this corner shall include a community banner and enhanced pedestrian crossings that may include crosswalk lighting, special paving materials and/or prominent art or architectural feature announcing 38 11: i January 23, 2Q09 the entry to the City, such as a wrought iron element, subj ect to review and approval by the City Council. 21. LANDSCAPE PLAN The applicant shall submit detailed landscape and irrigation plans to be reviewed and approved by the Design Review Committee prior to issuance of building permits. The landscape plan shall provide the following: 1. The landscape plan shall include water conservation and pesticide reduction measures in conformance with Chapter 14.15, Xeriscape Landscaping, and the pesticide control measures referenced in Chapter 9.18, Stormwater Pollution Prevention and Watershed Protection, of the Cupertino Municipal Code. f. Landscaping along Stevens Creek Boulevard and N. Tantau Avenue in accordance with the streetscape design requirements of the Heart of the City Specific Plan. g. ; Planting of two specimen oak trees flanking entrance to the development on the corner of Stevens Creek Boulevard and Finch Avenue as replacements for the removal of the existing dead specimen oak tree. 22. TREE REMOVAL a. The applicant is approved to remove a total of up to 84 trees and relocate 13 trees on site per Option A in accordance with the City Arborist's report prepared by David Babby and dated April 30, 2008. Although the applicant is requesting approval to remove these trees in accordance with the City Arborist's recommendation, the intent is to retain as many of the existing perimeter street trees for the remaining life of such trees where they are not considered dead or do not require immediate removal. b. The Aleppo Pine tree (Tree No. 113) shall be preserved on site. c. For any trees that are removed due to hazardous conditions, are considered dead, or � die as a result of relocation, the applicant shall be required to replace these trees in accordance with the City's Protected Trees Ordinance. d. For any trees that require removal due to construction plan drawing changes and/or construction activity, the applicant shall obtain a tree removal permit in accordance with the Protected Trees Ordinance. 23. TREE REPLACEMENTS Final approval of the required tree replacements shall be reviewed and approved by the Design Review Committee in accordance with the City's Protected Trees Ordinance. The applicant may be able to reduce the number of replacement trees on site, if larger size trees are proposed, in accordance with the tree replacement standards of the ordinance. For any additional trees that are removed due to hazardous conditions or are considered dead, the applicant shall be required to replace these trees in accordance with the � Protected Trees Ordinance. Species and size of replacement trees shall be reviewed and — approved by the Community Development Director. 24. TREE PROTECTION As part of the building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. The applicant shall be required to install tree 39 ����:���i January 23, 2009 protection measures before and during development� in accordance with the City Arborist's report dated April 30, 2008, and in accordance with requirements of the Public Works Department for the preservation of existing street trees. In addition, the following measures shall be added to the protection plan: F. For trees to be retained, chain link fencing and other root protection shall be installed axound the dripline of the tree prior to any project site work. G. No parking or vehicle parking shall be allowed under root zones, unless using buffers approved by the project arborist. H. No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City Arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree. I. Tree protection conditions shall be posted on the tree protection barriers. J. Retained trees shall be watered to maintain them in good health. 25. TREE PROTECTION BOND The applicant shall provide a tree protection bond in an amou.nt determined by the City Arborist to ensure protection of trees slated for preservation prior to issuance of grading, demolition or building permits. The bond shall be returned after completion of construction, subject to a letter from the City Arborist indicating that the trees are in good condition. 26. TREE REPLACEMENT IN-LIEU FEE The applicant sha11 pay an in-lieu fee in accordance with the City's Protected Trees Ordinance for any trees that cannot be replaced on site. 27. HEART OF T�-IE CITY DESIGN GUIDELINES A. The project shall comply with the Heart of the City design guidelines in effect at the time of proj ect approval. B. If any portions of the buildings on the Master Use Permit site plan do not meet the minimum setbacks per the Heart of the City Specific or Conceptual Plan, the applicant must either modify the building setback as part of the Architectural and Site Approval for the building, or obtain approval of an Exception application to the Heart of the City Specific or Conceptual Plan. 28. SOUTH VALLCO MASTER PLAN The project shall comply with the South Vallco Master Plan. Prior to release of building permits for Phase 1 of the proj ect, the final boulevard plan along Vallco Parkway shall be reviewed and approved by the City Council. The applicant shall make reasonable efforts to contact adj acent property owners to show improvement plans including, but not limited to the specific lighting, sidewalk furniture, and landscaping treatments to be consistent � with the vision of the South Vallco Master Plan. 29. CREEK TRAIL IMPROVEMENTS The applicant shall contribute an amount not to exceed $65,000 to the improvements of a trail connection along Calabazas Creek from Vallco Parkway to I-280. This contribution 40 U-2�08-01 January 23, 2009 shall be used by the City to administer a creek trail plan and necessary approvals and improvements. If this fund is not used within five years of the proj ect completion, then it shall be returned to the applicant. 30. PA�EtK A,REA ALONG METROPOLITAN A.4 acre park area sha11 be maintained along the western property line adj acent to the Metropolitan mixed-use development. The design of the park area, including designs for crash-resistant fencing materials adj acent to vehicular traffic areas, shall include but not be limited to passive recreation apparatuses, such as a tot lot and sitting areas. The Parks and Recreation Commission shall review the park design and shall refer its recommendation to the City Council for review and approval. The green space park buffer shall be installed prior to issuance of building occupancy permits. 31. S�CURITY PLAN FOR PARKING GARAGE The applicant shall develop a comprehensive private security plan for the entire development encompassing patrol hours, manning levels and frequency, closed circuit cameras in the parking garage, and adequate lighting levels. The plan shall be prepared by the applicant and approved by the Sheriff's Department prior to final occupancy. 32. PARKING GARAGE NOISE MITIGATION The parking garage floors shall be treated/coated with materials as deemed appropriate by the City to lessen the noise impacts of vehicle movements. 33. RESTAURANT ODOR ABATEMENT All restaurants shall install odor abatement systems to be incorporated into the air handling systems to reduce the odor impact from the restaurants to the adj acent community. Detailed plans shall be reviewed and approved by the Community Development Department prior to issuance of building permits. 34, SCREENING . � All mechanical and other equipment on the buildings and site shall be screened so they are not visible from public street areas or adjoining developments. Screening materials/colors shall match building features and materials. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. The location of equipment and necessary screening sha11 be reviewed and approved by the Director of Community Development prior to issuance of building penmits. 35. TRASH AND DELIVERY ACTIVITIES C. A detailed refuge and truck delivery plan must be prepared by the applicant. The plan shall specify locations of trash facilities, refuge pick up schedules and truck delivery — schedules and routes. All trash facilities must be screened and enclosed to the � satisfaction of the Public Works Department. The final plan shall be submitted to the City for review and approval prior to issuance of building permits. 41 U-2008-01 January 23, 2009 D. All deliveries shall comply with the mitigation measures provided in the Mitigation Monitoring and Reporting Program prepared by David J. Powers and Associates dated January 2009. 36. CONSTRU�TION MANAGEMENT PLAN A construction management plan shall be prepared by the applicant and approved by staff prior to issuance of building permits. Staging of construction and equipment shall not occur within 250 feet of any residential property. The applicant shall also provide a construction manager hotline phone number for residents of the adjacent Metropolitan condominium complex to call for construction related activities on the project site. The hotline number shall also be posted on the proj ect site and at the Metropolitan condominium complex. Said construction management pIan shall also provide the following: A. Construction Vehicle Access and Routing . B. Construction Equipment Staging Area C. Dust Control (Best Management Practices) D. Hours of Operation E. Street Cleaning Schedule and Program 37. GREEN BUILDING The applicant shall obtain LEED Silver certification designation for the hotel, office and senior housing buildings in accordance with the U.S. Green Building Council standards and the City's Green Building policies. The applicant shall also design the athletic club (if developed) and retail buildings to LEED certification standards, but will not be required to certify these buildings as LEED certified. The applicant shall also provide solar hot water heating for any pools provided on the project site. 38. I�Z!�INTENANCE AGREEMENT E. The applicant shall create an Improvement and Maintenance District to maintain the sidewalks and landscaped park strips along Vallco Parkway, N. Tantau Avenue and Stevens Creek Boulevard directly adjacent to the subject project site. Said district � shall be part of the Covenants, Codes and Restrictions of the project and shall be reviewed and approved by the City Attorney prior to approval of the final map. F. The applicant shall record a maintenance agreement subject to the approval of the City Attorney for the ma.intenance of the shared driveways by the property owners of each of the lots. � 39. TR.ANSPORTATION DEMAND n�IANAGEMENT The applicant shall commit to implementing a transportation demand management (TDM) plan incorporating solutions as indicated in the Mitigation Monitoring and � Reporting (l��IMR) Program prepared by David J. Powers and Associates dated January 2009 that may include parking cash-out and eco passes for employees, valet for customers and off-site parking options. The TDM plan including the projected funding shall be reviewed and approved by the Desigri Review Committee prior to issuance of building permits. � 42 U-2008-01 January 23, 2009 40. DEMOLITION REQUIREMENTS All demolished building and site materials shall be recycled to the m�imum extent � feasible subject to the Building Official. The applicant shall provide evidence that materials will be recycled prior to issuance of final demolition permits. 41. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXA.CTIONS . The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby fi.zrther notified that the 90-day ap period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. 42. PUBLIC ART The applicant shall provide public art in accordance with General Plan policy 2- 66. Public art selection will be reviewed by the Fine Arts Commission. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 43. STREET WIDENING Public street widening and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 44. CURB AND GUTTER IMPROVEMENTS Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and standards as specified by the City Engineer. 45. STREET LIGHTING INSTALLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adj oining properties, and shall be no higher than the maximum height permitted by the zone in which the site is located. 46. FIRE HYDRANT Fire hydrants shall be Department as needed. located as required by the City and Santa Clara County Fire 43 U-2008-01 January 23; 2009 47. GRADING Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact Army Corp of Engineers and/or Regional Water Quality Control Board as appropriate. 48. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and post-development hydraulic calculations must be provided to indicate whether additional storm water control measures are to be constructed or renovated. The storm drain system may include, but is not limited to, subsurface storage of peak stormwater flows (as needed), bioretention basins, vegetated swales, and hydrodynamic separators to reduce the amoun.t of runoff of the site and improve water quality. The storm drain system shall ; be designed to detain water on-site (e.g., via buried pipes) as necessary to avoid an increase of one percent flood water surface elevation of the culvert to the satisfaction of the City Engineer. 49. UNDERGROUND UTILITIES The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of underground utility devices. The developer shall submit detailed plans showing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 50. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, stonn drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits Fees: a. Checking & Inspection Fees: $ 6% of Off-Site Improvement Cost or $3,847.00 minimum b. Grading Permit: $ 6% of Site Improvement Cost or $2,239.00 minimum c. Development Maintenance Deposit: $ 2,000.00 d. Storm Drainage Fee: $ TBD e. Power Cost: * * f. Map Checking Fees: $3,638.00 g. Park Fees: N/A � — h. Street Tree By Developer ** Based on the latest effective PG&E rate schedule approved by the PUC I:��� 44 U-2008-01 January 23, 2009 g. Faithful Performance Bond: 100% of Off-site and On-site Improvements h. Labor & Material Bond: 100% of Off-site and On-site Improvement i. On-site Grading Bond: 100% of site improvements. -The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 51. T�:ANSFORMERS Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be screened with fencing and landscaping or located underground such that said equipment is not visible from public street areas. The transfonner shall not be located in the front or side building setback area. . 52. BEST MANAGEMENT PR.ACTICES Utilize Best Management Practices (BMPs), as required by the Sta.te Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in grading and street improvement plans. 53. DEDICATION OF WATERLINES The developer sha11 dedicate to the City all waterlines and appurtenances installed to City Standards and shall reach an agreement with California Water Services Company for water service to the subj ect development. 54. NPDES CONSTRUCTION GENEN.AL PERMIT The developer must obtain a Notice of Intent (NOI) from the State Water Resources Control Board, which encompasses preparation of a Stonn Water Pollution Prevention Plan (SWPPP), use of construction Best Management Practices (BMPs) to control storm water runoff quality, and BMP inspection and maintenance. 55. C.3 REQUIREMENTS The developer shall reserve a minimum of 4% of developable surface area for the placement of storm water treatment facilities on the tentative map, unless an alternative storm water treatment plan to satisfy c.3 requirements is approved by the City Engineer. The developer must include the use and maintenance of site design, source control and storm water treatment Best Management Practices (BMPs), which must be designed per approved numeric sizing criteria. A Storm Water Management Plan, Storm Water Facilities Easement Agreement, Storm Water Facilities Operation and Maintenance — Agreement, and certification of ongoing operation and maintenance of treatment BMPs are required. 45 U-2008-01 January 23, 2009 56. EROSION COletTROL PLAN The developer must provide an approved erosion control plan by a Registered Civil Engineer. This plan should include alI erosion control measures used to reta.in materials on site. Erosion control notes shall be stated on the plans. 57. WORK SCHEDULE Every 6 months, the developer shall submit a work schedule to the City to show the timetable for all grading/erosion control work in conjunction with this project. 58. TR.AFFIC SIGNAL IMPROVEMENTS The developer shall agree to fund up to $250,000 for the purpose of installing a traffic signal at Finch Avenue and Vallco Parkway. The developer shall submit a bond for this purpose which will be released 5 years from the date of project occupancy. 59. TRA.FFIC MITIGATION AT WOLFE ROAD AND VALLCO PA,RKWAY The developer shall mitigate for traffic impacts at� Vallco Parkway and Wolfe Road by implementing one of the options . stated in the Environmental Impact Report for Main Street Cupertino per the approval of the City Engineer. 60. TRAFFIC MITIGATION AT HOMESTEAD ROAD AND LAWRENCE EXPRESSWAY The developer shall agree to submit their fair-share cost of up to $334,100 to improve Homestead Road at Lawrence Expressway according to the direction of the City Engineer. The fair-share contribution to the County will, be dependent on the amount of traffic generated by the approved Plan. Iri the event that a Plan is approved that has reduced traffic impacts, the same formula would be used (calculating the percentage of traffic the proj ect is adding to total growth between background and cumulative conditions). The cost shall be submitted to the County of Santa Clara in the form of a bond or cash deposit prior to the City issuing building permits, with the proviso that the funds be committed to this specific improvement in accordance of section 66000 et. seq. of the California Government Code. 61. PEDESTRIAN CROSSWALKS The developer shall provide pedestrian crosswalk improvements at Finch Avenue and at the project's eastern driveway. Final crosswalk improvement plan shall be reviewed and approved by the City Engineer. 62. BUS STOP LOCATION The developer shall improve bus stops on Stevens Creek Boulevard to the satisfaction of the City Engineer; this may include consistent shelters for the bus stops, but will not — include duck outs or relocation of the bus stops. � 63. TRAFFIC CONTROL PLAN The developer must submit a traffic control plan by a Registered Traffic Engineer to be approved by the City. The plan shall include a temporary traffic control plan for work in the 46 U-2008-01 January 23, 2009 right of way as well as a routing plan for all vehicles used during construction. All traffic control signs must be reviewed and approved by the City prior to commencement of work. The City has adopted Manual on Uniform Traffic Control Devices (MUTCD) standards for all signage and striping work throughout the City. 64. TRAFFIC SIGNS Traffic control signs shall be placed at locations specified by the City. 65. TR.AFFIC CALMING The developer shall agree to fund up to $100,000 for the purpose of mitigating traff c impacts in the adj acent neighborhoods resulting from the proj ect for a period of 5 years following project occupancy. The developer shall submit a bond for this purpose which will be released 5 years from the date of project occupancy. 66. BICYCLE PAF►.KING The developer shall provide bicycie parking consistent with the City's requirements to the satisfaction of the City Engineer. 67. OPERA.TIONS & MAINTENANCE AGREEMENT The developer shall enter into an Operations & Maintenance Agreement with the City prior to final occupancy. The Agreement shall include the operation and maintenance for non- standard appurtenances in the public road right-of-way that may include, but is not limited to, sidewalk, pavers, and street lights. 68. TR.ASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Manager. Clearance by the Public Works Department is needed prior to obtaining a building permit. 69. REFUSE TRUCK ACCESS The developer must obtain clearance from the Environmental Programs Manager in regards to refuse truck access for the proposed development. 70. STREET TREES � Street trees shall be planted within the Public Right of Way and shall be of a type approved by the City in accordance �with Ordinance No. 125. 71. FIRE PROTECTION Fire sprinklers shall be insta.11ed in any new construction to the approval of the City. 72. SANTA CLARA WATER DISTRICT CLEARANCE Provide Santa Clara water district approval before recordation of the final map. The developer shall pay for and obtain Water District permit for activities or modifications � within the District easement or fee riglit of way or affecting District facilities. 47 U-2008-01 January 23, 2009 73. SA,I�TITARY DISTRICT A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to issuance of building permits. 74. SANTA CLARA, COUNTY FIRE DEPARTMENT A letter of clearance for the project shall be obtained firom the Santa Clara County Fire Department prior to issuance of building permits. '75. UTILITY EASEMENTS Clearance approvals from the agencies with easements on the property (including PG&E, PacBell, and California Water Company, andlor equivalent agencies) will be required prior to issuance of building permits. 76. CALIFORNIA WATER SERVICE COMPANY CLEAR:ANCE � Provide California Water Service Company approval before recordation of the final map. The Tree Removal conditions are as follows unless amended above: SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVAL ACTION The approval is based on Exhibits titled: "Main Street Cupertino Tree Disposition Plan" consisting of 1 page, numbered "7", except as may be amended by the conditions contained in this resolution. 2. LANDSCAPE PLAN The applicant shall submit detailed landscape and irrigation plans to be reviewed and approved by the Design Review Committee prior to issuance of building permits. The landscape plan shall provide the following: A. The landscape plan shall include water conservation and pesticide reduction measures in conformance with Chapter 14.15, Xeriscape Landscaping, and the pesticide control measures referenced in Chapter 9.18, Stormwater Pollution Prevention and Watershed � Protection, of the Cupertino Municipal Code. B. Landscaping along Stevens Creek Boulevard and N. Tantau Avenue in accordance with the streetscape design requirements of the Heart of the City Specific Plan. C. Planting of two specimen oak trees flanking entrance to the development on the corner of Stevens Creek Boulevard and Finch Avenue as replacements for the removal of the existing dead specimen oak tree. _ 3. TREE REMOVAL e. The applicant is approved to remove a total of up to 84 trees and relocate 13 trees on site per Option A in accordance with the City Arborist's report prepared by David Babby and dated April 30, 2008. Although the applicant is requesting approval to remove these trees in accordance with the City Arborist's recommendation, the intent is to retain as many of 48 �ib•Tlli�:�ijl January 23, 2009 the existing perimeter street trees for the remaining life of such trees where they are not considered dead or do not require immediate removal. f. The Aleppo Pine tree (Tree No. 113) shall be preserved on site. g. For any trees that are removed due to hazardous conditions, are considered dead, or die as a result of relocation, the applicant shall be required to replace these trees in accordance with the City's Protected Trees Ordinance. h. For any trees that require removal due to construction plan drawing changes and/or construction activity, the applicant shall obtain a tree removal permit in accordance with the Protected Trees Ordinance. 4. TREE REPLACEMENTS Final approval of the required tree replacements shall be reviewed and approved by the Design Review Committee in accordance with the City's Protected Trees Ordinance. The applicant may be able to reduce the number of replacement trees on site, if larger size trees are proposed, in accordance with the tree replacement standards of the ordinance. For any additional trees that are removed due to hazardous conditions or are considered dead, the applicant shall be required to replace these trees in accordance with the Protected Trees Ordinance. Species and size of replacement trees shall be reviewed and approved by the Community Development Director. 5. TREE PROTECTION As part of the building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. The applicant shall be required to install tree protection measures before and during development in accordance with the City Arborist's report dated April 30, 2008, and in accordance with requirements of the Public Works Department for the preservation of existing street trees. In addition, the following measures shall be added to the protection plan: h. For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any project site work. i. No parking or vehicle parking shall be allowed under root zones, unless using buffers approved by the proj ect arborist. j. No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City Arborist sha11 be consulted before any trenching or root cutting beneath the dripline of the tree. k. Tree protection conditions shall be posted on the tree protection barriers. 1. Retained trees shall be watered to maintain them in good health. 6. TREE PROTECTION BOND The applicant shall provide a tree protection bond in an amount determined by the City -�- Arborist to ensure protection of trees slated for preservation prior to issuance of grading, demolition or building permits. The bond shall be returned after completion of construction, subj ect to a letter from the City Arborist indicating that the trees are in good condition. " 49 [i ! 1:� January 23, 2009 7. TREE REPLACEMEIoTT IN-LIEU FEE The applicant shall pay an in-lieu fee in accordance with the City's Protected Trees Ordinance for any trees that cannot be replaced on site. Please review conditions carefully. If you have any questions regarding the conditions of approval, please contact the Department of Community Development at 408-777-3308 for clarification. Failure to incorporate conditions into your plan set will result in delays at the plan checking stage. If development conditions require tree preservations, do not clear the site until required tree protection devices are installed. The conditions of project approval set forth herein may include eertain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code ,Section 66020(d)(1), these conditions eonstitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in wliich you may protest these fees, dedications, and otheY exactions, pursuant to Government Code S"ection 66020(a), has begun. If you fail to file a protest within this 94-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. Any interested person, including the a�plicant, prior to seeking judicial review of the city council's decision in this matter, must first file a petition for reconsideration witli the city clerk within ten days af�er the council's decision. Any petition so filed must comply with municipal ordinance code �2.08.096. Sincerely: � G� Grace Schmidt Deputy City Clerk cc: Community Development 50 County of Santa Clara Office of the County Clerk-Recordei Business Division Count�� Go��ernment Center 70 West Hedding Street, E. Wing, l Floor San Jose, California 95110 (408) 299-5665 CEQA DOCUMENT DECLARATION Santa Clara County Clerk— Recorder's �ffice �,o��:v State of California �`~� ��� ���� � I Documenl No.: 15314 � � � �. -�, � ;�-�: � . .;� Number ot Pages: 2 ��`'=���_; �-' Filed and Posted On: 113Q/2QQ9 �?- ,_ ��`" ��'� I Through: 31Q112QQ9 � �A C� • ` ?�L �? 1'?�??� CRO Order Number: 17Q854 Fee Total: 2,818.25 REGINA ALCOMENDRAS, County Clerk— Recorder bv Laura Luna, Depury Clerk— Recorder, ��� ENVIRONMENTAL FILING FEE RECEIPT PLEASE COMPLETE THE FOLLOWING: 1. LEAD AGENCY: City of Cupertino 2. PROJECTTITLE: Main Street Cupertino 3. APPLICANT NAME: Sandhill Propert�pany PHOtvE: 650-344-1500 4. APPLICANT ADDRESS 489 Solith F 1 Cami n� Rea l� San Mate�, CA 944�2 5. PROJECT APPLICANT IS A: ❑ Local Public Agency ❑ School District ❑ Other Special District ❑ State Agency ❑ Private Entity 6. NOTICE TO BE POSTED FOR 30 DAYS. 7. CLASSIFICATION OF ENVIRONMENTAL DOCUMENT a. PROJECT THAT IS SUBJECT TO DFG FEES �l 1. ENVIRONMENTAL IMPACT REPORT (PUBLIC RESOURCES CODE §21152) ❑ 2. NEGATIVE DECLARATION (PUBLIC RESOURCES CODE §21080(C) $2768.25 $1993.00 ❑ 3. APPLICATION FEE WATER DIVERSION (STATE WATER RESOURCES CONTROL BOARD ONLY) $ 886.25 ❑ 4. PROJECTS SUBJECT TO CERTIFIED REGULATORY PROGRAMS $ 941.25 � 5. COUNTY ADMINISTRATIVE FEE (REQUIRED FOR a-1 THROUGH a-4 ABOVE) $ 50.00 Fish & Game Code §711.4(e) b. PROJECT THAT IS EXEMPT FROM DFG FEES ❑ 1. NOTICE OF EXEMPTION ($50.00 COUNTY ADMINISTRATIVE FEE REQUIRED) $ 50.00 ❑ 2. A COMPLETED "CEQA FILING FEE NO EFFECT DETERMINATION FORM" FROM THE DEPARTMENT OF FISH & GAME, DOCUMENTING THE DFG'S DETERMINATION THAT THE PROJECT WILL HAVE NO EFFECT ON FISH, WILDLIFE AND HABITAT, OR AN OFFICIAL, DATED RECEIPT / PROOF OF PAYMENT SHOWING PREVIOUS PAYMENT OF THE DFG FILING FEE FOR THE * SAME PROJECT IS ATTACHED ($50.00 COUNTY ADMINISTRATIVE FEE REQUIRED) DOCUMENT TYPE: ❑ ENVIRONMENTAL IMPACT REPORT ❑ NEGATIVE DECLARATION c. NOTICE THAT IS NOT SUBJECT TO DFG FEES OR COUNTY ADMINISTRATIVE FEES ❑ NOTICE OF PREPARATION ❑ NOTICE OF INTENT 8. OTHER: 9. TOTAL RECEIVED ................................................................................ $ 50.00 $._ � 7 h R _ �� $ $ $ � 50.00 $ $ NO FEE $ NO FEE FEE (IF APPLICABLE): $ .............................................. $ 2 818 . 2 5 * NOTE: "SAME PROJECT' MEANS NO CHANGES. IF THE DOCUMENT SUBMITTED IS NOT THE SAME (OTHER THAN DATES), A"NO EFFECT DETERMINATION" LETTER FROM THE DEPARTMENT OF FISH AND GAME FOR THE SUBSEQUENT FILING OR THE APPROPRIATE FEES ARE REQUIRED. THIS FORM MUST BE COMPLETED AND ATTACHED TO THE FRONT OF ALL CEQA DOCUMENTS LISTED ABOVE (INCLUDING COP/ES) SUBMITTED FOR FILING. WE WILL NEED AN ORIGINAL (WET SIGNATURE) AND TWO COPIES. INCLUDEA THIRD COPYIF YOU REQUIRE AN ENDORSED COPY FOR YOUR RECORDS. CHECKS FOR ALL FEES SHOULD BE MADE PAYABLE TO: SANTA CLARA COUNTY CLERK-RECORDER PLEASE NOTE: FEES ARE ANNUALLY ADJUSTED (Fish & Game Code ;711.4(b); PLEASE CHECK WITH THIS OFFICE AND THE DEPARTMENT OF FISH AND GAME FOR THE LATEST FEE INFORMATION. ". .. NO PROJECT SHALL BE OPERATIVE, VESTED, OR FINAL, NOR SHALL LOCAL GOVERNMENT PERMITS FOR THE PROJECT BE VALID, UNTIL THE FILING FEES REQUIRED PURSUANT TO THIS SECTION ARE PAID." Fish & Game Code ti711.4(c)(3) 12-02-2008 (FEES EFFECTIVE 01-01-2009) /--�-2� �- _ 1 �C 1 '�-�-�( � � F i l e#: 15314 1l3012009 NOTICE OF DETERMINATION To: Santa Clara County Clerk From: City of Cupertino 70 West Hedding Street 10300 Torre Avenue San Jose, CA 95110 Cupertino, CA 95014 Lead Agency Gary Chao, City Planner Contact Person: (408) 777-3247 Subject: Filing of Notice of Determination in compliance with Section 21152 of the Public Resources Code. Project Title: Main Street Cupertino (file no. U-2008-1, ASA-2008-06, TM-2008-01, TR-2008-08) State Clearinghouse Number: 2008082058 Project Location: The 18.7-acre project site is located at the northwest quadrant of Stevens Creek Boulevard and Tantau Avenue in the City of Cupertino, County of Santa Clara. The project site is bounded by Stevens Creek Boulevard to the south, Tantau Avenue to the east, Vallco Parkway to the north, and a parking lot and residences to the west. Finch Avenue extends through the project site. Project Description: The Main Street Cupertino project proposes to develop up to 150,000 square feet of commercial uses, a 145,000 square foot athletic club a:� alternatively up to 36,000 square feet of additional commercial use in lieu of the athletic club, 100,000 square feet of office uses, a hotel with up to 250 rooms, up to 160 senior units, a five-level parking garage, a town square and a 0.75-acre park under a Master Use Permit and Architectural and Site Approval. A tentative map for the subdivision of the site into five parcels, and a�ree removal permit for the removal of 84 trees and relocation of 13 trees are also included in the project. The project also proposes to narrow Vallco Parkway along the project site frontage from six to two lanes and add angled parking on the south side of Vallco Parkway along the project site frontage. This is to advise that the City of Cupertino (Lead Agency) has approved the above described project on January 20, 2009 and has made the following determinations regarding the proj ect: 1. The proj ect will have a significant effect on the environment. 2. An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA. 3. Mitigation measures were made a condition of the approval of the project. 4. A mitigation monitoring plan was adopted for this project. 5. A Statement of Overriding Considerations was adopted for this project. 6. Findings were made pursuant to the provision of CEQA. This is to certify that final EIR with comments and responses and record of project approval are available to the general public at the following address: City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 �� January 30, 2009 City Planner Signatu�e (Public Age y) Date Title ' f i t t !� � i QF` T'�--IE CITY COLJ� NCi�, C)F T� CI'�'Y C�F CUPERTII�C) M.AKING CE�ZT.AI�T F`INDINGS CC�NCERNIN� N.�ITIGATION MEA�LTRES, ADOPTING A. MITIGATIOI�i MONITQRING AND R�P+(�RTII�t� PR�GRAM, MA�NG FTNDIIV�S COitiTCEI�;NI�TG ALTERNAT��, AND ADUPTING A STA'TEh�NT �F QVER.PIDING CC�I�SII�ERATIONS F(�R T� �V1AlN STREE'� CUPERTINO P�CJjECT, FUR V�►rHrC� AN EN'VIRQNIV�EI\I�TAL IMPACT REPOIZT HAS B:EEN PREPARED ��I ACC(JRDANCE WITH THE CAL��C�RNrA EI��VIIZ(�I�TNIEN�TAL QUALITY ACT (CEQA} W.�-IEREAS, the Main Street Cuperti�no Project ("Projec�"� requires the City af Cupertino ("City"} �o approve a use permit and tentati�e map (fz�e no.U�20Q8-Ol an�. TM-20Q8-Ol, SCH no.20080$2S8); and . ��]�EREAS, prior to the adaption of this� Resolu�ion, the Planning Cammission of �he C��y af Cupertino has certified tha� the Final En�ironmental �npact �Zeport {"FEIR."}, far the Main Sfreet Cupertino Froject was completed in accordance with the requirements of the California � Environmental Quali�.y Act {"CEQ.A.") of 1970, as aznended, and s�ate and 1oca1 gu.idelines; and 'VU�EREAS, tl�e project analyzed under the FEIR consists of a mixed-use retail, office, s�niox housing, hotel and a-spa�s club development an a 1�.4 acre site lc�ca�ed o�. #he nor�b szde of Stevens Creek Boulevard, east of ��o1fe Road a��.d west of Tantau Avenue; and VV�R.EAS, the City Council of the City o� Cupeztino is �he decisian-making body for the IVlain Street Cupertinc� Project; and VVHEREAS, the Ci�y Council of the City of Cuper�ino_ intends to appxove actions related ta the Praj�c� as identi�ed in E�ibit A, entitted "APPR�VAL OF THE PROPOSED MAIN ST�ET CUPERTTNO PROJECT" attachet� �o this Resatution and incorporated hereiz� by this reference; and tiV�REAS, CEQA requires �hat in connection with the appraval of a pro�ect for which a FEIR has been prepared which identifies o�e ox moxe significant enviranmental effec�s, the deei.sion-m�a.�irig body of a responsible agen.cy must make certain findings �egarding thase signi�cant _ effects on the envu'onrtnent identified in �he �`EIR; and � Resolution No, 09-01$ January 2�th, 2�09 Page 2 � �TOW TI�RE�QR� BE IT RESOLVED► BY THE CITY COUNCIL OF'TH� �IT� �F �UPERTINO: T�AT THE CITY COL7NCIL here�y finds that it has independentl� revie��ed and analyzed the �E1R and crther informa�ian in �he recoxd and has considered �he informa.tzon con�a�ed therein including the written comment,s received on the FEIR and on the PzoJect, prior to acting upan or approving the Froject, and has found �hat #he FEIR represents the �ndependent judgment and analysis of the City of Cupertino as Lead ,Agency for the Project, and desrgnates the Cupertino Directax of Com�nunity Development at 1030Q Torr� Avenue, Cupezfiino, California, 95Q14, as the custodian af documents and records of p�roceedings on wliich this dec�s�on is based; and THA'�' T�IE CITY C4UNCIl�, does hereby make the follawing findaings with respect to the significant effects on the environznent af the Projec� as i� �s described in Exhibi� A attached �o this Resolu�ion: A. SEE AT'TACI�ED EXH��YTA B. AL'�ERi�A'�'�S TU PROPOSED PRUJEC'�' An EII�. mus� describe a range of reasonable alfernatives ta �ie project, or the Iacation of the project, which would feasib�y obtain most of the basic ob�ec�ives of the pxo�ect, but woutd avoid or substantia�ly lessen any� of the signif cant envirQnmental effects of �he project. The project applicant's objectives �flr�the project are to: � A. Develop the underutilized � 8.7-acre property at S�evens Creek Boulevard and �inch Avenue into aa� ecouomically �iable infill, mixed-use project with retail uses, of�ce uses, senior hausu�g un�its, a hotel, and posszbly an a�hletic c�ub; � B. Develop high-quality shoppi�lg, di�ng, and commerciat area that wi11 be communifiy s�rving while atsa holding regional app�al; C. Create a"Main S�reet" sf,yle expe�ie��ce that is pedest�rian �riented; D. Implenlen� Cupertino cityywide goals as expressed in �he Genez Plan encouraging � comrn.erc�al-orien�ed developn�ent in t�e South Valico Park area; E,. Connec� well with the adjacen� properties; and �, �ntegrate useable open space znto the project. The decisian-makers may rejec� the alternative if it is determined that specific considerations make the alternative infeasib�e. `I'he findings ��c�itb respect to the alter�tatives iden�i.fied in the �'E1R are describecl be�ow'. � � 1. No Pru�ect A7ternatives Description: The CEQA�Guide�znes specifical�y zequire consideration of a"No Prajec�" Alternative. Th� project site is eur�ren�ly vacant and undeveloped. Undex tlle No Project Alterna�ive, �he projec� site could contznue to remain vacant and undevelaped or it cou�d be develo�ed with uses consistent wztt� �ie City's Genera� P1an and zoning. Givez� the availab�e developmen� allocations in the �'altco Park Sou�h area and th� e�isfing General Plan �and use designaf�on and �oni.ng an the site, the si�e could be developed with 200,000 square feet of comnzercial uses, a 750 room ho�e�, and 400 senior R.2S��.if�lOR l�Us d�^fli$ Page 3 January 20�h, 2009 housing units. Fo� these xea.sons, there are two lagical Nc� Pro7ect alternatives: l� a No Projec#/i�o Develap�ent Alternative and 2� a No Projec�/Development Atternative. Comp�trison �o the Praposed Praject: Nv P�oject/11�Q .l�evelopme�2t tlZter•native The Na Projecf(No Developmen� Alternative assumes f.hat tlae project site wc�uld conti.nue �o remain vacant and undeveloped. The No ProjectlNo Development Altexnat�ve wauld avoid al1 o£the project's impacts but would not meet any a��he projec� abjectives. N. 01't•oject/Developrnent Al�et°native fihe �o Projec�evelopment Altenlative assuines that the pxojec� �ite ��vQU1d be develaped with. 200,Oaa square feet of comn�ercial uses (af ��hich cauld include an athletic club), a 7SQ roonl hote�, and 400 senior housir�g uni�s. The �Ta P�ojectlDeve�c�pmenf A.lternative assurnes no office development on �he pro�ect site. . 'The N�o P�oject/Devetopment Aiternative �c�uld r�sult in similar environmental impacts as the proposed projec� and cauld canceivably meet �xve of the si� projecfi objective� (objec�ives B-- F}, but woutd not n�ee� proj ect obj ec�ive A. 2. Reduced Scale Al�erna�ives Tlescrip�ion: Reduced 7�'j•attspat�tatio�z Itnpac�s fllternative 'The Reduced Transportation Impacts Alternat�ve assumes �he deveiopment of 75 ,OOQ square feet of r�tail uses, 1.60 senior Ilousing units, and a 250 raom hotel. `Thzs represents a 100 percent reductXan in proposed af�ce and athle�ic c7ub use�, and afl approximately 54 pexcent reduction i.n. prc�pased retail uses. `�'he Reduced Transportation Iinpac�s Al�ernative would avoid the project's impac� to the in�ersections of Lawrence Expressway/�omestead Raad �which would occur unde� b4th pro�ect sc��emes in the A1V.[ pea1� hour) and Bollit�ger Road-IVlvorparl� Avenue/Lawrence Expre�sway {w�ich wou�d only accur under Sc�ie�tze .1 in the P1V.I peak hour}, freeway segments on I-28Q, regional air quality, and cumulative regional air quality impac�s. However, �his alternative ��ould result in si.rn�lax tYaffic in�pac�s at the intersectzons of �al�e Roac�IlVallco Parkway and La�warence E�cpressway/I-28� southbound ramps-Caivert l�ri�e, as weli as fireeway segments an I-280, as the proposed prc�ject. This al�ernative would resul� in similar ternpQraiy construc�ion-related air qualit�, a�nbient noise and consf�uctian-related noise, cul�ural resources, and geolc�gy and soi�s irnpacts a� the proposed project. Siuce this al�ernative reduces the amoun� of deveXopmen� on the site, the area of impac� may be reduced thereby impacnng fewer nestii�g bi�ds and �rees than the prApased �ro�ect. Tn addition, �f Iess of the proJect site is disturbed, this alternative may result in lesser hydrolpgy and water quality impac�s than �he praposed pro�ecf. , l�ro T'raraspo�tatiofa �ir�pacts 141te�^native The Reduced Develapment/Na Transportation Impacts Alternative assumes S,a4Q square feet of comnzercia� uses and 50 seniox �iausing wr�.i�s are devel.aped on th� project site. The I�10 T�ranspor�ation Impacts A.iternative would avaid the project's signi�icant traff c impacts and significant regional air quali�y impact. This al�ernative would resul� in sinl%�ar temporary conshuction-related air quality, cul�.iral resourc��, and geology and so�ls irnpacts as the proposed R�solu�ion No: 09-018 Page 4 January 20�h, 20�g project. Since this alternative red�ces the amaunt of development on the sife, t�e area of impact naay be reduced #hereby impacting fewer nesting birds and trees than the proposed project. In addition, if � �ess of the pro,�ect site is disi.u3rbed., this alterna�ive may resul� in lesser hydrolog� and water quality impac�s than the propased project. Atso, depending on th� Iocation o£the uses in respect to fi�e surraundrng Iand uses (e.g., existi�g xesidences to the west and roadways}, thi� altez may �result in lesser arnbient noise and construc�ian--related noise impa�ts. Comparison to the Froposed �'ro3ect; Reduced Tran.rpo�•tation Inzpaets �1lternative The Redueed Transportation Iz�npaets Alterna�ive couid conceivably meet fiv� of fi.�e six pra�ect abJect�ves (B-F), but wou�d nQt meet pro�ect ob,�ective A. No firafasportation Irrzpacts .flZtefnative � The l�o Transportat�on Impacts Alternat�ve would not fi�.11y meet fou� of the six proJec� ob�ecfives {A — D), and meet the other twa ob�ectives (L� and F`}. Findings; ' The Na Project .Alternatives are not environmentally su�erior to �he pro�ec� because they do not nieet all of the p�oject objectzves and are not economically feasible. C. STAT�N�EN'T QF OVER:It]�Il`iG CONSIDERATIONS The Citiy Council o� the City of Cupertino adapts and makes the follo�ing Statem�nt of Qverriding Cansideratians regarding the significant, unavoidable impacts o�the Pro�ect and �he anfi�cipated benefits of�e Project. A. Sign�ficant Unavoidable Impac�s. With respec� to the foregoing findings and in recognition o�those facts th�.t are included in the recard, the Ci�y has de�ezmined tha� the Projec� will re�ult in sigz�i�.cant impacts as disclosed in th� FEIR. prepared for this Project. The impacts v�auld not b� reduced to a less �xan szgnificant Ievel �y feasible changes or alterna�ions to t�a.e Proj ect. � � B. t�verriding �onsid�ra�ions. The City Coun.cil fznds that each of the overriding � consideratians se� fo�. be�o� constitutes a separate and independent ground for finding tha� �Iie benefits of t�i� Projec� outweigh its sig�i .�.�can� adverse environmenta� zmpacts and is an overriding co�sideratio�. warxantin.g ap��ova� of �he ProJ ect. The City Council specif cally adap�s and makes this Statement of {�verridi.�g �pnsiderations �egarding the szgni�cant , unavoidable irn.pacts o�'t�e Project and the anticipa�ed benefits of the Project. The Ci�.y Council finds tha� t�i�s Projec� has eliminate�. �r substat��al�y l�ssened al� sigt��cant xmpac�s on the e�ivironment ��vhere feasible. C. Benefi�s of the Projecf. The Czty Council has conszder�d. the FEIE2., the public recard of proceeding�on the �roposed F�roJect, a:ac� other writ�en maferials presenfed �a the City as we11 as oral and ��vritten tes�imony at aIl public hearings related to the Praject, and does hereby detezmine tha� impleme�ltatio�i of �le Pzojec� as specifically provzded in tlle Pzaj ect dacuments ��rou�d result i�� t�e fallovv�ing subs�autial publzc benefits, which toge�.her ouf��eigh �he unavoidable impac�s; , . . . . _ . . ... . __...... Resol.u�ion. I�o. , Q9-03.$ . . � January 2nth, 2009 Page 5 •.• The project wouZd create a s�ronger municipal tax bas� by increasing residentia.I, cammercial and ha�el development, prarrioting econonaic devetopmen� and attracting businesses which are particularly suitable to the area. +:+ The praject is an�icipated to prav�de posi�ive annual revenues ta the City af Cupertino,local school disixicts and the State of Califarnia, coltectively. pv+ The Project would promote the City's general goals of �reating mare�ob oppor�unities. ��• The Project encourages "smar� graw�h" and efficien� use o� Iand and sugports the City's Generai P1an policy for in-fi11 development wifihin ��Ze City's Urban Service A.rea. .�:* The Fro�ect will enhance pedestrian and t�icycle ci�cula�ion, dev�lop�nen� parking resources, conuec��on �o future �rail system, and increase tbe C�ty's housing supp�y. � ❖ The Project ��vi11 result u1 the cansiri.2ction. of approximat�iy 160 units of senior housing uluts, a . � popula�ian particularly relevant to Cupertino, fifteen percent (].S%} of which will be affardable. This housing wi�l promote the gaals s�ated in f.he Czfy HOUSillg Mitiga'�lOn N.Cai1ll�� �itl promot� a jobsnlousing ba�ance in th� �ity and Silican �alley, and provide addi�ional hvusing oppo�tunities far Val�ey reszdents. _ ,+:* The Project will result in the develapmenfi of 1.Q0,0�0 �qua�e feet af office and up to �SQ square feet a£ commerc�al space. This ne� development wil� s�imu7ate ��he tocal and regional econamy, and will increase the City'� tax �base and the j abs su�ply. +:+ The Project will rmprove the urban design of the Sou�h Va��co area in the City of Cupertino through s�re��scape improvements, n�w �ark space, and the developinent of ne��v public gathering/plaza space. These impravements ��rill improve the quality of life in Eas� Cupertuza. 0 _ ..__._.. _ .................._...... Resolufiion No. 09--018 � � � Jan�.ary 2pth, 20Q9 Page � PASSED AND AD�PTED this 2o�h day of Januaxy 2QQ9, a� a Regular Meeting of �he City Counci� of �he City of Cu�er�ino by fhe fallowzng roll ca�l vote: . AYES: �ro�s: ABSTAIlV: .ABSENT: A':!"�EST: Kimbe�r�.y Smith Ci�y �Ierk • i �� �rrin Mahc�n�y �Vlayor I �.���.11111�� � That the City �o�.n.cil claes he�reby ma�.e the.fallawz�.g find�ngs w��h. res�ect �o sig�.i�ca�� effects on �he env�ronr.�e�� �f suc�. JP�rajec�, as identified �. the &"�I�.: Iam act Nliix ation andla�r Avoidance Measuxe s Findin �mpac� 7C�:AN -- ].: The proposed proj ect 11�M TRAN --1.1: The proposed prvj ect I1ess 7Chan Si.gxta€�icant �mpact (und�r either scheme), with the (under either sche�a.e) shall i.mplernent one with 169Gii�g�tion Ineorporatec� , i.mp�ementation af the identified naingation of the two measuxes below to reduce impacts measure, would result in a less than szgnificant at Vallca Pa7rkway and Wo1fe Road to a less impact at the intersect�on of Wolfe Road and than significant Ievel: � "Vallco Parkway. l. Maintain the existing intersection , configuration, but znstall a westbaund , Impact C-'Y'�2,A:tV — I: The project (under �ght-turn over�ap phase; �R ei�her scheme), with the imp�ementation of the 2. Ad d a secon d, west boun d rig ht turn lane. Less �`han Si g a� f icant Cumulativs �mpact �vi.th ' identified mitigation rneasure, would not resul� The addit�onal turn lane could be ��ga�ion �ncarparated in a s�.gni�cant impact at the intersection of accommodated by xe-stripix�g the e�.i.sting �Vo]_fe Road and Vallca Parkway. westbound through Iane as a shared- tl�xough right turn Iane. ! I�aa�,pact T�i.A.N -- 5: The proposed proJ�ct, 11�M Tl.2.A.N -- 5.1.: At �ie �'irial deszgn sta.ge, �mplementa.�xon of't�.e with the implementation of th� identified the project sha.11 include pragrams oz � proposed m.itigafaion, mitigatiion rneas�re, would reduce i.mpacts to facilities delineated u� the "Immediate measu�res would reduee � signif cantly impac�ed £reeways segments but Ymplementation Action List" of tbe Draft i�mpacts �o freeway segments. not ta a Iess than significant level. Countywide Deficiency Plan (CDP} �o the Ho�vvever, impacts Ievel will satisfac�ion of �he I�uec�or of Commvnity remain Signiifiicant and Develapment. Measures fron� the list that Unavoidable. 1V.�itigatian for � are appropriate for this p�o�ect ma.y include fireeway ixnpacts wou�d : provzding pedestrian facili�y improvements, reqnire addi�n.g �anes �o bus stop i.xncprovements, HO�V parlan freewa s, which is not , 1 i Ian act Miti. at�ion andlar Avoidance 1V.�easure s �'i_udi.n pr�f�rence progra�n, bike facilities, a ecanom�cally feasable for one pedestrian circulation system, and ofiher pra►j ect to im�lemen�. . Tz��.nsportation Demand Managem.ent r�p���c economic, �egal or (TDM) measures such as provi.ding future Q�h��r consid�rations make , employees with transit passes at a reduced ���asibie �he project rate an.d providing bicycle lockers and ���rnatives �dentif ed An the s�.owers for fu�.ure employees. ��'�al E�R. �mpact T�.tAN — 6: The proposed proj ect A.M T:RAI�T —�.1: The pxvjec� applicant L,ess Tha�. Signif caaat {under either scherne), wi.t1�. the shall provide pedestrian c�rasswalk � �mpact with Maiiigation irnplementation of the identified measures, zmprovements at �inch Avenue and at the lEn.n.corporated tivould not resu�.t in sign�fican� impacts to project's eastem driveway located in front of � bicycle facili�ies. the proposed athlet�c club in Scherne 1 and adjacent to the 205,400 square�foot office . building in Scheme 2. T�.e final crosswa� : impravement plan shal�. be re�vi.ewed and � approved by the City prior to issuaz�ce of building permzts. � TRAN — 6.1: 'I'he e�istirig bike lane ta be removed as part of t1�.e �rroject sha�� be reloca.ted betw�en �lae new travel lane and �he on-street parldng. The new bike lane - � shali be located five feet �rom the end of the ' angled parl�ing stalls. 'Thxs relocation requizes �.ie striping o�' sharrows (a sharrovv � is a pavement marl�ing or pavement Xegend . intended to help cyclist bette�r position � � � themselves on the roadvctay where bil�� lanes are recoxnmended bu� might n+�t be � striped for some reast�n) and signage alertYn.g motoris�s to the presence of . � bicyclists. � 2 . � �m act Nli�fi� ation andlor Avoidance lY.�easure s - Fi.udin impact TRAN — 7; The propased narrowixa.g MI4'I TItAl� — 7.1: The applicant shall work ��ess Than Signi�'tcant a�' Vallco Parlc�way and the addition of the on- with VTA. and th.e City to detern�e the Impact with lt?.i.tiga�ion street parking, with the ixnplernentation of �ie apprapziate l�cation of the existing bus stops Incorporated iden�ified measuxes, would �esult in a�ess fihan at Stevens Cre�k Bou�evardlFinch Avenue sign.ifican� impact to the e�istirng bus stop at and Stevens Creelc Bouleva7rdlTantau Val�co Parkway and Perirneter Road. Avenue ta ensure th.at e�stin.g bus service is not disrupted by the project (e.g., addil�an of on-s�reet parking) along t�ase areas. The project shall include a 22-foot curb lane fox , the existing bus stops at Stevens Creek Bouleva�rdlFinch Avenue and Stevens Cre�k � BoulevarciJ'�'antau Avenue. � The proj ect proponent sha.J.l coordinate with � the City and VTA on the final landscape � plans on Stevens Creek Boulevard along �b� praJect site fronta,ge; and coa�dinate with �TA to pravide bus shelters per VT.A's � requirements. 'The bus stop at Va11co ParkwayCPerimeter Raad shall be incoipo�ated imto any designs for the roadway. ' AM TRAl�T — 7.2: T1a.e City and applicant shall coordanate with Bay Area Air (�ualzty � Management Disfirict, Caltrain, and priva.te � � employers to deternune the appropriate � , change in route for the Calf�a.i.n. cam�nuter shuttle tha.t eurren�ly uses Finch A.venue as a turn bacl� along its route. I� should be noted � that the �ou�e could eas�ly be re-rou�ed to 3 � � Im act Mati� at�.on andlar Avoidance Measure s �i.ndi.n VV'olfe Road. Impact TT� .A.�.N —�: The praposed proj ect n�M T'ItAIV -� 8.1.: When a restaurant use is Less '.�'ha.n Szgnifxcant (under either scheme), wit:h f1�.e proposed on the project sit�, Y1�.e proposed Impact w�i.th Mi�igahon implementation vf the identified mitiga�ion restaurant use's tenancy shall be reviewed �ncarporated measure, would no� resuit in. �nadequatie by t1�.e City as fallows: parking capacity. � Up to 10 p��rcent of the approved commercial square foo�age shall be permit�ed for restauranf use without City planning staff review. m 1VZare than 10 percen� of the appxoved . commercial squaz� �aota.ge for � restaurant use sh�X� xequire City planning staff review �o veri� �1�.at the proposed use m.eets the parlring � requirements outlined by the �ns�itute of � Tra.�aspoz Engineers (TI`E}, Urban Y,and �stitute {ULn, o�r developed as . � part of a paxlcing analysis prepared by a , qua.lified parlcing consultant to the � satisfaction of the Director of public Wo�rks. � rf'the review process indreates that t�ie proposed commezcial uses exceed the minimum. parking requiz�ed by �the TTE, ULY, � . or paxking analysis, a Parking Managemen� Plan (PMP) shal�. be required. Components : of the PMP may include, but are not limited : �a, �he followi.n.g: . � Provision of valet paxking (either on- or off-si�e}; � 4 i �m act 1lZzti ation and/or Avozdance N.�easure s �+'indi.n . � Provision af o£f site emp�ayee parlang . with a sh�.tt�e; . � Provision of ofF site shared use with nearby property owners duri.ng peak � parlang periads; andlrnr � Provision o£ off si�� land fo� pa�king if � strategz�s to reduce total demaxzd are ineffecti.ve. A condition of approval of the PMP may , include conducting a pa�r�ing study a� some � defined date (�.g., s� months after £u�l occupancy of the commercial uses o� the � project site� duri.ng evening and weekend periads), which would include recording the , number of parl�ed vehicles during peak �ime . � � periods. Resulfs a£ �I�.e study rnay frigger . addi�ional condit�ons (e.g., a transporta.tion � c�emand management program� be met �Eo . con�Lin.ue the comanezciaT uses I{i.e., restaux use{s)] on-site. �n.pact T�tAN — 9: The proposed proj ect MIVI 7CItAN -- 9.1: The proj ect shall �ess Than Sxgn'�iiicant � (under either scheme), with the provide bz.cycl.e pa�lc�ng consistent wi.th the Impact wi�� �if�gaf.ia� implerrienta.tion ofthe i.dentified mit�gat�on City's requir�ments outlined in th.e. Incorpora�ed m��asur�, would have suffici.ent bicycle Municipal Code I9.100, whzch state that f.�e parking. required nurnber af C�ass I bicyc�e parking � spaces should be 40 percen� of t.�e number . of units and f ve percent of tota� automobile parking spaces for office uses; and the � requi7red number of Class II bicyc�e pa�rking spaces should be five percent of the tota.l . �� nurnber of automobile parki�n s aces for 5 i �m act Mi�. at�an. andJor Avoidance �easure s Fiadin comme�cial and hvte� uses. The project � proponent shaJ.� cc�nsult f.�ie VTA's .8icycle �'echnieal Guidet'ines when deten!nz.x�i�tg � � appropri.ate bicyc�e paxking siting and design. �mpact A�R -- 2: Scheme 1 would result in 1l�1M ArR — 2.2: The praject shall be Implemezztatian of the significant zegional air quality impacts xelated reviewed az�d appropria�e bicycle ameni�ies id�ntified mi�igation measures fio emissions of 17.OG, NO and PM Scheme � shall be included to the sat�sfaction of �e would reduce xnapacts, but not 2 would result i.n. signifcant regional air Community Development Dzrector_ Bicycle to a less than significant 1ev�l - quality impacts related to emissions of ROG azx�.eni�ies shali include bike Iane � Signif cant and TJnavoidable aszd NO connections throughout the project site. I�z Impact � addition, o£� sxte bxcycle lane improvements sha�l be �onsid�red for roadways that serve Xmpact C-AIl2. —1: Tb.e proj ect (under either � the proj �ct si�e. scheme) wau�d aresult in a cumulative irnpa.ct on regiona� aix qua�ity. . � Implementatzon of the N.�M A� -� 2.3• Pedesf.rian sidewalks iden�ifed mitigation measures � and/or paths sha11 be provided thraughout w�uld reduce the proj�c�'s the project site wi�b convenient access to bus ��ssions but not to a less than staps within or adjacent to the szte. signifi.cant level - Si�gni�cant and Unavo�idabl� Cmm�lative Im.pact N�M AIR �- 2.4: The incorpvza�ion o�' : pedesfirian signage az�d sxgnalizahon shall be considered, including canvenient pedeslrian ; crossings at strategic axeas wxf� count-down � � signals that would enhance pedesf�axi use. � MM AIlt — 2.5: Office and large reta.il uses , on the site sha�l provxde amenities to encourage pedestx�ian. an.d bicycle use such as . showers, lacker facili�zes, and bicycle b _ . i �an �.ct N�iiti. ation and/or Avoidance Measure s �'indin parldng for employees. Bicycle parlci.ng for _ reta.il custom�rs shall be provided at strategic locatzons. . MM �� 2.�: �'roject site employers sha11 be requixed �o pxamo�e lransit use by providing tran.sit znfozmation and incentives to employees. � MM AIE2. -- 2.7: 'Z'he proj ect applicant shall work with the City to exp�.ore oppor�vnities fo�c employers to implemer�t rnea.swres that would reduce vehicle t�avel by reducing pa�lang availability (such as an employee parking cashout program). 1V1� .A.� — 2.8: The proj ect sha�1 provide outdoo�r elec#,rical outlets, encourage the use of electrical landscape ma.intenance � � equipm.eza.t, and provid� 220 vo�t ou�lets in � ' each pa�rking garage suifa.b�e foz electrical . auto recharging. � . MM AIR — 2.9: T'he project shall � : ' implement "green building" designs, such as a Leadership in Energy and Environmenta.l . Design {LEED), Build it Green fax , � �esidential units, ox an a�temat�.ve . enviranmental ar�.d sustaznable measurement systexnlchecklist, ta the sa�isfactian o� the Director of Camtnunity Development to . in.creas� energy eff'icie�cy, which wouid 7 �. _ i �n act Miti ation and/or Avoi�dance IVl�asu�e s �'indin . reduce tlxe future energy demand caused by . the praject, an.d therefore reduce aiz � pollutant emissians ind.�zectly. I1� A�R -- 2.10: The projecti applicant �shall create a Iandscape plan for the proj ect tha.t ensures new trees would shade buildings and wal.kways in the surnrner to reduce the cooling loads on buildings. . ll�IlVI AIR -- 2.11: The proj ect sha11 not include woad burning fxreplaces or � � . woodstoves in the pzaposed senior xesidences or the hoteL � Impact AIR — 5: The proposed proj ect (under Dust Can�rol I,ess Than Sign�ificant either scheme}, with the impiexnen.tat�on of the Impac� with Mitigation � identified mitigation measures, would not ��' — 5 • x ' �� Proj ect shall Incorpoara�ed ' result in significant impacts zela�ed to �p��rn�nt the following dust control const�uction dust and consfiructaon equipment �'�asur�s recommended by BAAQMU: exhaust. � Wat�r a11 active consiruction areas at least � � twice daily an.d more aften during windy . periods. , m Cover all hauling ixc�.cks or �ia.inta.in at � ' Ieast twv feEt of freeboard. � ' � Pave, apply water at least twice dax�y, or - apply (non-toxic} soil stabili.zers on all � unpaved access raads, parking areas, and sta.ging az�eas. . � 8 . � , ,I ��.�t Mif�i a�ion and/or Avoidance Measnre s �ndin o Sweep d.a.zly (with water sweepers} aIl paved access roads, parking axeas, an.d � staging areas and sweep streets daily � � (with water sweepers) if �v�isible soil � material is depasxted onto the adjacen� zoads. � . � Hydxoseed or apply (non-toxi.c) soil s�a.bilizers to inac�.ve construc�ion ar�as (i.e., pxeviau.sly graded areas that are � . inacti.ve for 10 days or mare). . m Enclose, cover, water twice daily, or apply {non.-toxic) soil binders to exposed stocl�piles. � � R�plant vegetation in disturb�d areas as quickly as possible. � Suspend consfruc�ion activi�zes that cause visxbl� dust pTumes to ext�r�.d beyond the ' • conslructi.on site. . �anstxuction Equipment F�haust :rV7[M A�2— 5.2: The proposed pro�ect shall irnplement the fallowing diesc�l exhaust , can�6rol rneasures during constn�.c�ian: � • Diesel equipment s�anding idle for more than two minutes shall be turn.ed of£ This would include tn.icks waiting to � deliver ox receive sai1, aggregate, or other bulk materials. Ro�a.t�xa.g dn�,m concrete � t�rucics could keep thei� engines running � � � contu�uausly as long as they were onsite and 3.ocated more thari 200 £ee� from „ g . _ i Iua act Miti atian andlor Avoxdance lV�easure s F'in.din � residences � Properly L�un.e and maintain equipment for - Iow emissions. � Consfruction equipmen� sha11 not be . staged wi�hin. 20p feet of existing xesid�nces. • Use alternative powered cons�nzc�ic�n equipment (i.e., hybrid, compressed natu�ral gas, bzodiesel, electrzc� as �'easi.ble. o Use add-on con�ra�. devices such as diesel � o�datian cata�ys�s or parti.culate f lters as � feasible. � � Requi.re alI contractors to use equipment �.at naeets California Air Resources • Board's (ARB} most recent certifica�on � , standard for off-road heavy duty diesel : engines. Impact BIf,� --1: The development of the Tree Nestin.g Birds Less 'I'han Si.gnif can� proposed project, with the irnplementa.han of �,� $�a_�.�.�moval of trees on the �mpact with IV�i�igation the iden�.fied mi�.gation and avoida.nce �ncorparated � measures, wou�d not resul.t in significant project site could be scheduled between impacts to nesting migratory bixds, loggerhead ��l�tember and December (inclusive) to shrikes, burrowix�g owis, or raptors. ��'old the nest�a.g season for b�rds and no additional surveys would be requixed. MM BIC,3-1.2: Tfremoval of flxe trees on- . • site zs planned to take place between January and August {inc�usive), a pre-consiruc�ion . � survey fo� nesting birds sb.all be conducted : by a qualified ornit�.ologist to identi.fy active , nest7n.g ra tor or o�h�r bird nests that may be ' l � __ _ _ . i Im act MCiti ation andJor Avoidance Measure s �ndin disturbed. during proj ect implemen�a�ion. � Between �anuary and .A.pril (inclusive} pre- construction surveys shall be canducted no . more t1�an I�4 da.ys prior ta tl�.e initiation of construction. activi�ies or tree relocation or removal. Between May and August txnclusive), pre-construc�ion surveys sha.Il be � conducted no rnore than �azrtY (30) daYS � priar �o the i.nitiation af these activi�ies. T�ie � surveying omitholog� st shall i.�spact a11 brees � in and immedia�Iy adjacent to the � � � cons�ruction area for nests. Tf.an ac�ive raptor nest is found in or close enough ta the . ' constructzon area to be disturbed by thes� . . act�vit�es, the ornithologist sha11, in . �co�su.Itation with the State of California, 17epai of Fish & Game (CDFG�, . ; design.ate a construc�ion-free buffex zone � (typically 250 �eet) around the nest until the end o� the nestirig act�vity. Suffers i'or ot�.er � birds shall be determined by t�ie _ omithologist. , , � � 1V� B�O-I.3:A repor� suxnmarizing the . results of the pre-constrv.ction survey and - any designa�ed buffer zones or protec�ion m�as�.�res fox tree nesting bi�rds sha11 be submit�ed to the Community Development . �ireetior prior to the start of g.rading or tree remova�. Burrvwing; Owls , . NIlV� Sx0-1.4: Pre-constsuc�ion surveys for � �� I Ym act Mit� a�ion andlor Avnidance Measure s �'indin bulzowing owls shall be conducted �in. � conforma�ce with CDFG protocols, no mare than 30 days grior to the st.a� of any graund- disturbing ac�ivity such as clearing and grubbing, excava.tian, or grading. If no � burrov�ring owls are located during these surveys, no addi�ianal act�on w'ould be warranted. Hawever, if burrowing owls axe � located on or immediately ad�acent to the � site, the fo�lowing mitiga�ion measures sha11 � be irnplement�d. � - e Buffer Zones. � burrawing owls are present duri.n.g the nonb�eed�g s�asan tgenezally Septenaber 1�o January 31), a 150-foo� buffer zone, within which no new p�raj ect related act'rvity wi11 be permisszble, shall be mainf.a.ined around the occupied bvrraw{s). During t11e breeding season {ge�.e�rally Februa.ry 1 to August 3 i}, a 250-foa� buffer, within. which no new project rel.ated activity wili be permi.ssibl.e, will be maintained � betvcreen pxoject ac�.vities and occupied � . . burroars. Qw1s present at burraws an the site aft�r Febru�.�xy I will be assumed to be nest7ng on or adjacent to the site uriless � eviden.ce indicates o�h.erwi.se, This p�rotected aarea will remain i.xi effect until August 3�, ar a� the discretion of the CI7FG and based upon mani�oring e�vidence, until the young owls are . faraging independently. �2 . i �m act 1lti�ti at�on a.ndlor Avoida.nce 1Vleasure s �indin • 7f ground-disturbing a�tzv�ties will . directly impact occupied burrows, evietion outside the nestin.g season may be permi.tted pending eva�luation of � eviction plans by, and recexpt of formal , , ' writ�en approval of the relacation �`rom. �he CDFC�. Na burraiving owls sha11 be : evicted from. b�rrows during the nesting season (February 1 through Augu� 31) unless evid�nce indicates that nes�ing is not actively occurring {e.g.; because the ow�s have not yet begun nestin.g eaxly in , the s�ason, or because young have already fledged I�te in the season). A xepozt on the results of the pre- w . consiruc�ion s�urvey(s) for burrowing owls, zncluding any required buffer zones or - protection measures sha11 be subm�.tted to the - Community Development Director priar ta � the start of grading or o�her graund � distu�rbance. Impact SIO -- 2: The proposed project, �wi.#�i MM BTCI — 2.J.: The project sha.Zl Less �'han Sig 'a��f'ieant th� implem�tation of the identified mitigatzon implement the recomrnendations outlined in �xnpa�t with Mi�agatian measut�e, would reduce impacts to txees to a �t�a.e �ree report prepared by.Arbor I:esources rn.corporated less than significant 1eve1. ian. Ju1y 2008 includ�ng the following measures: 13 . _ . i � Im act Miti ation and/or A�.voidance M[easnre s �'indin � Site plans shall be reviewed by the City aarborist to ensu�e iree protec�.on and to • xninimize �ree impacts in confonnance � wi.th the recomm�ndations in the �ree � repoz by .�rbor Resources in July 2Q08. ' � � Trees to be renloved sha11 be replaced at - the following ra�ios per City Muni.cipal ; Code S�c�ion 14.18.1 S5: Tree Zt.e Iacement Rafaias Trunk Siz� of � - Remov�ed Tree R�pYacemen� Trees � (measuxed a� 4.5 feet abave ade) � U to �2 inches One 24-inch box lree � _ Over 12 inches and Two 24 inch box � up to 18 inches lrees : Qver 18 inches and Two 24 box up to 36 inches .�ree� rnr one 36-inch box tree Over 3 6 inches One 3 6-znch box tree � An rSA certified arborist andlor a : merz�ber of ASCA (.American Society of Consulting Arboris�s} -�o be named the "project arborist" - shal� be reta.ined by , the appJ.icant or ow.n.er to assist in unplem.era.tirzg and achieving compliance . � with all tree pro�ection. measu�es. � �. � Frior to any demolition or site clearing � work, a�re-constaruuc�zon meetin sha11 be . , � �4 i � �m act Miti ation andlor Avaidance �Ceasua�e s Finclin . held on-site with the pxoject arborist and � contractor to dascuss workprocedu.�es, protection fencing locations,limits of grading, �ree rernovals, staging areas, zoutes of access, removal of ex.�.sL�ixig hardscape, supplemental watering, muXchin.g, locations for equipment . washing pits, relvcation of trees, and any � � other app�icable tree pzotection measures. � For trees to be preserved, a minimum tree . pxatecti.on zone (TP� shall. be established. The TPZ sha1l be seven . ti.mes the di�.meter of t.�e �ree �o be - preserved. . � Tree protective fenGing shall be installed around the TPZ priox ta any dem.ol.it�on, � grading, surface scraping or heavy equipment axiivin� on site, and its precis� , Iocation an.d placement approved by the � � project arbor�st (in �h.e forzn of a let�er � subm�.tted to the City Directox of Caxnmunity Developrnent) prior to the issuance of any demolition, grading or construct�on permi.t. 'I'he protecti.ve fenc�g sha11 be con�rised of six.-foot high chain link mounted on eight-foot � ta1�, two-znch diamet�r s�eel posts th�,t are driven 24 �nches into the groun.d and spaced no mo�e �.han 10 fee� apart. Once established, the fencing must remain -• � � � undistvrbed and be mainta�iz�ed throughout _ constzuction until final inspec�ion. � � Unless otherwise approved, all � � develo ment activ��ies must be performed �. - �5 ! ym ac� Mxti a�ion and/or Avoidance N.�easure s Findin outside the designated fenced areas and off unpaved areas be�.eath the exi.stin.g tree canopi�s. These activit�es include, bu�t are not li�.ited �o, the fo�lowing: demolition, grading, st�nipping of topsaiX, trenchin.g, equipmeant cleaning, stockpiling/dumping of matexi.als, and equipment/vehicle operation and parlang. � The following shall be display�d on 8.5- by 1 i-ix�.ch signs (manxmum} and at�ached �o the bree protective �encing evezy 50 feet on the side facing ccros�ru.c�ion � activities: "W �ing — Tree Protec�ian � Zone - this �ence shall not be removed. Vialators are sub�ec� �o a pena�ty according to Cupertino 1V.[unicipal Cade" . � Thes� signs shall be posted prio� to � constxuction. � Removal of existix�g pavement beneath � canopies must be careful�y perfo�rned so no sail cuts and roo�J�tvnlc damage occur � during the process. In doing so, the �.ardscape su�rfaces shall, with a ; Ja,ckhammer ar pick, be broken up into manageable sections tha.t can be manually lifted and loaded by hand inta the bucket of a sma1� tractor (e.g. a Bobcat}. Any , - iractor or heavy equiprnent used dur�ng the process must remain an paveznent at ' alI tim�s and o�f unpaved areas or . exposed soil, base xock and roots. • Throughout construct�on during the n�onths of May thru Octobez�, � supplemental water sha11 be supplied to 16 �� � �.in act �Iii� atiou andlor Avoidance N�easure s &'indin reta.ined t�ees. �'k�e speci.fic trees, . mefillodalogy, frequezlcy, and amounts . � shall be pxescribed by the p�oject arbarist. m.A].1 equipment shall be positioned to avoid the �run�cs and branches of �rees. Where a conflxct arises, the project arborist must b� conta.cted to help address , � the situat�on. � � The �eloca�ion of trees shall be performed according to the standards set forth in Americaa�. Nation.al Standarc�s Zi�.stitu.te � {ANS� A300 (�'art 6)-2005 Transplanting, and also by a company . that has an ISA c�rtified arbarist in a � supervisory role, holds a cuzrent Ca�ifornia state-licansed contz�ac�or's . license, carri�s General Lxability and Worker's Coaia�pensation insurance, ax�d abides by .ANS� Z133.1-2006 tSafety C)pezations). � � � Al.l. tree pn.uling shall be pezformed:in . accordance with the most recent ANSI � standards, and by a Califomza s�a.�e- � Iicensed tree service conapany that has an �SA c�rt�.fied arbt�rist in. a supervisary role. � • The di.sposal of h.arxnf.ul products {such as � chemicals; oil and �;asvXine) is prohibited � . � beneath canopies or anywhere on site tliat allows drainage beneath canvpies. � �Ser�aicides should not be used beneath the . . trees' canopies; where used on site, they sha11 be lab�Ied for safe use neaar ixees. 17 � i �m act Miti a�a►n andlor Avaidance Nleasure s Findin MM BIQ — 2.2: The str�r.ctural integrity of exastixxg trees �hat will be preserved and . retained on-site sha11 be evaluated by a � certified arborist to ensure public safety. Impact CUL —1: The �roposed pxoject, with MM: CU.�. -- l..l: A program of Less Than Significant the zxnplernentation of the identi#'ied miti.gation a�cha.eologica3. monitoring shall be adopted I�apac� �vith Mitigation measuxes, wauld not �esult in significant for portians of the project site that reqwi�re Incorporated impacts to cuXtural resources. deep excavation for faundatians and/or undergaraund parking facilitaes. Moni�oning � shall be done at the discrehon: of a qua.lified ' archaeologist until a�t is evident that additional. ea.rtl�moving will not af�ect either prehistoric or histor�c depos�ts. � . � C�TL —1.2. xn. the event of the cliscovezy Qf either prehistoric or historic archa.eological depasits, vvork shall be halted � witl�.in �0 feet of the discovery and a - quali�.ed professional archaeologis� shall � . examime the f�d and make appropniate . recammendations regarding the sigxzifzcance of the find and the agpropri.ate mitigation. The xecomm�nda�ion sha11 be implemen�ed . and could inc�ude eallection, recorda�ion, and analysis of any signYficant cu�tural � nn.aterials. � � 11�IlVI CUL —1.3: In t�.e event that human ' remains andlor cultu�ral ma.terials are faun.d, alI project=�elated constraction shall cease within a SO-foat radius of the find in oxder to 18 I Im act Miti ation and(or Avoidance Measu�re s Fi.ndin � ` proceed with the tes�ing and mitiga.tion , measuxes zequired. Puxsuant to Sec�ian 7050.5 of �hhe Hea.��h and Safety Code and Sect�on 5097.94 of the Public Resources Cade of the State of California: o In the event of �.e discovery of hu�.n.an � . rema.ins durin.g construction, there shall be no f.urt�h.er excavat�on or disturbance of the site or any nearby area reasonably � suspected to overlie ad,jacent remains. The Santa Glara Cow�.ty Coroner shall. be �.o�i�ied and sha11 make a determination as � to whether f.he remains are Native American. If the Coroner dete�rznines tha.t the remains a7re not subj ect to his authority, he sha11 not�fy �he Native . _ Ax�.erican Heritage �omtnnssian wha sha.11 attempt to identify descendants of - the deceased I�ative American. If no satisfactory agreemen� can be reached as � to the c�isposition of the xernains pursuant to fihis State law, then the land own�r slaal.l re-inter the human remains an.d � iterns associated with Na.t�ve American � buria3.s on the property iu a xocation not � subj �c� tQ fuzther subsurface disturbance. m A�inal report suxz�tnarizing the da.scoverSr of c�.tural materials shall be submitted to . �he Direotrnr o�' Pla�nn.ing priar to issuance � af buildirig perrnits. This xepor� shall Gontain a descri tion of the r.ni�zgation � � 19 � . �m act 1V.�iti ation andlor Avaidance Measure s �+'indin . : program tlaat was implemented and ��� results, in.cl.uding a descrip1�on of the � moni�oring and testing program, a list of �he resou�rces found, a summary af the zesowrces analysis methodology and � conc�usion, and a descript�on. af the � . dispositianlcuration of the xesources. The : xeport sha1�. verify carnpleti.on of �1ae nutigation program to the satisfact'ron o£ � the Director o� Planning. Impact C��C? —1. The proposed. project, with 11�IlVI GEO —1,1: Buildings sha��. be Less Than Sign'�'acant the implementation of the identifiied sta�dard designed and cans�ructed in accordanc� �i.t�i Impact with Mi�.gatian xnxtigatian measure, wvu�d not result in a final design-level geotechnical Incoxporate+� significant soil impacts zelated to the investiga�ion ta be campleted fox the proj ect undacumented fi11 ax�d expansive so�1s on-szte. by a qualif ed professional. The final design-level geotechnical investiga�ian shall identi�y' th.e specifxc design featvres that will . � be xequired fo� the proj ect including rneasures addressing clear�ng and site � prepara�ion, removal, replacemen�, andlor compaction of existing fi1.1, aban.doned u�ilities, subgrade pzeparation, xnaterial for . fi11, �rench ba.ckEill, tempa�ary slopes and ; trench exeavations, surface d�raixzage, � foun.datian - desxgn, and pavements. Impact GEQ — 2: The proposed project, w�� MM GEO — 2.X: The project sha11 be Less Than Significant �he impleme�n.ta.tivn of the identified standard des�gned and constructed in con.foxmance Zzapact with N.�itiga6ion mi�iga�ian xneasure, would be not �result in with the Unifox� Building Code guidelines �ncorporated significan� seismicity or seismic hazard fox Seismic Zone 4 to avoid ox minimize . impacts. poten�.aa. damage froam seismic shaking and � seismic-xeTated hazards on the si�e. 20 �; .. � . . � Im act Mi.ti ation and/or Avoidance 1V�easure s Fi.n.din . Impact RYD — x: The proposed project, with 1VIlVI gIYD —1.1.: The project sha1l �ess �Chan Significant the i.rnplernenta�ion of the identified mi-�ga�ion incorpora�e rneasu�res, such as bezms, Impaet �vith Mitiga�ion measuxes, would not be subj ect to signifzcant madif�ed garage ramps, and placing Incorparated flooding or drainage impacts. residen�ial floor elevations above flood � �eve1, in �he final design of the residen�ial area. MM Ji3'YD —1.2: Tb:e commercial area of � the proj ect site sha.il be graded a.z�d designed to accommodate the flaod watexs in the . • parking lat andJor streets. Tt1IlVi HYD --1.3: �he final desi.gn of the �. project site shall be reviewedby the Department of Public Works prior to issuance of building pem�its. �� AM HYll -1.4: The proj ect sha11 be . design�d to detai.n �'ater an-si�e (e.g., via buried pipes} as necessary to avoid an increase in :�Yie one p�rcent flood water surface elevatzon of t.�e cuXv�rt tv the � satisfaction af the Director o� Public Works. �mpact �3[YD -- 2: T`he proposed project, with Construction Measvres Less Tb�an Signi�ica�a� the impleme�n.tation of the identified rnitigatian Zmpac� wnth Mitigation measures, would not result in signi�'ican.t water ��� �' 2'1: The pro�ect shall comply ���orpora.ted quality impacts. with the NPDES G�n�ral Canstruc�ion Activity Storm Water Penmit admixiistered by the Re�ional Water uali Control 21 i � Im act Miti a�ion andlor Avoidance Measure s Findin Bparcl. �'riar to construc�ion gzading the applicant shall file a Na�ice af Intent (N4�} � to comp�y with the General Per..mi.t and ' prepare a S�orrn Water Management Plan . that includes stvrm watez quality best _ management practices {BMFs}. '�'he S�orm Wat�r Management Plan sha11 detail how runoff and associated water qua�ity iznpa.cts , result�ng from.the proposed project will be controlled andlor man.ag�d. The �lan shall be submit�ed to th� Direcfor of PubXxc Works far review and approval. . ;, Post Construction Measures � MM HYD -- 2.2: The p7roject sha11 camply with Provision C.3 of NPDES Penni.t Number CAS02997I $, which provides � � enhanced performance standards for the � managemen.� of storm water fox new • � development. � Prior to i.ssuance o� bui�.ding and grading � permits, each p�aase of deve�opment shall � include pxovision fo�c post-canslruc�ion struc�ura.l can�rols in the praj ect design in compliance w�ith the NPDES C.3 pennit , provisions, a�d shall include BMPs far �educing contamination 3.n stionr.� water runoff as pernlanent features of the pro� ect. � 'The proj ect includes the incorporation of � biaret�n.tion area.s, bioswales, porous concrete, and inf.liration planters to reduce the arnount o�runoff from t�e si�e. The � 22 . _ __ _ I Ian act Miia a.tion andlor Avoidance Measure s Findin stormwafier management plan shali be consxste�nt wi�h the landscaping plan and . �rees �o be preserved. : . The speci�ic BMPs to be used in each phase af development shall be deternv.ned based � on desigm and sit�-spec�c considera�.ons and will be de�ermin.ed prior to i,ssuance of ' bu��ding and grading p�rrx�ts. � MM I�D — 2.3: Tv protect groundwater � � fram pollutant ioadi.ng of urban. zvnoff, BMPs which aare primarily in�iltrati.on . devices (such as in�.l.tra�ion �Crenches and � � c infil�ra�ion basins) must meet, at a minimum, � the foXlowin.g concU.tions: � Pollu�ion preven�.on and source control BMPs shall be implemented to p�atect � , groundwater; • Us� of inf.ltration BM�s cannot cause �or � � contribute to degradatian of groundwater; . � Infiltration BMPs mus� be adequa�ely � maintained; ' .. * Vertica� distance fram .the base of any infiltration device to the seasonal high groundwa�e� mark must be at least 10 � feet. In areas of highly pozous soils and/a� high giroundwater table, BMPs � sha71 be subject to a higher l�vel of � analysis (cansideru�.g potenti,a� far pollutants such as on-site� chemical use, . � 23 _ i �m� ac� Mi�i atxan andlor Avoxdance IV.�easure s k'indin level af pretreatment, sim.�Iar fa�torsj; � � � Unless storzza. vvater is first �breaied by non- ix�fi.l.trat�on means, infil�ration de�vices � ` sha,ll not be recammended for azeas af industrial ar Ixght industrial activit� , areas subject �o high vehiculax traffic (25,000 � a� great�r average daily traff�c irips on � main roadway ar I5,04Q or more avez�age � dazly traffic tsips on any intexs�c�in.g roadway); automotive repair shops; car washes; fleet storage aareas (bus, �ruc�c, e�c); nurseri.es; and other land uses and ; actzvities considered by �.ie Ca�ty as high thxeats to water quality; and � Infilization dev�iees shall be Iocated a • - minimuxn of 100 feet h.ox�.zontal.ly from an.y water supply wells. 1l�I.M ��''YD --- 2.4: Best Management . . Practzces (BMP's) sha.11 be selected and �; designed to the satisfaction of th� Director of Public Works in accordance with the � requixements conl:ai.ned in the xnos� �ecent � � versions of �he fallowing documents: � Ci�y of Cupertixxo Post-Cons�tucti.on BMP Sect�an 11�Iatr�x; � o SCVCTZZPPP "CCuidance for Im.p�ementing � Storm water Regulatiaz�s for New and � R.edevelvpment Prajects;" � - • 1`�TF'DES Mu�nicxpal Storm water bischarge Permit issued to the City of +Cupertina by flze California Regional 24 _ _ ' i �m act Mi�. a�ion andlor Avaidance �easure s Findin Water Quality Con�ro� Soard, San . , Francisco B ay Itega.on; � Califomia BN.�' Handbook�; � Bay Area Stormwater Management � Agencies A.sso�iation {BASMA.A) "S�art at the Source" Design Guidance Manua3; • B,ASMA,A "Using Site Design Standards to Meet Development S�andards for � � 5torm water Qual'zty — A Companion Document to Start at �he Source;" and � • City of Cupertino Plax�ning Procedures Per�c�rniance Stan.dard. MM HYD -- 2.5: To maintain effect�veness, - a11 sto�m wa�e� txeatrnent facilit�es sh�,�� . include long terrn maintenance programs. � �1�M HYD -- 2.6: The app�icant, th� project : arbvxi.st and Iandscape azchit�ct, sha11 work . . �vvith the City a�.d the SCtitC.T.�PPP to select pest resistant pla�.ts to rnin;mize pesticide use, as appropriate, and the plant selec�ian ' will be �reflected in the Iandscape plans. Impact NOI —1: The proposed proj ect, vt�zth MM Nt�I —�..�.: Specific det�rmination of �,ess '�"han Significant � the impiementa�ion of the identifxed mi�iga�ion naise insulation txeatrnents necessary shal.l Zmpac� wifh Mii�gati.on . measures, would not result in significant be completed on a unit by�unit basis during ��ca�porated ix�.terior noise impacts to the hate� use. detai�ed project design of th.e hotel. A � design�level noise assessment o£ the final � si�e plan shall be cornpl�tied �or the proj ect by a ua].ified acous�ical consultant. Results � 25 � ; • � ! Im act 1l�iti ation audlor Avoidamce lYleasure s Find'an . of the design-level noise assessment, � . including the descrip�ion of the necessary noise control �realxnents, shall be submitted . � to the City a.�ong with the bui�ding plans and : � approved prior to issuance of a bu'rlding , ; permit. , � � NOI --1.2: Building sound xnsulation requ�rements shall include �he provision a� � farced-aix mechanical v�ntilation fox the hotel so that windaws could be kep� closed afi the occupan.t's disc�retion to control noise. MM NOZ --1.3: Special. building technzques {�.g., saund zated - windows) rnay � be required to mainta.zn. interior noise levels . ' at or below accepta.ble levels. These �� treatments sha11 include, but are not Iixn�ted . ' to, sound xated , windows aaa.d doors, sound � � ratied wa11 constzuctions, acoustzcal caulkin�, � � pro�ected vexatilatian apenings, etc. Preliminary calculat�ans indicate that hotel � rooms nearest Stevens Creek Bouleva�rd - would requixe saund rated windows and doars with ratings xanging from STC 26-28 to achieve the 45 dBA DNL indoor standard � Impact Nt�X -- 2: Cc�nst�ruction of the 11� NOI �- 2.1: Pursuant to the Municipal Less �ha.n Signif cant , proposed pzoject (unde�r either scheme), with Code {Section 10.48.053), noise-genexating Xmpac� wi�h �Iatig�t7ion , the implemen�ation of the identif ed mi�igation activities shall be restri.cted at the �ncarporatied. measures, would not result in signxficant short- eonstruction site to daytime hours on�y. . � terrn ct�nstrezction-related noise x.�xa.pacts. Consiruction within. 754 feet o�residences . shall be prohibited on Safi.udays, Sundays, 26 - i � xm act Mi�. aia�on andlor ,A.voidance Measure s ]Cindin ho�idays. 1VILV� NOZ -� 2.2: .A11 construc�ion equipment shall conform ta �3a.e fallawing standards: 1) � no .i.ndividual device produces a noi.se leve3. - � more than 87 dB.A at a distance of 2S feet; or . . � 2} fhe noise l.ev�l on any nearby pxvperty � does not exceed eighty dBA (Cupe�rtino . Municipa� Cade Section I0.48.053). MM NOI -- 2.3: Equip all internal . combusti.on eng�in.e driven equipment wif,la. �, intake and e�aust rnufflers that a�e in good . conc].�tion and apprap�.ate for the equ.ipment_ l�IM �V'CI� — 2.4: Unnecessa�y zdling of � intemal combustion engines is prohibited. � 11�IlVI 1`�oi — 2.5: Stationary noise generati�g � equipment such as air comgzessors ar � partable power generators shall be located-as far as possible fram s�nsitive recep�ors. � T�mporary naise barriers sha1�.1�e ; constructed to screen stationary noise generating equipment when located near � adj oining sensitive Iand uses. Ternporary � � noise ba�xzers could reduc� cons�xuction - noise levels by five dBA. � , . - M1'�'t NOI -- 2.6: "Quiet" air compressors and other stationary noise sources s�aa11 be 27 � ; �m act M[i�ti ation andlor Avoida.nce Measure s �'indin ' utzlized by confxactors where tecbno�ogy exists. S�M NOI — 2.7: Route all const�ruction traffac to and from the project srte via . designated truck routes whexe possible. Prohibit coxastna.ction related heavy trc�ck lxaffic in residential areas where feasible. ' MM 1VOI -- 2.$: Noise frQm construc�ion , workers' �radxos sha11 be controlled to a point that it is not audib�e at existin.g �esidences � bordering the proj ect site. ; 10�Il.VI NOI — 2.9: The con�actor sha.11 prepare and subrnz� to �he City for apprQVa1 a detailed conshvc�ion plan identifying the : . , schedule for majar noise-gene�rating . const�t.c�ion ac�vities. ,, MM NC1I -- 2.10: Notify a11 adj acent ' businesses, residences, and other nozse- sen.si�ive land uses of th� construction schedule in writing. '' 1VIlYY 1'�OI -- 2.�.1: A "distu�rbance �� coordinator" who would be responsible for � � responding to any Iocal con�plaints about i construct�on noise shall be desigt�ated by the , � , 2$ �� Im act 1Vli�ii atzon andlor Avoidance Measure s Findin. � � project applicant. 7'he disturbance � . coordinator wi1l determixie the cause of th� noise complaxz3.t {e.g., staxt.ua.g too early, bad ; � muffler, etc.) and �cv�1� require tha,t zeasonable measures wazranted ta cor�rect th.e problem be implemented. '�'he telephone nuznber for t1�e dis�.u�bance coordinator s�.all be consgicuously posted at the construc�ion site and xncluded in notices senfi to neighbors . , � regarding the construclaon schedule. N.€11�� NOI -- 2.12: If pile cirivi.ng is �equired, � multiple pil� drivers shall be considered to ' � expedite const�cuction. Al�.augh noise levels ; � gen�rated by �au��iple pile dr�vers would be �igher t�an the nvise genexated by a single � pile driver, the to�a.l duration of pile driving ac�ivities wauld be reduced. l�IM NUI -- 2.13: If pile drivzza.g is required, foundation pile holes shall be pre-drilled �o . minimize tlze nuxnber of i7mpacts required to seat �ie pil�. Pze-drilling foundation p�.e hol�s a�e a standa�rd cansfruction noise � control technique. Pre-drilling reduces the number of blaws required to seat the pile. � MM NOI �- 2.X4: Yf pile driving is required, � � - s�h�rau:d the impact hammer w�ith noise control blanket barrie�rs. Impact NOI -- 3: Th�e proposed project, wi.th n�1M Nt�I — 3.�.: �'roJect-level acoustical Less T�an S�gnifican� f,he i.m lementation af t�e identified mitigation analyses sha11 be com leted where sta.tiona�y Im� act with Miti ati.an � � � z9 __ i - Im act Miti ation and/or Avoidance N�Leasnre s Fi�.�diuQ measures, would not result in significant naise � noise sources are Iocated adjacent to e�sting �ncorpurated impacts between �he proposed uses on �he site. or proposed noise-sens��.ve Iand uses {e.g., residential uses). E�erior noise levels at . �esiden�ia� land uses in the vicinxty shall be rnaintained in accordance wath the standards � presented in �a.e City's Municipal Code. ,NI1� NOX — 3.2: G`�.eaning activzties in parking latslgarages shal].1ae lirnited to daytzzx�.e hours only (8 AM to 8 PM on � weekdays and 9 AM to 6 PM. on weekends) consistent v�rith the City's Communiiy Noise � Ordinance 10.48. � MIYI 1�T(,�I — 3.3: Trash compactors and . dumpstexs shall be located away frorn . adj ac�nt residential rece�vers or shielded with noise barriers or other enclosures. �M NOI — 3.4: Conamercial deliveries or . pickups sha11 be prohibxted bei,ween. the haurs o� 8:00 PM and 8:Q0 .AM weekdays (Monday thxough Friday} and 6:U0 PM and 9:00 AM on weekends (Satwrday and Sunday) and holidays {Cupertino 1V�wa�icipa7 Code 10.48.062). Source: City o�' Cupertino. Fina1 Environmental Impact Report for �he Main Street Cupertino Froject. January 2004. .,, � 30 � ;; U-2008-01 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6537 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A MASTER USE PERMIT TO CONSTRUCT FLEXIBLE MIXED-USE DEVELOPMENT OPTIONS CONSISTING OF A 4-STORY,160-UNIT SENIOR HOUSING BUILDING, UP TO A 5-STORY HOTEL WITH 250 ROOMS, UP TO 150,000 SF OF RETAIL SHOPS, UP TO 9,000 SF OF GROUND FLOOR PARKING GARAGE AREA CONVERTED TO FUTURE RETAIL SHOP AREA, UP TO A 145,000 SF ATHLETIC CLUB OR 36,000 SF OF ADDITIONAL RETAIL SHOP AREA,100,000 SF OF OFFICE BUILDING, A 5- LEVEL PARKING GARAGE AND 4 ACRES OF PUBLIC SPACE ON A 17.4 ACRE SITE LOCATED NORTH OF STEVENS CREEK BOULEVARD BETWEEN FINCH AVENUE (INCLUDING THE WEST SIDE OF FINCH AVENUE) AND N. TANTAU AVENUE, SOUTH OF VALLCO PARKWAY SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, as described in Section II of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; and 2) The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of the Conditional Use Permits Chapter of the Cupertino Municipal Code; and 3) The proposed development is consistent with the South Vallco Special Center and South Vallco Master Plan; and 4) The proposed development is consistent with the Heart of the City Specific Plan. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for a Use Permit is hereby recommended for approval, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application No. U-2008-01 as set Resolution No. 6537 U-2008-01 January 6, 2009 Page 2 forth in the Minutes of the Planning Connmission Meeting of January 6, 2009, and are incorporated by reference as though fu11y set forth herein. SECTION II: PROTECT DESCRIPTION Application No.: U-2008-01 Applicant: Kevin Dare of Sand Hill Property Company Location: North of Stevens Creek Boulevard between Finch Avenue (including the west side of Finch Avenue) and N. Tantau Avenue, south of Va11co Parkway SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The approval is based on Exhibits titled: "Main Street Cupertino Zoning Permit Package" consisting of 115 pages°labeled Title Sheet, AO through A53, Landscape Plan A, and C0.0 through C5.3., parking garage elevations, tree disposition plan, section drawings, updated site plan, and option plans, except as may be amended by the conditions contained in this resolution. 2. DEVELOPMENT APPROVAL Approval of a Master Use Permit is granted for a period of five (5) years following issuance of the Master Use Permit to allow the construction of interchangeable mixed- use development options in accordance with the approved exhibits consisting of a 4- story, 160-unit senior housing building; up to a 5-story, 250 room hotel; up to 150,00 square feet of retail shops; up to 9,000 square feet of ground floor parking garage area converted to future retail shop area; up to a 145,000 square foot athletic club or up to an additional 36,000 square feet of retail shop area and an additional 162 surface parking spaces at the northwest corner of Stevens Creek Boulevard and N. Tantau Avenue; 100,000 square foot office building; a 5-level, 1,288 space parking garage; and 4 acres of public open space consisting of a town square, plaza areas, park, and green landscaped area. The ground floor level of the office building and senior housing building will accommodate retail shops facing the town square. Scheme A OR the f ollowin additional o tions Senior Housin 160 units Hotel 3-stories,150 rooms 5-stories, 250 rooms Athletic Club 145,000 sf 30,000 sf major retail building and 6,000 sf adjacent retail/restaurant building area and additiona1162 surface arkin s aces Parking Garage 1,288 spaces Conversion of 9,000 sf along Vallco Parkway for conversion to future additional retail sho area with loss of 43 arkin s aces Retail 127,789 square feet Up to 22,211 square feet of additional retail sho area for a total of 150,000 s uare feet Office 100,000 s uare feet Public Open 4 acres S ace Resolution No. 6537 U-2008-01 January 6, 2009 Page 3 3. TENTATIVE MAP Approval of a Tentative Map is granted to subdivide the property from three parcels into five parcels in accordance with the Tentative Map submitted in the approved exhibits, except as amended by the conditions contained in this resolution. 4. COVENANT OF RECIPROCAL INGRESSfEGRESS EASEMENT The applicant shall record a deed restriction for necessary reciprocal ingress and egress easements between each lot created by the new development. The applicant shall also record appropriate deed restrictions for necessary reciprocal ingress and egress easements between the adjacent properties to the west, to be implemented at such time that the City can require the same of adjacent property owners. The easement language shall be reviewed and approved by the City Attorney. The covenant of easement shall be recorded prior to final map approval. 5. PUBLIC PEDESTRIAN EASEMENT Public access pedestrian easements through the interior pedestrian paths and plazas, the town square, and park area shall be required. The easement language shall be reviewed and approved by the City Attorney prior to recordation of the easement on the project site with the final map approval. 6. COVENANTS, CONDITIONS AND RESTRICTIONS The project CC&Rs shall be reviewed and approved by the City Attorney prior to recordation with the final map approval. The conditions of approval for the project shall also be recorded on the properties and incorporated into the CC&Rs. 7. TOINT USE AGREEMENT Prior to recordation of the final map, the applicant shall submit a joint use agreement between the City and the applicant to be reviewed by the City Attorney and the Director of Parks and Recreation, and approved by the City Council, which permits the City to use the town square and park area for public use for community events or other similar City-approved events or activities, such as, but not be limited to a farmers' market, holiday activities, and summer events. The joint use agreement shall be recorded and incorporated into the Covenants, Conditions and Restrictions (CC&Rs) of the project site. The joint use agreement shall govern the public use, programn:iing, public access and percentage of time available for the allowable public activities and events for which the town square and park may be used. The agreement shall also make available publicly identifiable restroom facilities for public use during normal business hours. No structures will be constructed on the town square area without the approval of the City of Cupertino. The progran�uning provisions of the joint use agreement shall be administered between the applicant and the Parks and Recreation Department. 8. GROUND FLOOR RETAIL Prior to issuance of building permits, the applicant shall demonstrate the ground floor retail functionality for buildings proposed at heights over 45 feet in accordance with the City's General Plan, to the satisfaction of the Director of Community Development. The ground floor retail shall be of substantial and appropriate size to accommodafe the Resolution No. 6537 U-2008-01 January 6, 2009 Page 4 functionality of retail uses. The building frontages of all buildings facing the town square, including the senior housing building, the retail shops, and the office building, shall have ground floor retail as illustrated by the plans in the approved exhibits. The athletic club shall provide a floor plan to demonstrate the inclusion of ground floor retail along at least 10 percent of the ground floor. 9. DISCLOSURE CLAUSE TO THE FUTURE PROPERTY OWNERS The applicant/developer sha11 inform the future owners through the Covenants, Conditions and Restrictions (CC&Rs) of the surrounding projects. The CC&R language shall be reviewed and approved by the City prior to issuance of building permits. 10. BELOW MARKET RATE HOUSING PROGRAM The applicant shall either participate in the City's Be1ow Market Rate (BMR) Housing program by dedicating 15% of the total number of senior housing units at below market rates or obtain an alternative approval by the City Council to meet objective of the Be1ow Market Rate Housing Program. The Housing Commission shall suggest alternatives for the City Council to consider to meet this requirement. For dedication of any senior housing units at below market rates, the applicant shall record a covenant, which shall be subject to review and approval by the City Attorney, to be recorded prior to issuance of building permits for the planned senior housing building. 11. MITIGATION MONITORING AND REPORTING PROGRAM The project shall adhere to all of the mitigation measures identified in the Mitigation Monitoring and Reporting Program (MMRP) of the Environmental Impact Report prepared by David J. Powers and Associates dated January 2009. 12. DEVELOPMENT ALLOCATION The applicant shall receive an allocation of up to 150,000 square feet of retail commercial square footage; up to 98,800 square feet of commercial for the athletic club or up to an additional 36,000 square feet of retail commercial square footage for the northwest corner of Stevens Creek Boulevard and N. Tantau Avenue;160 units of residential units for the senior housing; and up to 250 hotel rooms, depending on the build out options chosen. The applicant is also authorized up to 100,000 square feet of office space. 13. CONSTRUCTION PROTECT PHASING The applicant shall prepare a construction phasing schedule, demonstrating completion of the project within 5 years of this approval. The construction phasing schedule shall detail critical milestones of the construction. Critical milestones of the construction shall include but not be limited to the following: A. The town square, park area, and the four retail buildings adjacent to the town square and directly fronting Stevens Creek Boulevard, the street and pedestrian infrastructure around these portions of the project site, and sufficient parking to support these uses, shall be constructed together as part of the first development phase, if the project is developed in phases. B. The major retail tenant buildings, the mixed-use office and retail building, senior housing, hotel, athletic club and parking garage may be developed following the first development phase of the project. Resolution No. 6537 U-2008-01 January 6, 2009 Page 5 C. Adequate parking shall be provided on the project site during phased development of the project. The applicant will be required to demonstrate to the satisfaction of the Director of Community Development that adequate parking is provided for the development of each building on site. 14. PARKING The applicant shall comply with the minimum parking requirements for the project per the parking analysis in the Transportation Impact Analysis prepared by Fehr and Peers dated September 5, 2008 and incorporated into the Environmental Impact Report. The applicant shall also comply with the swales and permeable surfaces requirement (Section 19.100.040(0)) of the City's Parking Regulations. 15. PARKING LOT LIGHTING Lighting in the parking lots shall be approved by the Director of Community Development for compliance with applicable regulations prior to issuance of building permits. 16. BUILDING PERMIT APPROVAL The Director of Community Development shall review the final building permits for fu11 conformance with this approval and the design approval prior to issuance of building permits. 17. SIDEWALKS/CROSSWALKS A. The final sidewalk plan shall be required to be reviewed and approved by the City prior to the final map. - B. The applicant shall provide decorative crosswalks with decorative precast concrete pavers across Vallco Parkway, N. Tantau Avenue and Stevens Creek Boulevard. The decorative pavement materials shall be reviewed and approved by the Director of Community Development and the Public Works Department, and shall be consistent with the recommendation of the traffic analysis prepared by Fehr and Peers in the Transportation Impact Analysis dated September 5, 2008 on p. 48. 18. SIGNAGE Signage is not approved with this application. Signage shall conform to the City's Sign Ordinance, Heart of the City Specific Plan and South Vallco Master Plan. Prior to final occupancy and approval of any individual signs on site, a detailed master sign program shall be submitted for review and approval by the Design Review Committee. 19. ARCHITECTURAL AND SITE APPROVAL A. The building and architecture shall substantially conform to the elevations and details as shown in the approved exhibits, unless otherwise noted below. Prior to issuance of building permits, the applicant shall be required to obtain approval of separate Architectural and Site Approval application(s) for each of the buildings on the project site. Building colors and materials shall be reviewed and approved in conjunction with the Architectural and Site Approval. Resolution No. 6537 U-2008-01 January 6, 2009 Page 6 1. For buildings in which full elevations have been provided in the approved exhibits, the applicant shall be required to obtain approval of Architeciural and Site Approval applications by the Design Review Committee. 2. For buildings in which full elevations have not been provided in the approved exhibits, such as the athletic club, the applicant shall be required to obtain approval of Architectural and Site Approval applications by the City Council. B. The applicant sha11 address the following issues as part of the separate Architectural and Site Approvals: Town Sc�uare 1. The town square area shall be designed as a"flexible" public area space that may be expanded or shifted by the temporary closure of one or more of the surrounding "Finch Avenue" private drive streets 2. The town square area will be developed to be flush with the grade of the surrounding "Finch Avenue" private drive streets to allow for a seamless expansion or shifting of the town square area. 3. The applicant shall provide decorative semi-pervious pavement treatment in the town square and plaza areas to be reviewed and approved by the Director of Community Development. 4. Parking on the circular "Finch Avenue" private drive streets shall be delineated by decorative semi-pervious paving rather than painted stripes. 5. Final design and landscape of the town square area shall be reviewed and approved by the Design Review Committee. 6. Temporary closure of any portion of the private drive streets, including methods used to temporarily close the street(s), will require approval of the Director of Community Development. Corner Buildin� Any building(s) proposed at the northwest corner of Stevens Creek Boulevard and N. Tantau Avenue shall have prominent architectural design enhancements to emphasize the importance of this corner as the eastern gateway entry to the City including: � 1. Identifiable street frontage public entrances along Stevens Creek Boulevard and N. Tantau Avenue 2. Glass storefronts to allow for the visibility of activities along the str�et frontages 3. Interesting and unique architectural features to enhance the gateway entrance into the City Cupertino 4. Corner building architectural and site features Street Furniture The applicant sha11 provide street furniture along Stevens Creek Boulevard and - Vallco Parkway. Prior to the issuance of building permits for Phase 1 of the project, the street furniture shall be reviewed and approved by the Design Review Committee. Resolution No. 6537 U-2008-01 January 6, 2009 Page 7 Plaza Area The applicant shall modify the square parking plaza area to the east of the town square area to a be a more standard linear street that allows for outdoor pedestrian plaza space adjacent to the surrounding retail shop areas and 90 degree-angled street parking. Gara�e 1. The parking garage shall be designed and constructed to allow conversion of the ground floor area along Vallco Parkway to retail shop areas. 2. The parking garage shall provide architectural details and designs along the ground floor facing Va11co Parkway to promote pedestrian orientation along the street. 3. When the ground floor of the parking garage is converted to retail shop area, the ground floor area shall have storefront windows facing Vallco Parkway. 20. GATEWAY ENTRY The applicant shall be required to construct and install a gateway entry feature on the northwest corner of Stevens Creek Boulevard and N. Tantau Avenue that will be consistent with the policies of the General Plan and South Vallco Master Plan. The gateway entry feature shall be a prominent design that may fulfill the public art requirement and could include a decorative monument feature that spans over Stevens Creek Boulevard, or vertical structural elements on both sides of Stevens Creek Boulevard and on the median to announce entry. Also, this corner shall include a community banner and enhanced pedestrian crossings that may include crosswalk lighting, special paving materials and/or prominent art or architectural feature announcing the entry to the City, such as a wrought iron element, subject to review and approval by the City Council. 21. LANDSCAPE PLAN The applicant shall submit detailed landscape and irrigation plans to be reviewed and approved by the Design Review Committee prior to issuance of building permits. The landscape plan shall provide the following: A. The landscape plan shall include water conservation and pesticide reduction measures in conformance with Chapter 14.15, Xeriscape Landscaping, and the pesticide control measures referenced in Chapter 9.18, Stormwater Pollution Prevention and Watershed Protection, of the Cupertino Municipal Code. B. Landscaping along Stevens Creek Boulevard and N. Tantau Avenue in accordance with the streetscape design requirements of the Heart of the City Specific Plan. C. Planting of two specimen oak trees flanking entrance to the development on the corner of Stevens Creek Boulevard and Finch Avenue as replacements for the removal of the existing dead specimen oak tree. 22. TREE REMOVAL A. The applicant is approved to remove a total of up to 84 trees and relocate 13 trees on site per Option A in accordance with the City Arborist's report prepared by David Babby and dated April 30, 2008. Although the applicant is requesting approval to remove these trees in accordance with the City Arborist's recommendation, the intent is to retain as many of the existing perimeter street trees for the remaining life Resolution No. 6537 U-2008-01 January 6, 2009 Page 8 of such trees where they are not considered dead or do not require immediate removal. B. The Aleppo Pine tree (Tree No.113) sha11 be preserved on site. C. For any trees that are removed due to hazardous conditions, are considered dead, or die as a result of relocation, the applicant shall be required to replace these trees in accordance with the City's Protected Trees Ordinance. D. For any trees that require removal due to construction plan drawing changes and/ or construction activity, the applicant shall obtain a tree removal permit in accordance with the Protected Trees Ordinance. 23. TREE REPLACEMENTS Final approval of the required tree replacements sha11 be reviewed and approved by the Design Review Committee in accordance with the City's Protected Trees Ordinance. The applicant may be able to reduce the number of replacement trees on site, if larger size trees are proposed, in accordance with the tree replacement standards of the ordinance. For any additional trees that are removed due to hazardous conditions or are considered dead, the applicant shall be required to replace these trees in accordance with the Protected Trees Ordinance. Species and size of replacement trees shall be reviewed and approved by the Community Development Director. 24. TREE PROTECTION . As part of the building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. The applicant shall be required to install tree protection measures before and during development in accordance with the City Arborist's report dated April 30, 2008, and in accordance with requirements of the Public Works Department for the preservation of existing street trees. In addition, the following measures shall be added to the protection p1an: A. For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any project site work. B. No parking or vehicle parking shall be allowed under root zones, unless using buffers approved by the project arborist. C. No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City Arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree. D. Tree protection conditions shall be posted on the tree protection barriers. E. Retained trees shall be watered to maintain them in good health. 25. TREE PROTECTION BOND The applicant shall provide a tree protection bond in an amount determined by the City Arborist to ensure protection of trees slated for preservation prior to issuance of grading, demolition or building permits. The bond shall be returned after completion of construction, subject to a letter from the City Arborist indicating that the trees are in good condition. 26. TREE REPLACEMENT IN-LIEU FEE The applicant shall pay an in-lieu fee in accordance with the City's Protected Trees Ordinance for any trees that cannot be replaced on site. Resolution No. 6537 U-2008-01 January 6, 2009 Page 9 27. HEART OF THE CITY DESIGN GUIDELINES A. The project sha11 comply with the Heart of the City design guidelines in effect at the time of project approval. B. If any portions of the buildings on the Master Use Permit site plan do not meet the minimum setbacks per the Heart of the City Specific or Conceptual Plan, the applicant must either modify the building setback as part of the Architectural and Site Approval for the building, or obtain approval of an Exception application to the Heart of the City Specific or Conceptual Plan. 28. SOUTH VALLCO MASTER PLAN The project shall comply with the South Va11co Master Plan. Prior to release of building permits for Phase 1 of the project, the final boulevard plan along Vallco Parkway shall be reviewed and approved by the City Council. The applicant shall make reasonable efforts to contact adjacent property owners to show improvement plans including, but not limited to the specific lighting, sidewalk furniture, and landscaping treatments to be consistent with the vision of the South Vallco Master Plan. 29. CREEK TRAIL IMPROVEMENTS The applicant sha11 contribute an amount not to exceed $65,000 to the improvements of a trail connection along Calabazas Creek from Vallco Parkway to I-280. This contribution shall be used by the City to administer a creek trail plan and necessary approvals and improvements. If this fund is not used within five years of the project completion, then it shall be returned to the applicant. 30. PARK AREA ALONG METROPOLITAN A.4 acre park area shall be maintained along the western property line adjacent to the Metropolitan mixed-use development. The design of the park area, including designs for crash-resistant fencing materials adjacent to vehicular traffic areas, shall include but not be limited to passive recreation apparatuses, such as a tot lot and sitting areas. The Parks and Recreation Commission shall review the park design and shall refer its recommendation to the City Council for review and approval. The green space park buffer shall be installed prior to issuance of building occupancy permits. 31. SECURITY PLAN FOR PARKING GARAGE The applicant shall develop a comprehensive private security plan for the entire development encompassing patrol hours, manning levels and frequency, closed circuit cameras in the parking garage, and adequate lighting levels. The plan shall be prepared by the applicant and approved by the Sheriff's Department prior to final occupancy. 32. PARKING GARAGE NOISE MITIGATION The parking garage floors shall be treated/coated with materials as deemed appropriate _ by the City to lessen the noise impacts of vehicle movements. 33. RESTAURANT ODOR ABATEMENT A11 restaurants shall install odor abatement systems to be incorporated into the air handling systems to reduce the odor impact from the restaurants to the adjacent Resolution No. 6537 U-2008-01 January 6, 2009 Page 10 community. Detailed plans shall be reviewed and approved by the Community Development Department prior to issuance of building permits. 34. SCREENING A11 mechanical and other equipment on the buildings and site shall be screened so they are not visible from public street areas or adjoining developments. Screening materials/colors shall match building features and materials. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. The location of equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 35. TRASH AND DELIVERY ACTIVITIES A. A detailed refuge and truck delivery plan must be prepared by the applicant. The plan shall specify locations of trash facilities, refuge pick up schedules and truck delivery schedules and routes. All trash facilities must be screened and enclosed to the satisfaction of the Public Works Department. The final plan shall be submitted to the City for review and approval prior to issuance of building permits. B. All deliveries shall comply with the mitigation measures provided in the Mitigation Monitoring and Reporting Program prepared by David J. Powers and Associates dated January 2009. 36. CONSTRUCTION MANAGEMENT PLAN A construction management plan shall be prepared by the applicant and approved by staff prior to issuance of building permits. Staging of construction and equipment shall not occur within 250 feet of any residential property. The applicant shall also provide a construction manager hotline phone number for residents of the adjacent Metropolitan condominium complex to call for construction related activities on the project site. The hotline number shall also be posted on the project site and at the Metropolitan condominium complex. Said construction management plan shall also provide the f ollowing: A. Construction Vehicle Access and Routing B. Construction Equipment Staging Area C. Dust Confrol (Best Management Practices) D. Hours of Operation E. Street Cleaning Schedule and Program 37. GREEN BUILDING The applicant shall obtain LEED Silver certification designation for the hotel, office and senior housing buildings in accordance with the U.S. Green Building Council standards and the City's Green Building policies. The applicant shall also design the athletic club (if developed) and retail buildings to LEED certification standards, but wi11 not be required to certify these buildings as LEED certified. The applicant shall also provide solar hot water heating for any pools provided on the project site. Resolution No. 6537 U-2008-01 January 6, 2009 Page 11 38. MAINTENANCE AGREEMENT A. The applicant shall create an Improvement and Maintenance District to maintain the sidewalks and landscaped park strips along Vallco Parkway, N. Tantau Avenue and Stevens Creek Boulevard directly adjacent to the subject project site. Said district shall be part of the Covenants, Codes and Restrictions of the project and shall be reviewed and approved by the City Attorney prior to approval of the final map. B. The applicant shall record a maintenance agreement subject to the approval of the City Attorney for the maintenance of the shared driveways by the property owners of each of the lots. 39. TRANSPORTATION DEMAND MANAGEMENT The applicant shall commit to implementing a transportation demand management (TDM) plan incorporating solutions as indicated in the Mitigation Monitoring and Reporting (MMR) Program prepared by David J. Powers and Associates dated January 2009 that may include parking cash-out and eco passes for employees, valet for customers and off-site parking options. The TDM plan including the projected funding shall be reviewed and approved by the Design Review Comnnittee prior to issuance of building permits. 40. DEMOLITION REQUIREMENTS All demolished building and site materials shall be recycled to the maximum extent feasible subject to the Building Official. The applicant shall provide evidence that materials will be recycled prior to issuance of final demolition permits. 41. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90- day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. 42. PUBLIC ART The applicant shall provide public art in accordance with General P1an policy 2- 66. Public art selection will be reviewed by the Fine Arts Commission. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 43. STREET WIDENING Public street widening and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. Resolution No. 6537 U-2008-01 January 6, 2009 Page 12 ° 44. CURB AND GUTTER IMPROVEMENTS Curbs and gutters, sidewalks and related structures sha11 be installed in accordance with grades and standards as specified by the City Engineer. 45. STREET LIGHTING INSTALLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be no higher than the maximum height permitted by the zone in which the site is located. 46. FIRE HYDRANT Fire hydrants shall be Department as needed. located as required by the City and Santa Clara County Fire 47. GRADING Grading sha11 be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact Army Corp of Engineers and/ or Regional Water Quality Control Board as appropriate. 48. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and post-development hydraulic calculations must be provided to indicate whether additional storm water control measures are to be constructed or renovated. The storm drain system may include, but is not limited to, subsurface storage of peak stormwater flows (as needed), bioretention basins, vegetated swales, and hydrodynamic separators to reduce the amount of runoff of the site and improve water quality. The storm drain system shall be designed to detain water on-site (e.g., via buried pipes) as necessary to avoid an increase of one percent flood water surface elevation of the culvert to the satisfaction of the City Engineer. 49. UNDERGROUND UTILITIES The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of underground utility devices. The developer shall submit detailed plans showing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 50. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and - inspection fees, storm drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits Fees: a. Checking & Inspection Fees: $ 6% of Off-Site Improvement Cost or $3,847.00 minimum Resolution No. 6537 U-2008-01 January 6, 2009 Page 13 b. Grading Permit: $ 6% of Site Improvement Cost or $2,239.00 minimum c. Development Maintenance Deposit: $ 2,000.00 d. Storm Drainage Fee: $ TBD e. Power Cost: '�'� f. Map Checking Fees: $3,638.00 g. Park Fees: N/ A h. Street Tree By Developer ** Based on the latest effective PG&E rate schedule approved by the PUC Bonds: a. Faithful Performance Bond:100% of Off-site and On-site Improvements b. Labor & Material Bond:100 % of Off-site and On-site Improvement c. On-site Grading Bond:100 % of site improvements. -The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 51. TRANSFORMERS Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be screened with fencing and landscaping or located underground such that said equipment is not visible from public street areas. The transformer shall not be located in the front or side building setback area. 52. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMPs), as required by the State Water Resources Control Board, for construction activity, which disturbs soi1. BMP plans shall be included in grading and street improvement plans. 53. DEDICATION OF WATERLINES The developer shall dedicate to the City a11 waterlines and appurtenances installed to City Standards and shall reach an agreement with California Water Services Company for water service to the subject development. 54. NPDES CONSTRUCTION GENERAL PERMIT The developer must obtain a Notice of Intent (NOI) from the State Water Resources Control Board, which encompasses preparation of a Storm Water Pollution Prevention Plan (SWPPP), use of construction Best Management Practices (BMPs) to control storm water runoff quality, and BMP inspection and maintenance. 55. C.3 REQUIREMENTS The developer shall reserve a minimum of 4% of developable surface area for the placement of storm water treatment facilities on the tentative map, unless an alternative storm water treatment plan to satisfy c.3 requirements is approved by the City Engineer. Resolution No. 6537 U-2008-01 January 6, 2009 Page 14 The developer must include the use and maintenance of site design, source control and storm water treatment Best Management Practices (BMPs), which must be designed per approved numeric sizing criteria. A Storm Water Management Plan, Storm Water Facilities Easement Agreement, Storm Water Facilities Operation and Maintenance Agreement, and certification of ongoing operation and maintenance of treatment BMPs are required. 56. EROSION CONTROL PLAN The developer must provide an approved erosion control plan by a Registered Civil Engineer. This plan should include all erosion control measures used to retain materials on site. Erosion control notes sha11 be stated on the plans. 57. WORK SCHEDULE Every 6 months, the developer shall submit a work schedule to the City to show the timetable for all grading/erosion control work in conjunction with this project. 58. TRAFFIC SIGNAL IMPROVEMENTS The developer shall agree to fund up to $250,000 for the purpose of installing a traffic signal at Finch Avenue and Vallco Parkway. The developer shall submit a bond for this purpose which will be released 5 years from the date of project occupancy. 59. TRAFFIC MITIGATION AT WOLFE ROAD AND VALLCO PARKWAY The developer shall mitigate for traffic impacts at Vallco Parkway and Wolfe Road by implementing one of the options stated in the Environmental Impact Report for Main Street Cuperiino per the approval of the City Engineer. 60. TRAFFIC MITIGATION AT HOMESTEAD ROAD AND LAWRENCE EXPRESSWAY The developer shall agree to submit their fair-share cost of up to $334,100 to improve Homestead Road at Lawrence Expressway according to the direction of the City Engineer. The fair-share contribution to the County will be dependent on the amount of traffic generated by the approved Plan. In the event that a Plan is approved that has reduced traffic impacts, the same formula would be used (calculating the percentage of traffic the project is adding to total growth between background and cumulative conditions). The cost shall be submitted to the County of Santa Clara in the form of a bond or cash deposit prior to the City issuing building permits, with the proviso that the funds be committed to this specific improvement in accordance of section 66000 et. seq. of the California Government Code. 61. PEDESTRIAN CROSSWALKS The developer shall provide pedestrian crosswalk improvements at Finch Avenue and at the project's eastern driveway. Final crosswalk improvement plan shall be reviewed and approved by the City Engineer. - 62. BUS STOP LOCATION The developer shall improve bus stops on Stevens Creek Boulevard to the satisfaction of the City Engineer; this may include consistent shelters for the bus stops, but will not include duck outs or relocation of the bus stops. . Resolution No. 6537 U-2008-01 January 6, 2009 Page 15 63. TRAFFIC CONTROL PLAN The developer must submit a traffic control plan by a Registered Traffic Engineer to be approved by the City. The plan sha11 include a temporary traffic control plan for work in the right of way as well as a routing plan for all vehicles used during construction. All traffic control signs must be reviewed and approved by the City prior to commencement of work. The City has adopted Manual on Uniform Traffic Control Devices (MUTCD) standards for all signage and striping work throughout the City. 64. TRAFFIC SIGNS Traffic control signs sha11 be placed at locations specified by the City. 65. TRAFFIC CALMING The developer shall agree to fund up to $100,000 for the purpose of mitigating traffic impacts in the adjacent neighborhoods resulting from the project for a period of 5 years following project occupancy. The developer shall submit a bond for this purpose which will be released 5 years from the date of project occupancy. 66. BICYCLE PARKING The developer shall provide bicycle parking consistent with the City's requirements to the satisfaction of the City Engineer. 67. OPERATIONS & MAINTENANCE AGREEMENT The developer shall enter into an Operations & Maintenance Agreement with the City prior to final occupancy. The Agreement shall include the operation and maintenance for non-standard appurtenances in the public road right-of-way that may include, but is not limited to, sidewalk, pavers, and street lights. 68. TRASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Manager. Clearance by the Public Works Departinent is needed prior to obtaining a building permit. 69. REFUSE TRUCK ACCESS The developer must obtain clearance from the Environmental Programs Manager in regards to refuse truck access for the proposed development. 70. STREET TREES Street trees shall be planted within the Public Right of Way and shall be of a type approved by the City in accordance with Ordinance No.125. 71. FIRE PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City. - 72. SANTA CLARA WATER DISTRICT CLEARANCE Provide Santa Clara water district approval before recordation of the final map. The developer shall pay for and obtain Water District permit for activities or modifications within the District easement or fee right of way or affecting District facilities. Resolution No. 6537 U-2008-01 January 6, 2009 Page 16 73. SANITARY DISTRICT A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to issuance of building permits. 74. SANTA CLARA COUNTY FIRE DEPARTMENT A letter of clearance for the project shall be obtained from the Santa Clara County Fire Department prior to issuance of building permits. 75. UTILITY EASEMENTS Clearance approvals from the agencies with easements on the property (including PGB�E, PacBell, and California Water Company, and/or equivalent agencies) will be required prior to issuance of building permits. 76. CALIFORNIA WATER SERVICE COMPANY CLEARANCE Provide California Water Service Company approval before recordation of the final map. CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF ENGINEERING/SURVEYING CONDITIONS (Section 66474.18 of the California Government Code) I hereby certify that the engineering and surveying conditions specified in Section IV. Of this resolution conform to generally accepted engineering practices Ralph Qua11s, Director of Public Works City Engineer CA License 22046 PASSED AND ADOPTED this 6� day of January 2009, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chair Miller, Vice Chair Giefer, Brophy, Rose, Kaneda NOES: COMMISSIONERS: none ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: none ATTEST: APPROVED: Steve Piasecki, Director Marty Miller, Chair Community Development Department Plannulg Commission - G: � Planning \ PDREPORT � RES \ 2007 � U-2008-01 res.doc January 12, 2009 Cupertino City Council Page 5 The final motion as amended was to accept the painting of Barrack Obama anc� � M "� Yard it ,. � to the White House on behalf of the Iranian Federated Women's Club. The ���ion failed with Sandoval, Santoro, and Wong voting no, and Mahoney and Wa.���voting yes. No further action was taken. �� ������� �,��.� `` uncil concurred to bring this item back at the next Coun��� rYieeting with a draft letter �� � _.. � ur� �� s the club chose to send the painting on its own. �� ���� ,- � �:���. � �� , �, .�. � Item No. 12 v�i� r� � en up next. �`����� �� �, PUBLIC HEARIN� �� � � � � � { �. � � �w. . f �� �,,�.�;. �� � � r 12. Consider approvin�� �� ingo permit rene��l�s for the Seniox Center Coordinating Council �� and St. Joseph's Chur� � �� Mayor Mahoney opened public hearing was closE for bingo permit renewa] ��" UNFINISHED BUSINE�� None NEW BUSINESS ,;� �.��; c hearing at 8:45 p.m. There were no speakers, and the �al/Wong moved and seconded to approve the requests � . n carried unanimously. 13. Order x ;��� l abatement of a public nuisance (weeds) ant to provisions of Ordinance No �� 4 and Resolution No. 08-165, Resolution No. 09- �' �� � ince no protests were made, Sandoval/Wong moved and seco to adopt Resolution ,; � No. 09-009. The motion carried unanimously. Council recessed from 8:34 p.m. to 8:42 p.m. 14. ' Consider Application Nos. U-2008-01, EA-2008-07, ASA-2008-06, TM-2008-01, TR- �` 2008-08, Kevin Dare / 500 Forbes, LLC (South Vallco Main Street Project); North Side � of Stevens Creek Boulevard between Finch Avenue & Tantau Avenue, APN Nos. 316-20- 078, 316-20-079, 316-20-085: (Continued from December 16): a) Ne�ative declaration b) Use Permit and Architectural and Site Approval for a master plan for a mixed-use development consisting of approximately: 147,000 square feet of retail commercial; 100,000 square feet of office; a 150 room hotel a 160 unit senior (age restricted housing facility; 145,000 square feet of athletic club; a four level parking garage and a 1.6 acre park/town square. (A project alternative consists of approximately 205,000 square feet of office and a 250-room hotel in place of the athletic club) January 12, 2009 Cupertino City Council Page 6 c) Tentative map to subdivide 3 parcels (approximately 18.7 acres) into 5 parcels for a master plan for a mixed-use development consisting of approxiinately: 147,000 square feet of retail commercial, 100,000 square feet of office, a 150 room hotel, a 160 unit senior (age restricted) housing, facility, 145,000 square foot athletic club, a four level parking garage and a 1.6 acre park/town square. (A project alternative consists of approximately 205,000 square feet of office and a 250 room hotel in place of the athletic club) d) Tree Removal request to remove approximately 93 trees in conjunction with a proposed master plan for a mixed-use development Senior Planner Aki Snelling reviewed the staff report. The applicant Kevin Dare highlighted several issues including office square footage, the park next to Metropolitan, the turnaxound bulb near the park, LEED certification (Leadership in Energy and Environmental Design), Below Market Rate (BMR), and building sequence (phasing). He asked Council to not require a General Plan .Amendment as part of the office allocation and asked that the condition of approval regarding LEED be changed to say that if the applicant does not qualify for the multiple buildings and on-campus building project, they will specifically obtain LEED certification for the hotel and office. Project Architect Ken Rodrigues talked about the Square European Parking Plaza and the green screens on the parking garage. Gary Laymon with Guzzardo Partnership talked about supplementing the existing ash trees with new ash trees. Stephen Lin said that once the park space is given away it would be haxd to get it back and he urged Council to maintain the acre of park space. Suzi Blackman, CEO Cupertino Chamber of Commerce, said that the proposed project is well-planned and much needed. She said that the availability of office square footage must be addressed and that adequate office space footage is critical. Emily Shieh clarified that shrinking or eliminating the park next to Metropolitan was a Planning Commission comment and not what the public wants. She said that all projects have to provide adequate park space or pay fees and she urged Council to keep the one- acre park square footage. Jennifer Chang from Metropolitan Homeowners said that they want the one-acre park in order to create a buffer zone. She noted that the parkland would also bring business to the retailers, more sales tax to the City, and increase property values in the long run. A1 DiFrancesco said he supports the plan, as did Ruby Elbogen, who had to leave. He said he had concerns about less-than-35-foot setback on one wing of the hotel and January 12, 2009 Cupertino City Council Page 7 supports m�imum parking, 5-story hotel, smaller park, active senior housing, European style plaza, larger hotel, moving ahead with office square footage allocation, and not subdividing until there are plan for the parcels. Ms. Snelling clarified that the applicant had changed the plan so that the entire hotel has a 35-foot setback. She also noted that Sand Hill Properties would own and maintain the park and that the City would have a Joint Use Agreement to use the paxk. She also noted that at the Planning Commission hearing some non-Metropolitan residents had suggested reducing the park space. Angeline Lim urged Council to keep the one-acre park. She also had concerns about the addition of a driveway off Stevens Creek Boulevard which reduces the park and walkable blocks, and decreases pedestrian safety. Jennifer Griffin commended Sand Hill Properties for its public outreach and said she supports the project including the 35-foot setback along Stevens Creek and not removing the ash trees until they are replaced. Darrel Lum distributed his comments in writing. He said that he supports the Planning Commission recommendation on alternative options; a 3 or 5-story terraced hotel along Stevens Creek; a covenant for age-restricted senior housing; a minimum 20-foot landscape buffer between the project and Metropolitan; Planning Commission approval to allow 100,000 square feet; removing requirement for a General Plan Amendment (GPA) and that Sand Hill shouldn't be required to pay for one; phased construction; aesthetic enhancements to the corner building; and gateway feature. He said the parking structure is too massive, but the landscaping is okay, and the park area along Metropolitan could be large. He said the Heart of City guidelines and South Vallco Master Plan should be adhered to, he liked the creek trail improvements, and was okay with the Planning Commission recommendation regarding LEED guidelines. Robin Su said he is in favor of the project except that he would like the park to be bigger. Tom Hugunin said that he likes the European Plaza concept, supports a housing covenant for senior housing, urged Council to give Sand Hill the office allocation and not save it for Apple, and he liked the park and the gateway feature on Stevens Creek. Assistant Public Works Director Glenn Goepfert answered questions from Council about how street lane reductions on Vallco Parkway would affect the flow of traffic and crosswalk enhancements on Stevens Creek. Council came to consensus on the following items: Corner of Stevens Creek Blvd. and N. Tantau Ave: Support the athletic center (Scheme A) or retail commercial (Alternate Option). No support for the 205,000 square foot office complex (Scheme B) Square European Parking Plaza: Support as proposed by the applicant January 12, 2009 Cupertino City Council Page 8 • Hotel size: Support for the larger five-story, 250 room hotel with more amenities • Park size: Support for the revised smaller park size • Senior housing interface with Metropolitan: Acceptable as proposed • Senior housing: Support the building size as proposed and require a covenant for the senior housing to ensure that the building remains as age-restricted housing for seniors. • Below Market Rate Housing: No support to allow in-lieu fees to satisfy the Below Market Rate Housing requirements. • Eco passes: Require applicant/developer to provide Valley Transit Authority (VTA) Eco-passes for one year for the senior residents of the project • Green Building/LEED Certification: Support the applicant's proposed condition that more clearly outlines the Planning Commission's recommendation • Parking garage size: Support as recommended by the applicant and Planning Commission • Office: Support 100,000 square feet of office The Council also reached consensus to bring back the following items to the January 2p meeting for additional discussion: • Project phasing • Vallco Paxkway/Finch Retail Options, including whether to expand retail along Vallco Parkway • Parking garage conversion to future retail • General Plan allocations • Senior housing Below Market Rate housing • Elevations and architectural details • Vallco Parkway lane narrowing/parking • Senior housing details, including size of units • Amenities for the hotel, such as a banquet hall or conference center • Possible expansion of the park • Details of the green building measures Sandoval/Wong moved and seconded to continue the item to Jan. 20. The motion carried with Santoro voting no: Consider implementing Phase II of the Ci Wang/Won ed and seconded motion carried with ���a�.��in no. this item to Jan. 20. Wong second. The .� ... q�� 17. Select Co� �'��assi�nments for loca �� ����gional organizations and agencies. (No . . do, ntation in acket . p ) �� ��� ��=�y Council finalized the assignments for local and regional organizations ari ` encies. Cupertino Planning Commission . 2 January 6, 2009 Motion: Motion by Com. Rose, second by Com. Kaneda, to approve the Consent Calendar. (Vote: 5-0-0) 1, � U-2008-01, ASA 2008-06, TM-2001, and TR 2008-08 Kevin Dare, Sand Hill Property Company, North of Stevenc Creek Blvd. and South of Vallco Parkway between the Metropolitan Mized-use retaiUcondominium Development and Tantau Ave. Master Use Permit, Architectrual and Site Approval, Tenta.tive Map and Tree Removal Permit (Continued from December 9, 200� Aki Honda Snelling, Senior Planner, presented the staff report: • Reviewed the application which was continued from the December 9, 2008 Planning Commission meeting, for a 17.4 acre Main Street mixed use development that Sand Hill Property Company is proposing, to include retail, office, senior housing, hotel, athletic club, and public park in Town Square. The applications include a master use permit, architectural and site approval, tenta.tive map and tree removal. • Reviewed background of application; the Planning Commission reviewed the project and conducted public hearings in October and December meetings. On December 16 the project was introduced to the City Council and the Council at that time made rio comments, but took public testimony; no formal recommendations or decisions could be made until the fmal EIR circulation period ended on January 2. The Commission can now make a formal recommendation on the project. • She reviewed the Commission's comments and public comments from the December 16, 2008 meeting, which were deta.iled in the staff report. In response to comments from the Commission and public, the applicant has submitted an updated site plan for Scheme A and Scheme B. The uses are generally the same; the differences are the green space park area was reduced; the applicant indicates that there is some green space along the Metropolitan building site, between the condos and senior housing. They also incorporated a major tenant space of 30,000 sq. ft. along Vallco Parkway in lieu of the 40,000 sq. ft. proposed before. • The applicant has submitted some alternative options that the Commission can consider, which are meant to be interchangeable to also address the market demand as well. Option 1 shows a 30,000 sq. ft. major retail center with some surface parking alongside, and also some jewel box buildings added along Finch Avenue. Altemate option 2 is a 40,000 sq. ft. major reta.il with 21,000 sq. ft. of reta.il lining Valico Parkway. • Staff is supportive of any of the options with the additional recommendation that if Alternative Option 1 is considered with the jewel box building and the surface parking, that the retail storefront should be provided along the northwest corner of the major reta.il building. The applicant has shown in Option 1 and 2 the loading dock area has been changed from the original scheme, so in Option 1, the loading dock would actually come off parallel to Vallco Parkway; and in Option 2 it would face out towards Vallco Parkway. • The applicant has also looked at the corner of Vallco Parkway and Tanta.0 Avenue. The e�sting Scheme A shows the 145,000 sq. ft. athletic club, the existing Scheme B on that comer shows a 3 story office complex with 205,000 sq., ft. of office, and the altemate option shows a 30,000 sq. ft. major retail with 6,000 sq. ft. of attached retail and a resta.urant pad. • Staff supports either Option A or the alternate option which is the reta.il use, because both of these would support the reta.il commercial vision-of the South VAllco Master Plan. Cupertino Planning Commission 3 January 6, 2009 • She reviewed the addition of retail along Vallco Parkway; the proposed hotel in both Scheme A and B, the square European parking plaza; the interface between the senior housing and the Metropolitan condos as outlined in detail in the staff report. • Relative to ofFice allocation, the applicant is requesting at least 100,000 square feet of office. Sta.ff originally supported up to 60,000 square feet of office allocation; however, they now support 100,000 square feet of o�ce if sufficient o�ce allocations are added in conjunction with the General Plan amendment that the City Council recently authorized so that the project does not diminish office space available for other major corporate interests. A condition of approval has been included in the project to require General Plan amendment to be approved before any utiliza.tion of the office allocations. • She reviewed the additional modifications to the conditions of approval as outlined in the staff report, including under fmdings for the Use Permit; Conditions 22, 27A, 28, 30, 37, 38, 60, 72 and 76. Sta.ff recommends that the Planning Commission recommend that the City Council approve the applications with staff's recommendations and recommend that the Council certify the EIR including the statement of overriding consideration, with the master use permit architectural and site approval, tentative map and tree removal permit. • She answered Commissioners' questions relative to the EIR, location of bus duck outs; parking on Stevens Creek Boulevard; height and setback of buildings. Ken Rodrigues, Project Architect: • Reviewed a slide presentation showing images of the outdoor spaces, umbrellas, outdoor cafes, and areas for possible community events within the Main Street Project. • He illustrated the location of the retail spaces, office spaces and residential units and discussed the design of the project. He showed the location of the proposed park areas, parking areas, pedestrian walkways, loading dock area, public plazas, open spaces, office space, hotel, and realignment of Finch Avenue. He said that the lower level of the parking garage could be converted to retail on Vallco Parkway if it is something the market drives in the future. The landscape plan was also reviewed. Gary Lieman, Landscape Architect: • Stressed their commitment that it be a sustainable project, with native plantings, and drought tolerant species to make it a showcase part of the project. • Discussed the tree disposition plan, and stated they were able to preserve many more trees than initially thought, and have been able to strengthen the e�sting street tree program with new Ash trees, and develop the walkable street all the way around the peruneter which is a feature of this part of the neighborhood. • Reviewed the walkways and pedestrian areas; proposed rooftop gardens and landscape buffers, garden areas, green space plaza areas which would accommodate a variety of uses such as farmers markets and festivals. Kevin Dare, Sand Hiil Properties: • Revisited the issue of the o�ce square footage and quest for office allocation. Said that the proposed plans provided them the ability to bring in a landmark style type of development for the office buildings, that will give them the ability to attract landmark quality tenants. The � concept of 100,000 square feet as a minimum would be an effective use for their leasing team and their ability to attract a broader type of tenant, since there are not many available larger format square foota.ge buildings out there now. Giving them the ability to cast that net wider is something that would be very useful as they go to market. • Discussed the need for a balance of� uses at this location; sta.ting that anything less than 100,000 sq. ft. of office in comparison to the size and relative scope of the other types of uses Cupertino Planning Commission 4 January 6, 2009 is unbalanced, which is the reason the 100,000 sq. ft. helps balance that out and makes it distributed well. • One issue raised at the last meeting was the need for housing units to be allocated because of the office allocation requested, understanding that 1,000 square feet of office requires about two units of residential. �Our plan proposes 160 residential senior housing units which does not impact the schools. Based on that calculation, in effect, we are offsetting the need for the housing requirement by about 80,000 sq. ft. because we are providing 160 units, equating to about 80,000 square feet of office. In effect, we are asking for an investment of 20,000 sq. ft. of office for the location itself. When you look at those factors, along with the fact that where does the city want to invest this o sq. foota.ge; we understand that is a commodity that the city has and saying where do you want to invest and where is the right place to invest. In perspective, we believe the office element and having a landmark quality style building here is an important element for us to be successful. We are investing heavily in this community; not only fmancially but also from a time and commitment to this project. Through the process of the many meetings we have held in the past yeax, we have incorporated a lot of comments and many, if not most of the comments, have been incorporated into the plan. What we are asking is that the city partner with us in investing the office square footage here for us to be successful and be able to move forward and have that regional quality and regional commercial center that the General Plan calls for. • A second element discussed at the last meeting, was the issue of senior housing. There are concerns about the type of senior housing proposed and that assisted living housing may not be the appropriate use for the project. After consideration of the comments, they agreed with those comments; and will pursue the active living, age restricted senior housing. • He discussed concerns about the conditions of approval published by staff: • Deletion of Section 4, Finding No. 4: Section 3, the conditions, we are agreeable to the joint use agreement and the concepts; request modification of language relative to the restroom facilities being available "at all times", as we interpret that to mean 24 hours per day. We are requesting that it be during normal business hours with provisions for fle�ble hours for approved community events. There is concern about the facilities being open 24 hours per day, to prevent persons from sleeping in the building during the night. • No. 8, ground floor retail: The specific request says "ground floor reta.il is along at least 50% of the exposed building frontage, visible along Stevens Creek Boulevard." It was modified to say "10% of the ground floor shall be retail,", the reason being that ground floor retail with our specific plan for the lifetime fitness format, if you actually were to put all of the proposed retail square footage on a lifetime plan against Stevens Creek we would exceed 50% of the frontage along Stevens Creek, but the plan itself does not actually have all the reta.il pushed up against Stevens Creek. The concept is to draw the energy and focus within the site and not to have the energy pushed outside of the project itself. Responding to Chair Miller's question is there a requirement at every building in this project to have reta.il, he said there was not, because from a campus style setting, this project has substantial amount of retail and when looked at on an overall basis and average, every building does not need to have its own free standing � retail. • No. 17B sidewalk and crosswalks: Request that the statement be that "the applicant — shall provide decorative crosswalks and put decorative semi- pervious pavement treatment across Vallco Parkway, North Tanta.0 and Stevens Creek. We are requesting precast concrete pavers, not semi-pervious pavement treatment; the difference being that the semi- permeable pavement treatments does not have a concrete sub-slab; the lack of a concrete sub-slab allows for more settlement and is not desirable as it can cause additional maintenance issues and down time and is not something we wish to Cupertino Planning Commission 5 January 6, 2009 experience. Allowing the precast concrete pavers allows us to achieve the look and feel while addressing the maintenance concems. Condition 19b, Street Furniture: We understand that we are going to have street furniture along Stevens Creek. The last part of the sentence "the street furniture shall be reviewed and approved by the City Council in conjunction with the approval of the public improvement plans". We are requesting to de-couple those two issues as the street furniture and the public improvement pians may be coming at different times; so we would request that the street fumiture be reviewed by the DRC. In the event that the street furniture is ready for review and approval, that we can have that right to be able to present it earlier. Condition 27A: We are requesting that we comply with the Heart of the City guidelines at the time of approval, because we do meet those guidelines. Condition 28, South Vallco Plan: In the second sentence, it says "that the applicant shall demonstrate that they shall provide su�cient outreach to the stakeholders, with including input, but not limited to the specific lighting, etc." We are requesting that it read "the applicant shall make reasonable efforts to contact adjacent property owners to show improvement plans, including but not limited to ..." The idea behind this, is we have done significant outreach through this process, through the creation of the South Vallco Plan that was approved in September. Specifically we will contact Mike Rohde from Cupertino Square, Mike Foulkes from Apple, Edward Chan from KCR and the Metropolitan HOA Board to get their feedback and their input. We are trying to define what that specific statement refers to. Condition 29, Creek trail improvements: There are two items, the first relates to the amount requested, $96,000 for the improvement of the trail connection along Calabazas Creek. Our plan shows that we will include decorative pavers for the crosswalks across Vallco Parkway to the trailhead and the cost of the decorative paving (3,850 sq. ft x $15/sq. ft) is about $57,750; ($96,000 less the $57,750 that we are going to be adding to the creek head, coming out to $38,250.) The second item where it says "the applicant shall coordinate with the ownership of properties on both sides of the exposed Calabazas Creek." Given the fact that Apple owns properties on both sides of street, it is unclear to us what we are supposed to coordinate. We are asking that it be removed. Condition 30, the park area along Metropolitan: As staff said, we ask that we not limit it to the tot lot, but we not be limited to the recrearional apparatuses in sitting areas. No. 31: The security plan for parking garage: It is unclear to us; we understa.nd that security is important for our project and for the plan moving forward; the request is that we add individual safes in the housing units and hotel roorns. It is something we will consider; but we are asking that it not be made a mandate or a requirement. No. 37 green building: We have a strategy for green building implementation, and we will implement many things discussed. Sand Hill is on the forefront of making green buildings and we are committed to it, but this is a mixed use campus style project and given that, we don't know the ultimate level of certification that we will be able to achieve. We are uncomforta.ble committing to something we cannot guarantee, and because South Vallco Master Plan does not call for a specific level of certification, we want to align with what the actual plan calls for. No. 3 8, Maintenance Agreement: We are requesting that the maintenance agreement = shall be for the areas directly adjacent to our subject property. Traffic Mitigation: I have been working on the traffic mitigation at Homestead and Lawrence Expressway, and the statement in blue, the fair share contribution, is just a sta.tement to the effect that in the event that Scheme A, which was the $334,100; if anything less than that is approved, or something different that causes less traffic impacts, then we would pay the pro rata share of that traffic impact. Cupertino Planning Commission 6 January 6, 2009 • No. 62, bus stop location: We are asking that instead of being relocated, that it will be improved. It is our understanding that it is not required to be relocated. This may include consistent shelters for the bus stops but will not include duck outs or relocation of the bus stops themselves. • What is requested, is recommendation for approval of the plans as shown them, Scheme A and Scheme B, along with the options as submitted, and the conditions of approval as described by staff and the revisions expressed herein. Com. Brophy: • Asl�ed Ken Rodrigues to comment on staff's dissatisfaction with the European parking square component. Ken Rodrigues: • Said they have had a good working relationship for the past year and feels that any one of those schemes shown, the two that staff is recommending, or theirs will work. He said he was comfortable and felt the developer was comfortable in agreeing to staff's recommendation. Com. Brophy: • Referred to the recent set of drawings, reference to Options l, 2 and 3; Option 1 being the 40,000 foot building with some shops along Vallco Parkway. Said he recalled that Mr. Randolph felt it was a non-starter in terms of leasing, and should they consider Option 1 under those circumstances. Ken Rodrigues: • I cannot speak to the leasing potential; Jim Shepard can; from our standpoint, we do not want to preclude any scheme; that is why we are asking for a couple of schemes, because we started out and still think that this may work, but this is the preferred scheme now. It gives us the capability of moving forward with either one; I think they are both good; staff is recommending both, so I think we are okay that way if you are. Com. Brophy: • On Option 2 which is the 36,000 sq. ft. of retail at the northwest corner of Tanta.0 and Stevens Creek; do I correctly understand that it would in effect replace either the athletic club and/or the 205,000 foot office building if it went in. Think of that as a module that might replace those two uses if that is how the market plays out. Ken Rodrigues: • Correct. Com. Kaneda: • Referring to the different options for retail, I would like your opinion as a planner. My thinking is that along Vallco Parkway, if you start putting gaps along that, there will be a line of retail coming in from Wolfe Road, and then it will hit our site, and your original design you have kind of that large retail and then a wrap around strip retail and then there is an entrance into the site, and then you have another retail and you have the parking garage which is f designed so you can add reta.il; essentially you have a continuous string of reta.il units and if it dies off anywhere, after the parking garage, it becomes more iffy and if there is an office there, there is no retail and if there is retail building there with a big parking lot, that string of reta.il dies off. My concern is that with Alternate 1, you are breaking that, and I have seen cases where a fairly small break, that's it you are done, and it makes a large difference. I am uncomfortable with Altemate 1. Cupertino Planning Commission 7 January 6, 2009 Ken Rodrigues: • This plan is driven by a specific tenant; the community ta.lked a lot about some type of specialty market or similar tenant. Jim Shepard discussed Option 2 with many tenants and it was a non-starter for them about 4 or 5 months ago. He came back to us and asked if they could have another option if we don't want to lose something that the community is looking for which is a small boutique market, and that market requires some "teaser parking". What we presented to you last time was different than this. • Referring to the site plan, he illustrated the location of the retail spaces, office spaces and residential units. Com. Kaneda: • On sidewalks and crosswalks, you discuss going to precast concrete pavers; but underneath you are going to have concrete; which will be similar to a solid concrete sidewalk. One of the reasons they are asking for permeable pavers was to reduce storm water runoff. I know you don't like the idea of bedding in sand, but if you do what you are talking about doing, you might just as well concrete the entire thing over. Permeable pavers wasn't just an aesthetic issue; it was a sustainability issue. Ken Rodrigues: • Said it was their understanding that it was a maintenance issue.. Sta.ff can address that. Gary Lieman: • Said the distinction they were trying to make was they didn't want to use the permeable pavers in the high volume traffic; they are interested in incorporating permeable pavers within the project itself, for the storm water benefits. The permeable pavers used would have a gap between the paving stones themselves as opposed to permeating through the paver itself; it permeates through the joints between the pavers. Within the public right of way where there are crosswalks, there we would want to have a concrete sub-slab so we don't have the settlement issues because that is a more durable surface for higher volume traffic conditions. But intemal to the site, where there are the plazas, our pedestrian areas, and our auto court areas, there we would like to have permeable pavers with gravel sub-grade, sub-drains so you would have storm water occurring in those areas. Com. Kaneda: • How would you feel about some buildings being LEEDS silver, such as the office buildings, the hotel and senior facility. I understand your issues with retail. Ken Rodrigues: • Said from the developer's standpoint, it is difficult to commit to a certa.in building level and then not meet that expectation; which Peter Pau feels strongly about. If I tell you we are going to have a LEEDS silver certified office building, when in fact we end up with gold, it is positive. But if we have to do some trading off because this is a campus which allows us to do some of that, then we may not individually meet a level of threshold, but collectively we do. Com. Kaneda: • Said he would like to get the key buildings that are reasonably doable, to have that ta.rget. There is an issue that I understa.nd a designer can't guarantee something like that because you don't make the final decision about whether it is silver or not; you apply to another body and they decide whether it is silver or not. Cities understand you go in targeting something and you go in submitting enough points to get there and you may lose some; and in some cases, Cupertino Planning Commission January 6, 2009 you may not get what you shoot for. I think cities understand that and I would expect that the city would also. That doesn't mean that you can't target that and make a good faith attempt to get that. Ken Rodrigues: • Recently the ofFice building we finished for Apple on DeAnza is silver certified. The South Vallco Master Plan gets to the spirit of what you are commenting on, that the goal is silver certification for the specific buildings you may be taiking about. • Said they would seek to achieve the silver certification; but it was difficult to make the commitment to achieve silver on the retail or silver for office, because some of it is not dependent on them. • Said they had a lot of experience with the Sunnyvale project. Vice Chair Giefer: • Said in terms of the conditions, she was concerned, that if they put it in as a goal, they as a city lose control once we say that is what you achieve, you might or might not make it, there is no impact on the project if you don't make it. Based on what I have heard you say, if we required that every building be LEEDS certified minimally, is that something you could live with. Ken Rodrigues: • The LEED certification is something we are supportive of; the level of certification is appropriate as a cbndition. Vice Chair Giefer: • With the senior housing proposal before us, one of the comments many of us made earlier, is that what is currently being proposed is units of 612 square feet per unit, which for an active senior community is very small. She questioned if it was adequate space for an active senior development, and is it the right product for the area. Ken Rodrigues: • That is a fair question, as we are going through the process, what we are doing as we move through; we may reduce some of the units and increase the size of individual units; we are not sure yet. We will take under advisement. He said there was 34,000 sq. ft. of common open space for the senior housing. Vice Chair Giefer: • With regard to personal space on rental units, we require personal balconies and if you are doing high density housi.ng, it seems to me that people will want some of their own space to get out. If the seniors are highly mobile, it may be less of an issue; but if they are sedentary or less active seniors, they may prefer a balcony to sit on. She said she still had many questions about the proposed building. • With regards to pervious vs. impervious, isn't there a pervious concrete; and would that work on the substrata on the higher traffic streets? Gary Lieman: • There is a permeable concrete that is a dry mix which allows water to percolate through it; permeable paving gives the benefits of the percolation through a gravel sub-base that would work better in that type of situation; which is what they want to use within the project itself. • In the crosswalk areas, there is such a narrow strip there for the crosswalks, what we are really concerned about is the differential settlement between the asphalt road section and the paver crosswalk section because we want to make sure that's a very strong section and the strongest Cupertino Planning Commission 9 January 6, 2009 section we have seen is using a concrete sub-grade there. The �enefits you were talking about in terms of the amount of permeable, is a very narrow piece that would occur underneath the crosswalks anyway, because it is just a narrow strip and the road is crowned there. We are not talking about a significant amount of water that would be treated under a permeable situation; we are trying to balance the objectives in terms of creating a high end visual, aesthetic surface that has a good longevity in terms of its wear characteristics. We are concemed about introducing that water into the pavement; which you are right, you could ta.ke it through the permeable concrete but then the lateral movement after it goes through that permeable concrete could start to undermine the adjacent asphalt section and then you start to get some differential settlement and we want to avoid that. Vice Chair Giefer: • Runoff was one of the primary comments of the Water District in the EIR, and the response was that it was still less than 1% increase in the creek flow at the ten year and hundred year flood periods. What other things are being done onsite besides using pavers to retain the water onsite? Gary Lieman: • Said they would include many plantings, both along the building edges themselves and between the storefronts and the parking areas; and there will be opportunities for water to be filtered or to permeate into the sub-grade through those areas. They see it as a good .opportunity to be able to create outdoor garden spaces, it will work well with the whole concept of the usable outdoor spaces. Vice Chair Giefer: • In the surface parking areas, the parking ordinance requires swales in the ground floor parking. They are not shown there; is there a reason they are not shown as part of this project? Gary Chao: • Said the option can be discussed with the developer. Gary Lieman: • Said there would be a number of landscape areas sprinkled through the site that will be able to accommodate storm water, particularly along the street frontages around the perimeter. There are some large areas where we will be able to run some water through and help treat that. It is a complex network of spaces in terms of piping water from a paved source to a planted area; that is a little beyond the reach of the deta.il we have gone to now. We have done it on other projects where you ta.ke that water from the paved areas and direct it to the landscaped areas and cleanse it in those areas. Vice Chair Giefer: • Questioned the logic for requiring a security plan for the parking garages. Steve Piasecl�: • Said it was something they like to see when the size of the . parking garage gets to be fairly substa.ntial; when you have the public coming and going in a setting like this. It is not common for an office building where you have security patrols, but we feel we need something that tells us how it is going to work; and also we would like that to be reviewed by the Sheriff's Department. � Cupertino Planning Commission 10 January 6, 2009 Kevin Dare: • Said there would be a security program for the project. Gary Chao: • Said that a retail option at the comer of Tanta.0 and Stevens Creek would be covered under the scope of the e�sting EIR, because it is the same type of use. Com. Rose: • Said that her questions were answered in the discussion. Chair Miller: • Said that in previous meetings, they discussed the possibility of putting additional units over some of the reta.il shops, which is not present in the present iteration. He asked if that consideration was dropped. Ken Rodrigues: • Said they feel housing at this location would be successful; where we are at in the process, that is not one of the potential options as ascribed in the EIR. We understand that the demographics could be a very viable drop as shown by Metropolitan ne�rt door; but at the same tune we feel that these types of uses that we have will still be a very successful project and will function well together. Chair Miller: • Suggested that if they re-evaluate the size of the senior units and increase them, it would reduce the unit count. One way to make it up is to add some units over the retail stores. • We are talking about a small amount of units. Given the fact you are putting so much office space up there, it seems a natural place to put some housing where younger workers are close to the office. We talked about this walkable community; you are just adding more of the walkability aspect to it. Ken Rodrigues: • Said that the use would be very good at this location; on the other hand as we have expressed going into the project to the community, Planning Commission and Council, we understand that the impacts to schools are a main driver which is not desirable. Chair Miller: • We discussed where the retail will go and where it will not go; I wanted to make sure we are all clear from your standpoint what is saleable retail and what isn't. Last time we talked about, staff had requested some retail on the backside of the hotel; are you still for or against that. Ken Rodrigues: • Referring to the site plan, there is reta.il under the senior housing that flanks one edge of Town Square; there is reta.il completely underneath the office building; all of the orange or terra cotta. elements are all retail; inside the athletic club they have a cafe and a spa that could wrap the — corner' and what Kevin Dare was most worried about was the specific percenta.ge of how much retail ought to be on Stevens Creek;. If we found that the club really felt that was the best location for what they are doing to have it on Stevens Creek, obviously we would. • Presently, we are not committing to reta.il in the hotel, but chances are when you go to the larger room format, there would be some retail in there. The smaller 150 room; typically has a breakfast bar/dining area, but it is much smaller. . Cupertino Planning Commission 11 January 6, 2009 • Said they were not considering retail on the south side of the parking structure adjacent to the hotel at this point. Chair Miller: • If we look at the 30,000 sq. ft. unit at the corner of Vallco Paxkway and Finch, the modification with this reta.il shop at the corner, my question is, would it make sense to extend that further toward the 30,000 sq. ft. building or not; does it take too much parking out. Ken Rodrigues: • It would take the maneuverability of the loading area; we did look at that and came up with the minimum requirements for delivery of coke trucks, chip trucks, and we just couldn't make it any longer. Com. Kaneda: • Does it make sense to make that retail area larger? Does the scheme that you have the loading dock connected directly onto Vallco Parkway, make sense to look at going back to that scheme with the loading dock connecting onto Vallco Parkway and then extending the retail. Ken Rodriques: • This plan is driven by the tenant, including that loading area; not to say it might not work; we could explore it. I would not want a condition to have to do that, but that is a good one to look at. It makes the condition of glazing a lot easier to accomplish on this corner with the loading here, than it does there. We know that condition e�sts; we agree with that; staff's condition of providing some glazing there; transparency and maybe even access there to activate there. • One of the comments from staff as part of our discussion with them, are no breaks with the curb cuts. It helps address that issue and gives us the ability to keep that front edge in that corner. Steve Piasecki: • Because there is the possibility of having more people crossing through the front of that 30,000 sq. ft. tenant, the Commission may want to consider that the waiking space should be more like the walking spaces in front of the other retail areas, so that it becomes a much more attractive and connecting type of element. Chair Miller: • Relative to the 30,000 sq. ft. building, he said it was not his objective to force them to put retail there if it did not make sense. but to make certain they had the flexibility that should the day come when there is retail on both sides of the street, they have the ability to fill that in as much as possible. Kevin Dare: • That is the reason we wanted the other option; when Jim Shepard goes out to test the market, the retailers don't sign a lease until the project is nearly complete. That is the first problem; that takes a while to get to that point. In this market they may not even sign a lease when it is completed. I think this gives us some flexibility to do the continuous retail or this plan, f depending on which tenant we secure. • Said they added the new driveway connection and reduced the size of the park on the site plan. Cupertino Planning Commission 12 January 6, 2009 Vice Chair Giefer: • Said her question was not relating to the reduced size of the building or the parking, it is why the driveway? Would the reta.il be as successful if that driveway was gone, because it still has the parking. Ken Rodrigues: • Yes, but it now has access into that parking from Stevens Creek and it also has an e�t point from� it. I think that was something we reviewed with Public Works; they were okay with. Vice Chair Giefer: • Said she was sold on the idea of equally spaced walkable city blocks and that it was a grid system and now he grid system has been broken up. Ken Rodrigues: • He agreed that they have somewhat, but said they also want to make it viable too. Jim Shepard: • Expressed appreciation for the flexibility shown on the plan which provided a better leasable retail plan than what they started with. He said that having the access point was important because of the small parking areas where you come in and then have to turn out; it allows more flexibility and accessibility for the tenants. It is a win/win situation because you have a way to get to these spaces, it is helpful for those two buildings, otherwise you would come in and if those spaces are full you have to come out. By adding this parking area, it was helpful; and adding the inlet and outlet helps these buildings i.mmensely to lease. The reason is it gives me more fle�bility in who I can put here. Chair Miller opened the public hearing. Jennifer Griffin, Rancho Rinconada resident: • Said that the project is moving forward positively and has lead to a great deal of enlightenment for the residents of Cupertino who can be part of the planning process for their end of town, resulting in something that is beautiful, and will continue the green that is eastem Cupertino on down Stevens Creek Boulevard. She said she was looking forward to having the double row of Ash trees along Stevens Creek, and was pleased there was an attempt to save the Allepo pine. • Said it was important to maintain the 35 foot public right of way along Stevens Creek, which is the park strip; make sure there are Ash trees planted there and ensure that the double row of Ash trees is around the perimeter of the entire property protected and not cut down. • Expressed concern about the traffic problem and sta.ted there were recently two accidents at Calvert and Lawrence. She asked for assurance of a construction mitigation plan and that it will not create massive traffic problems for eastern Cupertino. The 280 off ramp in Santa. Clara is within one-quarter mile of the project; we don't want to cause tr�c problems. • Expressed concern about the possible splitting into five pieces and asked that the Commission make sure that all five pieces are under the same plan; no trees get cut down; and continue the green! Ken Wong, Cupertino resident: • Said the project was very important to the Metropolitan residents. One thing that has come up several times iri the last three weeks is the fact that the park adjacent to the Metropolitan has become smalier. In the beginning at the meetings, the proposed park was one acre, and in the latest pians it shows it as .5 acres, which is a steep reduction. Many of the homeowners are very concerned about how the park has decreased in size so quickly. He reiterated they want Cupertino Planning Commission 13 January 6, 2009 to keep the open space as large as possible and with the last set of plans, hope that the Commission will agree that the original size needs to be mainta.ined. Roberta Schwartz, Cupertino resident: • Commended everyone's effort to put the plan together as it has been a long struggle to have a downtown area. • Asked what impact it would have on Vallco, which is presently struggling. Will it go out of business? • Said she did not understand the concept of having a sports center as the present one has been struggling for many years. • What is the present occupancy rate in the hotels in the area? Is there a demand for another hotel, particularly in the present business climate? • Expressed concern about the building standards in Cupertino, citing the complex on the comer of Stevens Creek and DeAnza Boulevard. • She questioned if there was going to be an anchor store, and cited several centers that did not have an anchor store and did not survive. • Questioned the reason for building more buildings when there are so many empty buildings, and yet more being constructed and not leased out. Chair Miller: • Commented that the speaker's questions related to market driven issues, and the decisions are in the hands of the people putting up the funds, who don't want to lose their money on constructing buildings that are not used. q Steve Piasecki: • Said that the City does not make the decisions for private property owners about whether the hotel demand is up or down. The first question related to Cupertino Square and what impact it might have, which is the same impact that Santana Row had on Valley Fair; the two work very well together and it is hoped that this will be a smaller format, more intimate environment and good alternative to what is currently the hottest combination of centers in the valley. Also Cupertino Square is about 1.2 million square feet; this project is only 150,000 square feet of reta.il. It will not undermine, and it a completely different format than is the enclosed mall type that Cupertino Square is. • Pointed out that the current membership of the eXisting sports center is up. • Relative to the current economic conditions, the current project won't hit the streets for about two or three years, and hopefully the economic climate will be different by then. The property owner who is adept at timing his buildings, will build the right buildings when the market is responsive to them, including the hotel. There is currently a small demand for hotel space in Cupertino. • Relative to anchor stores, there will be a blending of smaller anchor stores and smaller shops. He said one anchor store might conceivably be a high end grocer; and the athletic club functions somewhat as an anchor. • Although there are many vacant office buildings, Cupertino currently has some of the highest office demand in the valley. — Chair Miller closed the public hearing. Kevin Dare, Sand Hiil Properties: • Relative to the use of park space, he said the two pieces are independent of each other. He said they envision a smaller park with a tot lot, that would be ideal for the Metropolitan area and to Cupertino Planning Commission 14 January 6, 2009 be able to program the park that way, with more privacy and an area to control the children. The other area would be ideal for people sitting on a park bench, enjoying the surroundings and perhaps having coffee and a bagel. He agreed that it was not a place to play football or soccer, and noted Cupertino has other parks for those types of activities. He said he wanted everyone to understand that they are trying to program both of these spaces to be a little different, but to accommodate all of those different types of uses. Chair Miller: • Said he did not think of a specialty market as an anchor store in the sense of bringing other supporting retail uses; and asked the leasing agent if he was concerned that this is a collection of unanchored reta.il stores. Jim Randolph, Leasing Agent: • Said as the leasing agent, he was not concerned that it may be seen as a collection of unanchored retail stores. The 30,000 sq. ft. space on Vallco Parkway is an anchor for 150,000 feet and that is a destination space that if we get a specialty market, it really helps lease shop space. If you were to study throughout the Bay Area where Whole Foods goes, there is a huge draw for tenants that just want to be in a center with Whole Foods. I think we are well positioned; I understand the fears about vacant space; but the two spaces we have on both comerstones of the project are just ideal for anchorability, to support what else we are doing. Chair Miller: • Asked if it would make more sense for the project from a retail standpoint to have that other space used as a maj or retail space, instead of a sports center. Jim Randolph: • Said they were both good, and they had flexibility. He said that Corte Madera had a town center with a high end athletic club which served as a great draw for that center, because people during the day will go and work out and will utilize the food shops and the retail also. We are seeing more and more of that use complemented into shopping centers. Santana Row has Club One. Major reta.ilers in many cases don't want to go next to a health club because they absorb their parking. Chair Miller: • Responded to the comment, sta.ting that Peter Pau for a period of time owned the Oaks Center and had commented that the Linda Evans exercise center just took up a lot of parking and the people who frequented that esta.blishment just went there and exercised, and then went home. He asked if that model was changing from a few years ago? Jim Randolph: • Said that it was a test model for Express, which was come and go. This type of facility is amazing, and is a family draw and clients are there for a greater period of time. Once you leave the facility, there are many options within walking distance. • Said the proposed facility will draw a different type of client than the Oaks Shopping Center. Steve Piasecl�: • Summarized that the conditions in the packet deal with the less defined elements that they f would need to come back for architectural and site approval, namely the senior residential building, the 30,000 square foot building in the back; as well as the athletic club. There is also a requirement that the design of that building if it is an athletic club or retail shop, act as a Cupertino Planning Commission 15 January 6, 2009 gateway element into the community. The prototypes of the athletic club would be hard pressed to accomplish that. Said the conditions address it; they would have to come back. He said they were satisfied that the conditions as recommended, and even with the modifications that Aki Snelling went through are satisfactory compromises and the applicant brought up some additional modifications, some of which sta.ff does not have a particular issue with. Revie�v of Changes: Approve Exhibits: Com. Brophy: • To the extent that we are working off a modified site plan, should we understand that those modified plans are the ones we are considering rather than the ones in the zoning packet. (Sta.ff responded Yes). Development Approval: Com. Brophy: • Said he had an issue with that; as the development approval is written here, this turns down the option of Plan B for the developer; also the numbers don't match up with the modified plans. Said he would support either Site Plan A or Site Plan B, and would support Site Plan B, subj ect to the clause of a General Plan amendment, so the issue of how much office space might go here would come up again at the time that the Council considers a General Plan amendment. • Said he understood why the staff is opposed to it, but felt it at least should be up there and be considered more at the time of General Plan amendment rather than throwing it out tonight. Vice Chair Giefer: • Said it spoke more toward the issue. of how many square feet of office should be allocated to this project, more than Com. Brophy's comment, but she was not comforta.ble with the amount of square feet necessary in Site Plan B per ofFice. She said she would not support that because she felt it was not compatible with the proposed use for the project area. Com. Rose: � • Stated during the last discussion that there was too much office space on that corner. Com. Kaneda: • Said he thought Kevin Dare said that he could live with 100,000 sq. ft. Kevin Dare: • It is something we understand if the Commission is concemed about the ofFice allocation, maybe you can help me understand what that conditions means in the event that currently there is 450,000 sq. ft. in the General Plan. I understand that City Council authorized discussion as part of the housing element to increase that to another 450,000 or 500,000 square feet. What happens in the event that the General Plan with the additional o�ce square footage does not get approved; does that mean we have no office square footage or how does that actually work. Steve Piasecki: - • Explained that the condition sta.tes that the General Plan amendment to allocate at least 100,000 sq. ft. would have to have been approved before; then you would be able to draw that Cupertino Planning Commission 16 January 6, 2009 down. The Council's direction was take a look at how much office you can add without increasing the housing allocation in our housing element and the General Plan. We think that is somewhere around .5 million square feet, perhaps higher. We haven't gone through the full exercise yet and won't be able to for a few months. • We know of other property owners in town who are looking at expansions; I feel comforta.ble that 100,000 sq. ft. probably could work; 200,000 starts to get more p'roblematic. We are fairly comfortable with saying okay, we can go up to the 100K, even with the General Plan amendment, it shouldn't impact the demands we are hearing from some of our other major office users in town. Chair Miller: • Said putting hunself in the applicant's shoes, he would have a problem with this, because if they are going to give approval for this project in the next few weeks, yet they don't really know if they have approval for a few months until the allocation is decided; that is hardly fair. Steve Piasecl�: • I am not addressing the fairness issue, as much as we have a situation where the first one in the door is asking for a big chunk of what is left in our General Plan. The other ones haven't had a chance to bring their proposals forward yet. There is no allocation for office in this location now, so to say that it is fair to ta.ke it from other areas, and concentrate it here, and not let the other ones who have made it known to us that they are also interested, also seems like a race. Kevin Dare: • Isn't that how the ordinance is structured, once we submit it, lining up I don't know two years down the road who is going to file an application for the eXisting 450,000 square feet. I agree with your concern because that is our concem, and hearing this tonight that was a condition. We want to move forward with our plans; how do we do that if we don't know if we even have "approval" for what is actually allocated for us. We are put in a very difficult situation because we effectively don't have approvals yet. Chair Miller: • You are correct; and we can only make a recommendation at this level; it will be forwarded to the City Council and when the Council hears this, you will really want to emphasize that concern. Kevin Dare: • We would ask that the condition be modified to not have it be contingent on the General Plan amendment being approved. As I understand it, the 450,000 square feet is not designated for anyone in particular�, and we understand there are concems about allocation, and certa.inly that is why City Council is going through the addition of the additional ofFice square foota.ge; but to reiterate, I am concemed about not having clarity and certainty with that certa.in condition. That makes us not at ease at all with that condition. Com. Kaneda: • Said he was comforta.ble with 100,000 square feet; but not so with 200,000 sq. ft. because he did not fully understand the process that City Council is going to go through. Chair Miller: • No. 2 remains as is. Cupertino Planning Commission 17 January 6, 2009 Com. Brophy: • I have some more issues beyond the question of Site Plan 2. It seems for Condition No. 2, we should also be adding a clause that says "as an option to both plans, the northwest corner of Stevens Creek and Tanta.0 Avenue may be developed with up to 36,000 sq. ft. of retail space, and 162 parking stalls, with appropriate reductions in other uses." That is approving Option No. 3. I have obj ections to the other options, that is why I specifically put in No. 3. • As a fmal clause I would suggest, this deals with the issue that Chair Miller raised, I would add a clause that is not exactly binding, but at least opens up the door to possibility in the future; and that is "should the applicant so desire, the Planning Commission will enterta.in the conversion of office space allocation to residential use, subject to a limit of an average of two bedrooms per dwelling unit; any such re-allocation from office to residential use will be subject to sta.ff review and the public hearing process. A supplemental EIR may be necessary." Gary Chao: • If the Commission wishes to go in that direction, they probably need to add also that a supplemental EIR be done to assess the school impact, because it ta.lks about different type of residential use that wasn't covered in the current EIR. Kevin Dare: • Asked if there were other uses besides office that would be contemplated as an exchange. Com. Brophy: • I am opening the door for consideration by the City Council and by you as the applicant, given the problem that e�sts with the General Plan as ofFice space allocation. It is offered as something for you and the Council to consider; I don't think it encumbers you in any way. Kevin Dare: • Is there another use that we can add so that if it's office and/or another use, such as retail, that we can have that tradeoff. Also in terms of square footage; because the other option would be, we have a lot of effective allocation or commercial space square footage that we can draw upon from this location. If we were to actually re-allocate some of that square footage which should not have very much traffic impact, or other types of environmental impacts, re-allocate that for housing, that would be something we would consider. Com. Brophy: • Whatever you do, you will have to go through the public hearing process if you want to go down this road. I am putting it like this just to put both the applicant and City Council on notice that we as a Planning Commission have thought about this issue and have opened the door for consideration. Kevin Dare: • That is fair; we are supportive of that. Com. Brophy: • Said he felt that it wouldn't be additional tra - f�ic compared if you changed it on a one-for-one square foot basis, from office to residential; and if we limit the bedroom count, the impact on schools would be relatively modest. Cupertino Planning Commission 18 January 6, 2009 Kevin Dare: • We would support that; and perhaps if the addition, is if we not only say "office square foota.ge" but also would have the potential tradeoff for retail square footage. Com. Brophy: • Said he would prefer to keep it the way it is for now, and the applicant can look at it down the road if needed. Chair Miller: • Said that he was suggesting that they not reduce the office space, but put additional housing units above the reta.il. • What they are defming here is a multi-use project that generates traffic for the retail at different times of the day. The office plays into that and I bought that concept. If you reduce the o�ce space, then are you weakening the center? Com. Brophy: • No; I think there is no question. First of all, I think the important thing, and we have had this discussion before that the amount of support for the retail that comes from the people who actually live on site, or work on site is minimal. To some e�rtent what we are creating is a stage by which we encourage people from the larger community and beyond the community to come, but the amount of retail space that will be supported by 100,000 or 200,000 sq. ft. of offices, is minimal; 1,000 feet or such. Chair Miller: • Yes, but it adds to the office space across the street, and then becomes a little more substantial. Com. Brophy: • Said he did not think that was the case; it is not like the people in the office buildings or residences within this site or even within a block or two will be sufFicient to support the reta.il. They are there as more to create a sta.ge for the downtown rather than actually providing sufficient spending power. Steve Piasecla: • Commented that if it is looked at as expressing a sentiment of the Commission that would become memorialized presumably by the City Council, and it says we would be willing to consider this; the reality is the applicant can come in with any amendment versions of this plan. Let's say he decides the athletic clubs are out, a larger box is in, they can come back at any time and ask for amendments and wouldn't have to go through the same process just described. Vice Chair Giefer: • Asked if it was necessary to have that language in there, seeing that the applicant would need to come up, and as Kevin Dare said, he can't adequately predict if that allocation is going to increase for o�ce space and they are not awarded that 100,000 square feet. Any use that they _ wouid like to make to this plan they are going to have to come back through, have further public hearings, perhaps supplementa.l EIRs. Shouldn't we leave those deaf on that point until the applicant figures out what they might want to do. Com. Brophy: • That is fine; I thought it would be a way to open the subject up in a form other than discussions we have had. He is here, has heard it, and if he would prefer not to have the Cupertino Planning Commission 19 January 6, 2009 language or if the rest of the Commission would prefer not to have the language in this particular condition, that is fine. Steve Piasecki: ' • Said there was also the option of leaving it as part of the minutes, or do a Minute Order. Com. Brophy: • Said it seemed like a step too high. Chair Miller: • Said he felt there was a benefit in increasing the size of the senior units; and if that is done, would reduce the number of units. A way to offset that would be to put some additional commercial, either on top of some office space or on top of some commercial space. It is also a good place to put some additional units, not senior units, that may be occupied by young engineers, similar to Metropolitan, because we are adding this office; and there is office across the street and on the other side of Valico. We are ta.iking about tens of units, and I cannot see where that would have a maj or impact on schools, but could have some benefit to the immediate vicinity and in terms of the walkability in reducing a lot of tra - fFic. • There are two objectives here and I saw that as one way to try to resolve those issues. Com. Kaneda: • Said he could support that. Chair Miller: . • Said the only add to be made was the addition of one option. Com. Brophy: • Northwest corner of Stevens Creek and Tantau; may be developed with up to 36,000 sq. ft. of retail space, 162 parking sta.11s, with appropriate reductions in other uses which in the current scheme would be eliminating the athletic club. Com. Rose: • Said she needed to understand it better and would comment after rnore information. Gary Chao: • The concern here is that there is no guarantee that the deal will close on the athletic club, so the question is what then. Chair Miller: � Com. Brophy's recommendation is not to eliminate the athletic club, but only to allow an option if that doesn't come through. The option would be 36,000 sq. ft. Com. Rose: • Said that was a reasonable proposal. Com. Kaneda: • Said he did not like that alternative. Cupertino Planning Commission 20 January 6, 2009 Vice Chair Giefer: • Said she was comfortable letting the market decide which is a stronger vehicle; whether the athletic club or retail on the comer; and she was comforta.ble with Com. Brophy's additional language. Said she was concerned that they had not talked about the size of the hotel. At this point, it is up to a 5 story, 250 room hotel; if we decide that is too tall, too many rooms, do we need to modify that to reflect what we are actually recommending. Steve Piasecki: • Said they would have to modify it to reflect the recommendation. Chair Miller: • That is fine; what I think I heard you say with regard to Com. Brophy's recommendation was you are okay with that; it passes. The next one you raise is the 250 vs. the 150 rooms; and you are not comfortable with the 250 rooms. Vice Chair Giefer: • Said she did not know; and was interested in hearing comments from her colleagues. Com. Kaneda: • Said he supported 250 rooms because he sensed it would likely result in a nicer hotel than a 150 room hotel, from a quality standpoint; the 150 being a lower end hotel with what they were talking about with just a breakfast area, as opposed to a fairly nice hotel with reta.iling. Com. Rose: • Said she did not have a preference. Com. Brophy: • It seems to me that the 150 was plugged in with the athletic club, and the 250 was plugged in with the office building which I gather we have struck down; so I am not sure there is a matter to be decided here. I have no problem with the 250 room hotel vs. 150; as far as rooms, the high end hotel that was proposed that is before us next week on DeAnza Boulevard is only 13 8 rooms, so I don't think you can judge quality on numerical count. Chair Miller: • The number of room will remain at 250. 5teve Piasecki: • Said that one of the concepts of the plan is that it is fle�ble, which it needs in the current market and the community also needs that. Staff likes the idea that you can add altemates and switch in and switch out. Com. Brophy: • Suggested another change to No. 2: Strike the last sentence "ground floor level of the o�ce building ... shops". Obviously that is the intent of the plan, I think given the difficulties of the _ economy and the fact that this is such a complex project, I would not want to lock the developer into requiring that every single space necessarily be retail on the ground floor; and encourage the developer to come up with a plan that if necessary, has less reta.il space, but that the leasing agent, the project manager really feel confident will be successful. For this project to work as a downtown, what we need is high productivity retail with activity happening. The last thing we need is space that tums out to be unleasable or leasable only to low class uses Cupertino Planning Commission 21 January 6, 2009 that degrade the quality of the downtown. I would like to strike this out with the understanding that the bulk of the space will be retail in any case. Com. Kaneda: • Said he did not agree. Vice Chair Giefer: • Said it made her nervous; and she understood the perspective that they don't want to tie their hands and they may need to pepper in a real esta.te office or such in there. There may be something that is not a traditional reta.il use and I understand the gesture you are hying to make; but I think the key to the success of the project is populating the area around that park with retail uses, and that is the only way it is going to work in my mind. Com. Brophy: • Said the developer already has the motivation to do that and he felt it was not necessary to hold Ken Rodrigues' hand as he designed every detail; it is counter-productive and in this market it would almost guarantee to lead to a worse project, not a better project. He said he would rather give the developer the opportunity to tweak it every possible way while still in the site review process and Design Review Committee still have the ability to make sure that the underlying concept is maintained. That is why I would ask you to consider giving the developer in this case more fle�bility than you might otherwise do. Steve Piasecki: • Suggested, instead of eliminating it entirely, inserting the words "the maj ority of the ground floor." Com. Rose: • Said her concern, especially around the Town Square, is if any of that were to not be reta.il, the whole vision of this project that we have as the city of Cupertino, is going to be changed. It makes the entire project different. I respect what you are saying, but am wondering if there is a compromise, but I could just see if, for example, it says here under the senior housing, if that wasn't reta.il, that whole side of that square is going to be used very differently than what we are all really excited about; and what we have been hearing from our residents in all the community meetings of what they want. Chair Miller: • Said that Mr. Piasecki offered a compromise; instead of striking it, add the word "majority" ... "the maj ority of ground floor level." Com. Rose: • Said she did not think that anything around the perimeter of the town square should be anything but retail. Perhaps in the office space that would be an area to be more flexible. Vice Chair Giefer: • Said she concurred; it is a deal breaker for her. There are other parts of the project where she would not hold their feet over the fire. Chair Miller: • Said there was consensus on that; that one is not going to fly. Cupertino Planning Commission 22 January 6, 2009 No. 3 Vice Chair Giefer: • Said she felt uneasy especially after the recent VallcolCupertino Square experience where that particular property owner started having fmancial problems, and sold off the subdivided parcels. The whole area is not going to be developed cohesively, and she is concerned that the first portion of the project will get built and the subsequent subdivided pieces will get sold off. She questioned how to successfully get the project they desire and the great work the developer is capable of, and actually have it delivered before they give away the subdivision rights. Steve Piasecl�: • Said an option would be to suggest that the fmal map for the individual parcels will not be recorded until such time as either the project is committed, vested, started, etc., or you would have the situation where you allow the tentative map and they could spin the individual parceis off, but those property owners would be locked into this plan. On the athletic club parcel, you would have the athletic club or option 2; those are the only options you could use. Chair Miller: • Said he felt the subdivision was to the city's benefit, because in this particular market, if the developer doesn't have the funds to build the entire project out himself, it gives him the option of selling one of the pieces off to someone else who could build it out; that is potentially a benefit. The fact they are locked into this plan regardless of who builds it out, I don't care who builds it out, as long as it is built to the specifications and conditions we put on it. • What is our consensus on the tentative map subdivisions? Com. Rose: • Using the economy, I think I am more comfortable with this as an option, rather than compromising on that reta.il space around the park as an option. I would support this. Com. Kaneda: • The way that breaks up, I am okay with five subdivisions. Com. Brophy: Okay No. 4 Consensus okay. No. S Steve Piasecla: • Said it spoke to the question raised earlier, do you want to have a north/south pedestrian possibility through the park between the senior units and the property line and up to the north property line; you could add that in there if you felt it was appropriate. Com. Kaneda: • Said he preferred to leave it for staff to work on at the time because the one thing discussed was the design on the west side of the senior building. If that has stoops on it, I think there is some discussion needed that I would trust staff to make that decision. If it is windows and a wall, it would probably makes good sense to do that, I would like to see if we need to amend it so staff has the option of making it part of the public way; but is not required to; is there some way we could do that. Cupertino Planning Commission 23 January 6, 2009 • Consensus to leave it as is. No. 6 Okay No. 7 • The developer requested that it be during normal business hours with provision for fleauble hours for approved community events. Steve Piasecki: • They defined normal business hours as 8 a.m. to 6 p.m.; in the summer it is light until aimost 9 p.m., would you want to have more fleXibility on what is normal business hours. Say that the hours would correspond to when the reta.ilers are open. • Consensus above is okay. No. 8 Com. Brophy: • I think we should delete this completely. The point made earlier, is that this is essentially a campus type proj ect; trying to force retail into the health club or a five story hotel, I don't see what the benefit is, since we are providing plenty of one story retail. I would suggest we take the entire clause out. Com. Kaneda: Supports that. Com. Rose: Leave as is. Vice Chair Giefer: • I would like to take the section that mentions the town square because I feel it conflicts with our previous discussion with regards to mandatory ground floor retail in the town square. Chair Miller: • Said the tone of it is to say that any buildings over 45 feet in height need to have retail. What we are trying to provide more fle�bility with is not with requiring reta.il on the hotel or the athletic club sites along Stevens Creek. Why not just exclude those two. Steve Piasecl�i: • Suggested that the Commission fmds that the provision of retail throughout the overall campus satisfies the General Plan requirement for ground floor retail for the buildings that exceed 45 feet. Com. Brophy: • Said they should resist the tempta.tion to try to design every building and every little feature. He hoped they could consider looking at projects as what is important for it to work from the community perspective and let the developer and his professional team work out the details. -- To the e�ent they keep doing this, it makes it much less likely that any project will be built. Com. Kaneda: • Said he would agree if the developer said he had a problem with certa.in things; but he hasn't said that. Cupertino Planning Commission 24 January 6, 2009 Vice Chair Giefer: • Said that it went back to the root of her fears; that the entire project won't get built. This developer is great and will deliver what they say they are going to deliver, but what if something happens and it ends up in someone else's area. Com. Brophy: • Said the staff tried to foresee that in Item 13; that is why that is there and that deals with that concern. When we try to go beyond that to start working out every last deta.il, I think that is when we make it harder for the developer to build it at all, and if he does build it, to make it a successful project. In this particular case, I think that the interest of the city and the developer are aligned and I am trying to make it easier so it will be a better project �or the community, not just that it is easier for the developer to finance and implement. Vice Chair Giefer: • I agree with Com. Brophy, but more with Com. Kaneda because my overriding concern is that it will be subdivided, sold off and we won't get exactly what we are voting on tonight. I would like to take the suggested language that Kevin provided. • Consensus on that. No. 9 Okay . No. 10 Chair Miller: • Suggested additional language, that "the applicant have the option of paying an in-lieu fee." I have trouble with affordable senior housing; if it is for sale, it doesn't make sense at all; if it is for rent, perhaps it makes some sense. In general it doesn't make a lot of sense for senior housing in my view. The money could be better used by the city in another area of the community. Steve Piasecl�: • Said the Planning Commission can make whatever recommendation they feel appropriate. The Below Market Ra.te housing manual does not allow an in-lieu fee and this would presumably enta.il the Council saying they would amend it to allow it; you would then have to define "in-lieu fee"; is it the equivalent to the cost of providing the units or is it our other in- lieu fees which don't come anywhere near the cost of actually providing units. There is no mechanism to do that at this point; it is required of all housing developers. Com. Kaneda: • Said he did not feel it was a bad idea, but he was concerned there is no mechanism to do that and it seems problematic. Com. Brophy: • One argument in favor of it, is that there are a lot of senior housing arrangements that are not exactly rental or ownership, you have life interests where it is hard to figure out how you would handle that in a BMR type arrangement, so I could see a senior project would make sense to have an in-lieu fee and let the city attorney figure out how to handle the details. Cupertino Planning Commission 25 January 6, 2009 Vice Chair Giefer: • I recall that when we did the apartmenticondominium conversion at Aviary, one of the things they did was the BMR units became rental units for disabled persons; so rather than having them be for sale, as an in-life interest or an outside sale, that is another option that we could let them investigate. I think one of the problems that I have with allowing in-lieu fees is staff's comment that you never recoup the full cost, and with the price of real esta.te in Cupertino, the value of the land makes it prohibitive to purchase it and develop the units as the city has. I personally would rather have the developer just build the units and make them available and meet our current requirement. I think it is one of the most expeditious ways to make the units available to people who are in need. Kevin Dare: • Said they would support an in-lieu fee; there are znany instances where the in-lieu fee can be used in a very effective and specific way; you have all the funds now for those particular programs that you wouldn't necessarily have in this type of specific development. Steve Piasecla: • Said a backup option the Commission has is to suggest that they either provide it in the project as it is required by our BMR unit, or provide an equivalent number of units offsite, meaning they could go to another location, build a 24 unit or whatever it is, open BMR type affordable units, not necessarily senior, to get the Chair's suggestion. That could be a city funded project where the city is hying to do some affordable units, similar to CCS Vista Drive. There may be a number of ways to accomplish it. Steve Piasecl�: • Said it was likely that the Housing Commission would like to weigh in on whether and how you go about doing this; the Planning Commission could do a minute action to the Council saying that we are concerned about how you provide affordable senior units, and would like the Council to direct the Housing Commission to look at altematives to satisfy this condition. The Housing Commission would be like the Planning Commission in making their recommendation; it wouldn't necessarily require their concurrence with the Council, so you would express your concern and then ask the Council to ask the Housing Commission to explore different options. • Consensus on that. Chair Miller: • Pointed out a recent newspaper article where it stated that because of the economy, in some parts of San Jose, it has become a problem because some market rate housing in some areas of San Jose are now less expensive than the BMR units; and should that happen in Cupertino, this program is not fle�ble enough to deal with that situation. No. 11 Okay as is. No.12 — Chair Miller: � Asked if they should allow them more residential units in case they decide to build them, or just leave it at 160? Cupertino Planning Commission 26 January 6, 2009 Kevin Dare: • Referred to the statement "the applicant is authorized up to 100,000 sq. ft. of office space .... requested" and said the contingency makes them uncomfortable because it is contingent upon the approval of the General Plan amendment. One option in terms of incorporating Com. Brophy's statement, is "the applicant is authorized up to 100,000 sq. ft. of office space. If the General Plan amendment is approved by the City Council, the appiicant may increase the office allocation to 200,000 sq. ft. as requested." He said it would provide the flexibility proposed; but the baseline concem is to remove "that is contingent upon the General Plan being approved." Chair Miller: • Presently there is sufficient office space allocation to satisfy this proj ect in Cupertino. Steve Piasecki: • The downside is we are trying to respond to the very emphatic letter we received from Apple Computer that they have a concern about giving this much square footage to this applicant at this time. We were trying to be responsive and say there was a way to address it with that future allocation should that become real. Again, the Commission can make any recommendation they wish. • Said they have had discussions with Apple about wanting to come forward and lock in some of the current General Plan square foota.ge and they haven't. A formal application needs to come forward; they intend to ask for that. • For the major corporate headquarters holders, there is 150,000 sq. ft. for major corporate headquarters; that is not enough to satisfy what their wishes are. • The tota.l available allocation is over 430,000. Vice Chair Giefer: • Said she heard the applicant say that the office space is very important to them as part of this project, which originally she started out at 60K, and now was willing to concede to 100K. Said when they deal with their major corporate headquarters companies in the city, they need to make sure that they are moving ahead with their interests and try to satisfy everybody. • Said she would support staff's language of the General Plan amendment; though I recognize that this seems unfair to you because you are here with a plan before us now. This is a recommendation to City Council, City Council is the one that will ultimately make that decision and vote to increase the allocation in the General Plan. You also made the comment regarding senior housing that based on the square footage of the housing, it almost takes you to the entitlement position of requesting 80,000 squares for commercial; so if the seniors housing were to change or the housing component would change, one might also say there is some risk there for the city; we are willing to give you more than what you "would be entitled to" based on the housing numbers. • Said she would be supportive of staff's language and let City Council make the ultimate decision. • Said she would support that, but originally they started out with staff's original recommendation 60,000. She said she would not support 200,000. � • Said she was willing to give them 100,000 sq. ft. Kevin Dare: • Our concern is that our project is put on hold until and/or if that happens. The concern is effectively the approvals we have are not really enforceable because I can't actually have our architect or design team make any type of plans or make any type of commitments. The biggest issue is the lender who asks what did get approved, which puts us in a di�cult position Cupertino Planning Commission 27 January 6, 2009 because nothing we have is actionable any more. In effect, we have to come back in six months once it's already done. Com. Kaneda: • We understand that and even if we say we will give you 100,000, we can't give you 100,000 in the end, because City Council has got to give you funds, not us. Chair Miller: • We only make recommendations on this; so from that standpoint we can only recommend that the Council do something or not do something. Com. Kaneda: • Ultimately the Council will have to support that and even if we say that they could not support it and change it back to the original language, I am not sure you are talking to the correct group. Chair Miller: • From the standpoint of do we want this project to move ahead or not; what is our recommendation to the City Council? Com. Kaneda: • Said he was willing to recommend 100,000; and no other requirements. Chair Miller: • I agree with that because I think all we are saying is we are in favor of this project. If City Council has some different way they want to do it, or they want to add additional allocations to satisfy some other developers, or Apple when they eventually come in, that is going to be the Council's decision anyway. We are just recommending that we should allow this developer to move ahead expeditiously and not get into the issue between this developer's square footage of office space and Apple's. We are not getting involved; all we are doing is recommending that we approve this project and allowing the developer to move ahead. It is then up to the Council as to whether they want to make the developer wait until they vote on something else, or they want to allow that or they want to talk about some other options. Com. Brophy: • Does that mean we are going to ignore the question of General Plan allocation? Chair Miller: • Said he agreed with Com. Kaneda's suggestion; that we just say they are allowed 100,000 sq. ft. and take out "if a General Plan amendment is approved." Com. Brophy: • What does that mean in terms of allocation, the definition means something out of the General Plan. Chair Miller: • We are recommending that the squares come out of the e�sting pool; in the current General Plan, it allows us to move squares from one area of town to another to satisfy a particular project. The General Plan already allaws us to take some allocations from a different area of town and to give them to this particular project in this area of town. It doesn't require a General Plan amendment to do that. Cupertino Planning Commission 28 January 6, 2009 Com. Brophy: • We are making the decision to take that space away from someone else. Com. Kaneda: • Ultimately, some of the other projects that want to go ahead are ta.iking hundreds of thousands of square feet, much more than is allocated now. For them to go ahead, there is going to have to be a General Plan amendment anyway; which is why I am in favor of just moving ahead. Ken Rodrigues: • Said that in good faith, Sand Hill Property Company has worked diligently for 1-1/2 years on the proposed project. He applauded the hard work of everyone involved, noting the amount of time and work involved. He noted that other potential corporate users have not brought anything before the Planning Commission. He said that some of the other corporate users are not standing up and doing the right thing and adding senior housing, but Sand Hill is doing that, which is a powerful statement. It is 160 units added to the housing pool. He asked that the facts be considered in the deliberations of the applications. Com. Rose and Com. Kaneda: • Support 100,000 sq. ft. Vice Chair Giefer: • Still have a problem with not adding the General Plan amendment. Com. Brophy: • Said that Mr. Rodrigues' point was powerfully made; I think the reality is that he is pointing out that Sand Hill had worked very hard on this; the other issue though is that Apple is the largest employer in this city, largest taXpayer, and I am undecided. I have a conflict of matters. Chair Miller: • I think that Apple is going to get all the allocations they want from City Council; and that we shouid not be holding up this project because of something we cannot decide here. If we like the project, I personally like the project and would like it to move forward, and so I a.m inclined to say, let's not put obstacles in their path. If City Council wants to do that, it is their prerogative to do that at this point. I don't want us to try and second guess the City Council; I just want to approve the project. Vice Chair Giefer: • Said she would not vote against the project if the majority of the Commissioners wanted to move in one direction; but it is difficult to support that without the amendment. Chair Miller: • Summarized that there were three Commissioners in favor. No. l3 Com. Brophy: • This is well thought through and I think this is an important item to maximize the likelihood that the project will be implemented. • Consensus. Cupertino Planning Commission 29 January 6, 2009 No.14 Vice Chair Giefer: • In addition to what is already here, they need to meet our parking requirements for surface parking with regards to catching water. I think they will accomplish much of that with the pavers planned. There are some other things in our parking ordinance that haven't been mentioned that I would like them to pay attention to. • What I have added is "surface parking must meet current parking standards." Steve Piasecki: • Condition 14 is trying to get at the drainage and issues. Nos 1 S and 16 Okay No.17 � Change as requested by applicant. No.18 Okay No.19 Com. Brophy: • Part A, does the City Council approve architectural and site approval applications or would that go to Planning Commission or DRC? Steve Piasecki: • When the plans are as unspecified as they are, it is recommended they go back to City Council; if the plans are specific, staff is fine with the drawings they choose. Chair Miller. • There was a request by the applicant to de-couple the street furniture. Is that okay? Com. Kaneda: • DRC instead of City Council for the street furniture. Com. Brophy: • Recommended that both the corner building and the garage be deleted. The comer building we have talked about having prominent architectural design enhancements; now we are looking at either 30,000 sq. ft. retail building or a health club and once we get past all the good language, there is no way you are going to make those prominent architectural buildings. It is not possible to have things like glass storefronts and interesting and unique architectural features, and still have a tenant who is willing to pay the competitive rate. Com. Kaneda: • Asked for architect and retail opinions on that. Steve Piasecla: • The architectural advisor offered some suggestions for how retail building could be fairly modest and still create a gateway building. Cupertino Planning Commission 30 January 6, 2009 Com. Brophy: • Said with all due respect to the architectural advisor, he felt Ken Rodrigues had more experience with retail architecture. � Ken Rodrigues: • The retail buildings what we have already designed, we would clearly just move that type of feel in architecture, giving the quality that we are already showing at town square; that is in our control. Sand Hill Property owns that, they would be the client driving the design and they would just drive it the same way they have the rest of the project. Com. Brophy: • My concern is that the language about having prominent architectural design enhancements runs up where you are expecting a design level on this particular site far above what we would expect elsewhere in the city. You are going to run up against the unwillingness of tenants to pay for extra costs. There may well be inexpensive features you can do to improve the quality of the building but to believe that you are going to get a prominent architectural design enhancement for a small amount of money, I think is not realistic. Kevin Dare: • Referring to the comer building along Tanta.u, there are some different options. You have the lifetime fitness club and they understand that the comer element is very important as a gateway feature to the project coming into the city, and they are well aware of that. We are going to have to treat that corner very well. The defmition of prominent gateway feature is uncleax; it can be interpreted many different ways. • The other element to this, and this is not just talking about the corner building but also the gateway feature into right in front of Tantau and Stevens Creek, would be something that we � have talked to staff about that there would be an architectural element or gateway feature not associated necessarily with the building but as a gateway element to the area itself. Com. Brophy: • It is your money; if you have no obj ection to the language, I will withdraw my obj ection, but I am concemed that in order to make this proj ect work, that retail tenants tend to beat you down on rent, especially in this kind of market. I just want to make sure you feel you ca.n live with this language. Kevin Dare: • Said it was a good point; and asked for a defmition of a prominent architectural design enhancement because it is very subjective. Steve Piasecl�: • If this building had been designed you wouldn't need this condition, this condition is only here because we have nebulous plans being brought to us and we would have been very happy if they had shown us one of the other designs that Mr. Rodrigues worked on. It would probably have more than satisfied this condition. The athletic club is problematic in my mind; I don't know how you make that big box look like a gateway building. Again, they have chosen to punt on this and we are saying we need something to back us up. There is a big community interest in how this building looks. This is the best language we could come up with; we would have been just as happy if they designed it already. Chair Miller: • Pointed out that they had to come back to the Planning Commission. Cupertino Planning Commission 31 January 6, 2009 Kevin Dare: • Relative to the garage issue, no problems with the conditions, because if we were to convert to retail, we know we have shown you what it would look like, we have shown you that we could do it. Com. Brophy: � • If you are happy with it, that is fine. The thought that there is going to be a reta.il strip along Valico Parkway borders on the delusional; we can't fill retail space along Stevens Creek Boulevard which has six lanes and approximately 40,000 to 50,000 vehicles per day. Chair Miller: • Consensus for changes on No. 19. No. 20 • Satisfies the art requirement. • Okay. No. 21 Okay No. 22 • Staff wants to add 22d. "For any trees that require removal due to construction plan drawing changes andlor construction activity, the applicant shall obta.in a tree removal permit in accordance with the protected trees ordinance." • Consensus okay. Nos. 23 — 26 Okay No. 27 • Request from applicant to add language "in effect at the time of approval" • Okay No. 28 • Sta.ff supports the change • Okay � No. 29 • Staff: we said that we t�unk you could possibly reduce it; a figure of around 65k from 96k; we didn't think we should go all the way because we would have expected them to make some kind of connection across there. • Also want to cross out the one sentence they requested. _ • Okay No. 30 • There was a staff requested change that it not just be tot lots. Cupertino Planning Commission 32 January 6, 2009 Vice Chair Giefer • Expressed concem about the driveway; said she bought into Ken Rodrigues' proposal that they were coming up with a waikable city grid system with minimal tums. Said it would be a better project if they eluninated the additional driveway and increase the size of the park, keep the parking near those two retail buildings but eliminate the driveway. I like the idea of the symmetry of the walkable blocks with less driveways; it allows us to present a little bit larger park. • Said to keep the roundabout if it serves the purpose of turnaround if there is no parking available. Com. Rose: • I see your point, but one of the reasons we brought this up at the last meeting and again tonight, is that there was some connection with the viability of the retail there to this design. Vice Chair Giefer: • My take away was the parking, that is why I am supportive of keeping the parking there. Com. Rose: • I thought the entrance allowed for a more successful retail. Vice Chair Giefer: • That is what we heard this evening. I will acquiesce to the major; it is a concern of mine. Steve Piasec�: • Said one option that the Commission has would be to go to the line drawn. but give the applicant the option of pulling back the retail shops slightly to accommodate at least a driveway in; which results in a bigger park, a slightly smaller retail building with at least a one way drive if not a two way. Vice Chair Giefer: • Said she would like a bigger park, but has an issue with the driveway. Kevin Dare: • Said that a concem they did not raise yet, was that they did not want to create a traffic jam in the event they close off the access out, and there are cars coming in because they can't see parking along that area, and they drive through and there are no parking spaces. Com. Rose: � Not many people use Memorial Park which is up against Stevens Creek and the grassy area close to Stevens Creek, because it is not a place you would be comforta,ble with children under age 10 for safety reasons. I like the idea of a tot lot, but to be safe for children the area needs to be safe and fenced along the busy areas. Vice Chair Giefer: • If you are going to keep the driveway, you need to keep those crash bollards there we have discussed. Com. Rose: • Is there a possibility of moving reta.il down and having that buffer that road between two buiidings. Cupertino Planning Commission 33 January 6, 2009 Vice Chair Giefer: • I agree; this is Stevens Creek where people consistently exceed the speed limit; whatever the use of the park is, it does need to be sheltered or fenced off and I would suggest that any ingress points along Stevens Creek if that driveway remains, that we need to do something to prevent the possibility of people from driving into the park and running over the children in the tot lot or the elderly people sitting on the park benches. Com. Brophy: • Said they were excellent points, but if the retail is going to work, they have to give some reasonable consideration to having a ingress/egress system that works. Com. Kaneda: • Said that Kevin Dare's concern about creating a traffic jam was a valid one, since it is a blind parking lot. Said that he felt it needed to sta.y. Vice Chair Giefer: • As she was the only one with a concem about the driveway, she suggested verbiage to the park area along Metropolitan No. 30 that "the area be screened off or fenced off from traffic, and that the design of the adjacent park area to the driveway onto Stevens Creek be reviewed by the Parks and Rec Commission, looking at safety." • Okay No. 31 Com. Brophy: � Suggested deleting reference to safes. It is a step too far in micro management; there is no reason to require housing units in this project to have safes; it is a business issue, not a planning issue. • There was consensus to have the market address the safes in the senior housing units, not the Planning Commission. Ken Rodrigues: • The senior units are secure; not to say that room to room invasion may not occur. Said he liked the staff suggestion to have a security plan. • Remove reference to safes in senior housing units. . • Okay . Nos. 32 - 35 Okay No. 36 Vice Chair Giefer: • Said there were some things noted in the EIR that were not included in the construction management plan, and suggested they be added: (1) Equipment sta.ging should be no closer � than 200 feet to the e�isting residential buildings; Metropolitan and then senior housing. (2) _ Diesel engines should not idle longer than 5 minutes. Aki Snelling: • Said they would be added as part of the condition for the mitigation monitoring report. Cupertino Planning Commission 34 January 6, 2009 Vice Chair Giefer: • Said that in the past there has been a phone number and construction manager's name posted for residents to call if there are violations or issues with the construction. She suggested that it be added for the convenience of the Metropolitan residents. No. 37 � The applicant agreed earlier that they would obtain LEEDS certification with the goal of silver Com. Kaneda: � Recommended that the hotel, office space, and senior housing be LEEDS silver certified to the appropriate LEEDS standard; the remaining buildings be designed to a LEEDS certified standard which is a lower standard than silver. Also solar for hot water and pools. Reta.il or athletic club does not require certification. No. 38 • There was a request by applicant after Stevens Creek Boulevard saying directly adjacent to the subject project site. • Okay Nos. 39 — 42 Okay No. 43 + • Gary Chao indicated those were Public works conditions; all are standard conditions that would be associated with every type of similar project. Only suggestion is wording change from "tenta.tive map" to "final map" on the last two conditions as a reference; (Nos. 72 and 76) No. 60 • If they did less than the plan, they would do the pro rata contribution. No. 62 • Instead of relocating the bus stop, we are looking to improve bus stop and are excluding the requirement of duck outs and relocation of the bus stop itself. • The bus stop improvements to be designed to VTA's requirements. Steve Piasecl�: • Relative to a condition that speaks to narrowing Vallco Parkway, he said the condition that speaks to the development plans that you are approving shows that configuration; that is what is being approved. It shows on the plans that angular parking is being put in there. Vice Chair Giefer: • There was a request for a change to Condition 72 and 76 from the city; change Water District approvals to be required before fmal map recordation, rather than tentative map. _ Com. Brophy: • Staff had asked that the layout of the major tenant building on Vallco Parkway be required to have reta.il space facing on the parkway. Since I previously said that I don't think that Vallco Parkway will be successful as a retail street, I would request that we deny that request. Cupertino Planning Commission 35 January 6, 2009 Chair Miller: � Isn't that addressed by giving them approval for the different options? Com. Brophy: • Referred to Page 3 of the staff inemo where it shows the existing scheme which was the truck entrance through the square, showing altemate Options 1 and 2; and said that if Option 1 is implemented there must be a reta.il storefront provided along the northwest corner of the major retail building facing Vallco Parkway. He recommended that it not be required of the developer and that the alternate Option 1 be accepta.ble as shown, Chair Miller: • Said it was not in the conditions of approval, therefore it is not in what is being approved; it is in the staff report. Com. Brophy: • Clarified that for site approval, they are not agreeing to that request. Steve Piasecki: • Said that since it is not in the conditions, no further action is required. Chair Miller: • Make sure we are clear on the options. With respect to the northwest corner of the project, there were two options. Is everybody okay with approving both options. • Consensus to approve both options. s Southeast corner of the project: not approving the office space; the other two options are either the reta.il or the exercise center • Okay to approve both options. Steve Piasecla: � Said that all changes made in the use permit are replicated in the architectural and site approval and will be made automatically. If there is anything in the tentative map we will also make those automatically. Motion: Motion by Com. Brophy, second by Vice Chair Giefer, to approve U-2008-01, ASA-2008-06, TM-2008-01 and TR-200&08 and the final EIR and statement of overriding considerations per the model resolution as amended. (Vote: 5-0-0) REPORT OF THE PLAlVNIlVG COMIVIISSION Environmental Review Committee:. No meeting.. Housin� Commission: Com. Kaneda reported that there was a tour of some low income housinjg projects. Mavor's Monthly Meeting with Commissioners: No meeting. Economic Development Committee: No meeting. 4 �\ •� _ - ��\ � \ - -- -^ — — — — — -- - _ " � \ ,\ �" �� � r �„ � _ �,� � / � ,•� ~ _ _ � � --- ^�w PEDESTRIaN CONt�[EC3tON TABULATI�N EU�L'r' E?+I�;LOSED_-�� �?:_ - ,`•-.` �- r�' La!►DIF� n�E,� �. � ,�'--�� _ `� �-.� ���� . r" `f _-�xi� - nr�� c��c RETAIL 127,�89 SF 644 STAlLS 5 11,QQ0 SF FUTU{�E s��vic:� nnFn = Y � , , � � �' �- � _ °r�� OFFfGE � .� . � ; � � ,� '! aQ,OQQ SF `f� �a.r• ��`;. :� •� MIXED U�E ; �: r% . _�, , '�` � � %i�� � `r�.:, �; -- HQTEL '[54 RQOi1�S 891 STALLS SHARED PARKING �'.� - . �'� � � _ ..� �v, ` ``� ' ` : PROJECT . . � �"�; . ;;1; ,,h �� � i ATHLETIC CLUB 145,000 �F MI�JUR ` ; �G�,�, �.� ��. � . , � �:.:t�� ��. TENANT �' � ��s�' ,, ;� - ^v- � '�� � � SENI�R HQUSING 1�Q U�lI�S 16Q S�ALLS 'i /UNlT 30,U00 SF ��� : .�� � � �.. s-s ���-a �` ' � ,,r -- - •����i PL�ZAS A[�ID 4 AGRE� .�,n .. �� ��y �� - ~T �-' '� �- ' OPEN SPACE r'� �02�� (��D, �/�( �.ZOo$-� I , � �po;$� ��` �, r / ; ,� ' - -- r ,�� _ .�� `� ` �' '�� �,, ,, �,� ' `�` (�C -�aog-o r .� , t� � � � : ,�-- - � �- - a�'? ' +,� �� �C� ��, � � PARKIiVG 1,691 STALLS i , � �� '�, � A'��� � STREET 95 STAIIS \ '�ENIc'?R Haus�NG � : — r� Y �tk �A1L ` � �/ � DROP-OF�— �1q1� RF nl _ �— �� S�Ir� 1 , � \ SURFACE 308STALLS ° � � - u - ! 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' f �� ' � ^^,'� 1 � � - J � --- - - - . � .. - � � , r _ ..: � - ; • , =I-= ; I I � � - ~' , � ,� -__- -- � ' - i . - � I " ip� - _ - . • ;� � � • r . � `�� �'� � � - - -. - -- -- - - -_ _ ' - _ ,-.:`e�G �AT�7'A'trp - � � sn�r�r � � - �� �l Q,Ue��,t� -�'r • , r ` ,, _., _..: .,E�lIOf2�h14USIN� i � �, j f I I . 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YVhisman f�oad, �uite 200 ������?J�i '!�' �� �u�� �'t�. �',�',R�a��"�cZ"3� �/f;P�`,. �'-a� YJ�+' �''��',��' ��� . ���. �a'�� �:�� � � . ��� ��e�� .�� .� �J "° ' J ^ �� ' -''�T�k , �y�' � "`^� -�.'.' �'Ey ! f �, , : ; , .'�,� � � 1 i +' i i ►c�a�cr n�o. r��e 12.19.08 ELEM_N7 AM� AiiCHiTE��lJI,AL �EA7lJK� ! :' .' r _ - ` ,�-'' `r'iS i iN� CREEK f � �t ! / ! � � / � _``` � � \ � � / ! �� `I d �f �I • T � � ,_ s� ., ., , ,. �:= !� �� `.� � �� � � �� � �� ��� �, � , �� _ � . _ � ,� _ � � � � °� � 3 �, � � __� � � �..� ,�°�. `��� �� � � �� � � y � � � � ��� 9� �N ° � � �L � `,' � " '� �i.�,� � I ��`� ' � � �� � � ' ��� � ����� �a����� r r ;�������z a n�?t�r�, ��,:��`����� ���"?r;�� �����9� �� ADD �,OQ� SF f�E�AIL SHOPS D�LETE 43 PARKI�G S�"ALLS C II ���� � `�� 1� ,;�d1, 4� �rS.+ � @I � '"rf ��� �Il� 4: �tEll1� F�ET�►iL �,oao s� . � _ � _� � , , — � �_ �451�1 '�o�� — O�O, TNl - �o og-ol , T!Z-��8 -D8 LC ' �p ._ . .�.. � �-oq �:3:`�:.�;'<-�;° . , / �� � �:�� � ►_—.�.�.__._«..�._� ,�..��.��..�._...��,����u�� ��t�Fi����°�' ��1�1rt��"i��� t� ��I�t'����1��, ��i'� 445 !V. �isrn�r� E?oac�, �uit� 2�� J F, " t �9. J n 1������ � �ty:��i�."�i�i'i�f± �li ��.f �a ��a�� � `�� . �6�. ��'� � ��. �� �` � ���, :���� s' !f �� � � . "� �° i�' '�'vli `a . u�::Y �\,�� j �� � � I � 1 # rc�pr�o.�cr n% n.� 12.i 1.Q8 49'-0" 0'-0" PARKING GARAGE ELEVATION - LOOKING SOUTH 0' 10' 20' 40' 49'_0" KEYNOTES 1� PRECAST CONCRETE PANELS a TEXTURED CONCRETE OR PRECAST PANELS 0'-0" PARKING GARAGE ELEVATION - LOOKING WEST 0' 10' 20' 40' �� �� PARKING GARAGE ELEVATION - LOOKING NORTH 0' 10' 20' 40' �� �� A�Sr9'ada8- ob, TM aoo6 - m 1, Ti2-�oo8 - c78 49'-0" . . _ . . . � P�W 8� � � r a / �� � � pp�� �_�.+�.-.?.. �� .��;.IV.... � . . ..^�• r � ! `�Q - (� y • 0'-0" � � � 3� ARTWORK 5� AUTO ENTRANCE / EXIT � PEDESTRIAN CIRCULATION TOWER 9� METAL CANOPY 4❑ ARCHITECTURAL METAL FINS � OR GLASS WI DOW WALL �MES � METAL LATTICE / SCREEN WITH VINES 10 PEDESTRIAN ENTRANCE MAIN STREET CUPERTINO MASTER SITE PLAN SAND HILL PROPERTY COMPANY CUPERTINO, CALIFORNIA KENNETH RODR/GUES & PARTNERS, INC BUILDING 13 GARAGE ELEVATIONS 445 N. Whisman Road Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 0' 10' 20' 40' I I I I KRP PROJECT NO. 22.559 09.05.08 11.05.08 60' 80' I I MAIN STREET CUPERTINO Section at Senior Housing and Town Square SAND HILL PR�PERTY COMPANY CUPERTINO, CALIFORNIA KENNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 KRP PROJECT NO. 27.559 12.19.08 ��- 20�� 'nCo, TM ��DaB -Dl� � �oo$- p � � �Do��ol 1-�-aq . � - ao -0 9 4 1 I N ��� r �. 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J• 1�'- �- � �� �� I' � 1� � � � y _� F � } I � 1y �� �- Y S � '�' r, I , � ` 4, ��� + � � ���I���'ilf� � " .t. i , . - � .r..__ � `, �!�� �. r -.� _ ,��--- ; � •��� � �1' �;/! � - �uzo �a�r� SE�TIO�J i'I��t�tJ�H T�UVN �C�U�4RE � � �_: �������� � ,�_� ��CTI��1 TH��I�t��[ ��NI�� ���1�INC,� I TI�� �+f�T��P�l.ITAN Town �quare Auto C�urt , _� � Story Parkin� Caragewith Retail �rontage f�sl9 ��0�6 • o(v, TM -ao o$ -v�, 1'2-� - DS �,l -�oo$-o I 1-6-0� / ,, . �i� ; �II � �. _� �� Auto Cou rt �_--.-... __-" _ -�_"'�___._. ._-__ _-�-_ �.a .. _ _ ._ _"_ - . Town Sq ua re Auto Caurt 5 Story Parking Garage with Retail Frontage ��q -��oo�- p�, TM �� - d ►, 7�-o'too8'a8 (�l ��oo S �o � /-�-09 l �. .-: � ,�_ .� Exi sti ng Vt�a I k at The Metropol itan I nterior Gardens on Parking Structure �� � RETAIL ALONG FINCH AVENUE AND TOWN SQUARE 1 MAIN TREET TI U PE N �/IASTER SITE PLAN SAN D H I LL PROPERTY COIU1 PAN1� CUPERTINO, CALIFORNIA � �� -�� o � , -r Tl2��o� -o$ u '0200$� O l I -� -og ��-�o - D g KENNETH RODRIGUES & PARTNERS, lNC 445 N. Whisman Road, Suife 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 KRP PROJECT NO. 22.559 09.05.08 11.05.08 PROJECT DESCRIPTION Project Mission Statement Main Street Cupertino is a pedestrian-oriented, mixed-used development with open space, retail, office, hotel, senior housing and possibly an athletic club creating a vibrant downtown-ish environment. Proposal: Sand Hill Property Company, operating as 500 Forbes, LLC, proposes to develop the 17.4 acre property at Stevens Creek Boulevard and Finch Avenue into an infill, mixed-use project with approximately 145,000-150,000 sq. feet of retail; 100,000-205,000 sq. feet of office; 160 senior housing units; a 150-250 room hotel; and possibly a 145,000 sq. foot athletic club. The project will be a high-quality shopping, dining, and commercial area that will be community serving while also holding regional appeal. Existing Condition: The 17.4-acre area is generally bounded by Vallco Parkway to the north, Stevens Creek Boulevard to the south, Wolfe Road to the west and Tantau Avenue to the east. The project site is undeveloped land with bare ground and low growing vegetation. The western portion of the site is developed with a paved parking lot. Adjacent Uses and Connections: The project is within the South Vallco area which is commercial in nature with a regional mall, office buildings, and high-density mixed-use projects. The project is adjacent to the Metropolitan condominium development, the "Rosebowl" site with approved plans for a mixed-use 204 unit condominium/retail development, and major employers including HP, Apple, and Verigy. The proposed project actualizes Cupertino citywide goals as expressed in the general plan encouraging commercial-oriented development in the South Vallco area. The project sponsor was involved in creating the newly developed South Vallco plan and planned for creating cohesiveness between the properties in the area. Pedestrian, bicycle, and motorist connections are fundamental considerations in the Master Plan area and for the subject project. The proposed project incorporates and enhances access for pedestrians, bicyclists, and motorists through special street treatment for the crosswalks, street calming elements designed to slow traffic, strategically placed plazas and open space to encourage pedestrian circulation, and bike improvements to promote safe riding. The project is also near a major bus terminus and provides easy access on a main transit corridor through VTA bus routes. MAI N TREET PERTI N U 11/IASTER SITE PLAN SAND HILL PROPERTY COMPANY CUPERTINO, CALIFORNIA Retail and Restaurants: The retail will be Main Street style retail that is community serving in nature. The project will be a shopping and dining destination with 145,000-150,000 sq. feet of retail. There will be a variety of areas that will accommodate outdoor seating and plaza areas for outdoor dining. The project design will be enhanced by quality landscaping, tree-lined streets, pedestrian pathways, and paseos creating strong pedestrian connections within the project as well as with the adjacent properties. Office The office will be Class "A" and designed to integrate well into the project and to promote activity throughout the day. Alternative "A" proposes 100,000 sq. feet of office located to the east of the town square open space. Retail will be located at the ground floor and the office will wrap around the parking garage. Alternative "B" proposes 205,000 sq. feet of office at the eastern portion of the site and will be able to serve as a gateway element to the project. Hotel The hotel will be a high-quality boutique style or full service hotel. Alternative "A" plans for a 150 room boutique style hotel that will cater to Cupertino visitors and business travelers. Alternative "B" envisions a 250 room full service hotel with conference facilities serving visitors, business travelers, and events. The hotel would be located along Stevens Creek Boulevard in both alternatives, providing visibility and easy access. Senior Housing Senior housing will consist of 160 units which will be either age restricted senior housing or assisted living senior housing. Both senior housing types provide residential opportunities that do not impact the Cupertino school district, as well as minimize traffic impacts to the area. The senior housing community offers seniors choices on how they want to live and easy access to shopping, public transportation, and open space. Athletic Club The athletic club would be a world-class facility and would occupy approximately 145,000 sq. feet. The club is contemplated only for Alternative "A" and it would be located at the eastern portion of the site and would serve as a gateway element into the project. There would be an outdoor dining patio to service members and the public. -� , �,C� / aopQ� �D� �'I� -e�dO� 1, �I �21-10� . k �` � h� d' A�f�:Y �__ � � � Y �' N v - � i7� � "�'�P'I� �'��i�'?fi d1 I'1: •,* I ' V ( � � � 1� � {�. -- Useable Open Space Useable open space in the form of park space, plaza areas, and open gathering space are important factors in both project alternatives. Both alternatives plan for a town square area at the heart of the project. It is envisioned that this will serve visitors to the project with benches, vibrant landscaping, and trees. Additionafly, park space is planned on the western portion of the site to serve Cupertino residents and visitors. Also, throughout various portions of the site there will be well landscaped, tree-lined plaza areas that tie into the theme of integrating useable open space and a destination shopping and dining experience. Design There will be a cohesive p�an with an emphasis on high quality materials and visually appealing architecture and design. Design for the project draws upon Cupertino's rich agrarian and farming history by creating tree-lined gathering places and integrating useable open space throughout the project. Additionally, creating a plan that feels accessible and open are important factors to promoting a pedestrian-oriented experience. A well experienced team has been assembled to create and plan for pedestrian amenities, signage, and landscaping elements to support the overall plan and enhance design elements to create a unique pedestrian-oriented experience. VICINITY MAP f , , .. � < � , -f, , ,� �<� > �' � s � . � � a , � :F :i 28� : ,�_ : � i � � �' ` x LL R � � S CUPERTINO ` � . � � - � SQUARE � ,.: _ x MAI.I. CUPERTINQ ' ' OFFICE BUiL01M1IGS, , SQUARE MAGLv � ' VRCANY g� � ���CQ � � / 517E � i; �+�/ ra 'iq� F . .. ..�..}��o '6:x.�' , ~ ?r �j' , . 6 �.ed+� ' � fi �� �7 '� . . '.��OFFfC� �� � � �-, �+�..� y -. � { �- 4 d K2 ,�+. Bi)iLDIN�S OFfk� ,� 4 �Aa � � � � � � . f . �.- ' w 'R �r''�a � ��� �.� . ; •� , . , .. . { .� � ., - � �Z" .��a..v � yar . N � ST�t JENS CREEK SOUIEVPRJ .^-- .� REYAIL RETAIL RESID�NTI r { . . _ . � " �`� - ��:{ p ��6���� OJ��T ESCRIPTIaN AND VICINITY MAP ; i T__ �_-- ___ �� _ __ _ �_- - , r-- _ - � _ _� �,.,.� �...�---�-=-. - - -- KEIVNETH RODR/GUES & PARTNERS, INC 4451V. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 KRP PROJECT NO. 22.559 09.05.08 11.05.08 � � � OVERALL SITE PLAN A TABULATIONS GROSS LOT AREA: 758,104 SF, 17.4 ACRES (EXCLUDES FfNCH AVENUE) FINCH AVENUE ABANDONMENT: 56,492 SF, 1.3 ACRE TOTAL LOT AREA: 814,596 SF, 18.7 ACRES CURRENT ZONING: P(CG, O, ML Hotel, Res), MIXED USE PLANNED DEVELOPMENT; RETAIL, OFFICE, HOTEL, ATHLETIC CLUB, PARKING STRUCTURE, AND SENIOR HOUSING AS PERMITTED USES TOTAL BUILDING AREA: 584,987 SF RETAIL: 151,710 SF OFFICE: 100,000 SF HOTEL: 65,070 SF / 150 ROOMS ATHLETIC CLUB: 145,000 SF SENIOR HOUSING: 123,207 SF / 161 UNITS FLOOR AREA RATIO: 72% (TOTAL BUILDING AREA / TOTAL LOT AREA) PARK / TOWN SQUARE: 1.64 ACRE PARKING STRUCTURE: 390,000 SF / 1,100 STALLS SITE COVERAGE: BUILDING COVERAGE: 316,335 SF, 39% OF TOTAL LOT AREA LANDSCAPE AREA: 352,879 SF, 43% OF TOTAL LOT AREA PAVING AREA: 145,382 SF, 18°/a OF TOTAL LOT AREA PARKING PROPOSED: ON SITE: 1,523 STALLS SURFACE PARKING: 235 STALLS GARAGE PARKING: 1,288 STALLS ACCESSIBLE: 26 STALLS (INCLUDED IN SURFACE AND GARAGE) STREET PARKING: 97 STALLS TOTAL: 1,620 STALLS BUILDING HEIGHTS: RETAIL: 30' OFFICE: 60' HOTEL: 41' ATHLETIC CLUB: 49' PARKING STRUCTURE: 44' SENIOR HOUSING: 53' BUILDING SETBACKS: STEVENS CREEK BOULEVARD: 35' RETAIL AND HOTEL, 40' ATHLETIC CLUB VALLCO PARKWAY: 20' RETAIL, 25' PARKING Sl"RUCTURE, 35' ATHLETIC CLUB TANTAU AVENUE: 50' METROPOLITAN HOUSING SITE: 20' ROSE BOWL SITE: 10' GENERAL INFORMATION SITE ADDRESS: STEVENS CREEK BOULEVARD @ FINCH AVENUE CUPERTINO, CALIFORNIA 95014 APN NUMBERS: 316-20-078, 316-20-079, 316-20-085 NET LOT AREA: 701,572 SF, 16.1 ACRES (GROSS LOT AREA EXCLUDING EASEMENTS AND RIGHT-OF-WAYS) EXISTING USE: VACANT LAND EXISTING GENERAL PLAN DESIGNATION: VALLCO REGIONAL COMMERCIAL, ENTERTAINMENT AND RESIDENTIAL MIXED USE PROPOSED GENERAL PLAN DESIGNATION: VALLCO REGIONAL COMMERCIAL, ENTERTAINMENT AND RESIDENTIAL MIXED USE INCLUDING OFFICE, HOTEL, AND ATHLETIC CLUB MAI N STRE ET UPERTIN M A S T E R S I T E P LA N SAN D H I L L P RD P E RTY CO M PANY CUPERTINO, CALIFORNIA OVERALL SITE PLAN B TABULATIONS GROSS LOT AREA: 758,104 SF, 17.4 ACRES (EXCLUDES FINCH AVENUE) FINCH AVENUE ABANDONMENT: 56,492 SF, 1.3 ACRE TOTAL LOT AREA: 814,596 SF, 18.7 ACRES CURRENT ZONING: P(CG, O, ML, Hotel, Res), MIXED USE PLANNED DEVELOPMENT; RETAIL, OFFICE, HOTEL, PARKING STRUCTURE, AND SENIOR HOUSING AS PERMITTED USES TOTAL BUILDING AREA: 584,699 SF RETAIL: 148,042 SF OFFICE: 205,000 SF HOTEL: 108,450 SF / 25Q ROOMS SENIOR HOUSING: 123,207 SF / 161 UNITS FLOOR AREA RATIO: 72% (TOTAL BUILDING AREA / TOTAL LOT AREA) PARK / TOWN SQUARE: 1.64 ACRE PARKING STRUCTURE: 403,000 SF / 1,128 STALLS SITE COVERAGE: BUILDING COVERAGE: 343,562 SF, 42% OF TOTAL LOT AREA LANDSCAPE AREA: 324,148 SF, 40% OF TOTAL LOT AREA PAVING AREA: 146,886 SF, 18% OF TOTAL LOT AREA PARKING PROPOSED: ON SITE: 1,833 STALLS SURFACE PARKING: 235 STALLS GARAGE PARKING: 1,598 STALLS ACCESSIBLE: 29 STALLS (INCLUDED IN SURFACE AND GARAGE) STREET PARKING: 92 STALLS TOTAL: 1,925 STALLS BUILDING HEIGHTS: RETAIL: 30' OFFICE: 47' HOTEL: 60' PARKING STRUCTURE: 34' SENIOR HOUSING: 53' BUILDING SETBACKS: STEVENS CREEK BOULEVARD: 35' VALLCO PARKWAY: 20' RETAIL, 25' PARKING STRUCTURE, 35' OFFICE TANTAU AVENUE: 30' n � METROPOUTAN HOUSING SITE: 20' A"� � o�� � ROSE BOWL SITE: 10' ; a�, r�'; u��008 � D� SHEET INDEX TITLE SHEET AO PROJECT DESCRIPTION AND VICINITY MAP SHEET INDEX (CON'T) A28 BUILDINGS 1 8� 2 STREET LEVEL FLOOR PLANS A29 BUILDING 3 GARAGE LEVEL 1 FLOOR PLAN A30 BUILDING 3 GARAGE LEVEL 2 FLOOR PLAN A31 BUILDING 3 STREET LEVEL FLOOR PLAN A32 BUILDING 3 MEZZANINE FLOOR PLAN A33 BUILDING 3 LEVELS 2, 3� 4 FLOOR PLAN A34 BUILDINGS 4& 5 STREET LEVEL FLOOR PLANS A35 BUILDINGS 6, 7, 8& 9 STREET LEVEL FLOOR PLANS A36 BUILDING 10 STREET LEVEL FLOOR PLAN A37 BUILDING 10 LEVEL 2 FLOOR PLAN A38 BUILDING 10 LEVEL 3 FLOOR PLAN A39 BUILDINGS 11 8� 12 STREET LEVEL FLOOR PLANS A40 BUILDING 12 LEVELS 2& 3 FLOOR PLAN A41 BUILDING 12 LEVEL 4 FLOOR PLAN A42 BUILDING 13 GARAGE STREET LEVEL 1 FLOOR PLAN A43 BUILDING 13 GARAGE LEVEL 2 FLOOR PLAN A44 BUILDING 13 GARAGE LEVEL 3 FLOOR PLAN A45 BUILDING 13 GARAGE LEVEL 4 FLOOR PLAN A46 BUILDING 13 GARAGE LEVEL 5 FLOOR PLAN A47 BUILDING 13 GARAGE ELEVATIONS A48 OFFICE BUILDING MATERIALS & COLORS A49 SENIOR HOUSING & RETAIL BUILDINGS MATERIALS 8� COLORS A50 RETAIL BUILDINGS MATERIALS & COLORS A51 HOTEL MATERIALS & COLORS A52 PARKiNG GARAGE MATERIALS & COLORS A53 ENLARGED AUTO COURT PLAN LANDSCAPE PLAN A C1.0 TITLE SHEET - PLAN A C1.1 EXISTING CONDITIONS - PLAN A C1.2 EXISTING CONDITIONS - PLAN A C1.3 EXISTING CONDITIONS - PLAN A C2.0 OVERALL SITE PLAN - PLAN A C2.1 SITE PLAN - PLAN A C2.2 SITE PLAN - PLAN A C2.3 SITE PLAN - PLAN A C3.0 OVERALL GRADING AND DRAINAGE PLAN - PLAN A C3.1 GRADING AND DRAINAGE PLAN - PLAN A .-._ __ C3.2 GRADING AND DRAINAGE PLAN - PLAN A -/y�� �;7�� ��pING AND DRAINAGE PLAN - PLAN A �' ��`� C4. SITE SECTIONS - PLAN A � C42 SITE SECTIONS - PLAN A C4.3 SITE SECTIONS - PLAN A '� C5.0 OVERALL UTILITY PLAN - PLAN A � C5.1 UTILITY PLAN - PLAN A C5.2 UTILITY PLAN - PLAN A �' C5.3 UTILITY PLAN - PLAN A ; a A1 TABULATIONS AND SHEET INDEX /-ap -dG; s ALTERNATE PLAN SHEET INDEX A2 CIRCULATION PLAN - � -.�-�._ ; .�_ -. � A3 OVERALL SITE PLAN A �° A4 DIMENSIONED SITE PLAN A- STREET LEVEL 1 ? A5 SITE PLAN A- LEVEL 2 �' A6 SITE PLAN A- LEVEL 3 S�S(��� -- ' A7 SITE PLAN A- LEVEL 4 �,�� �'������, i A8 SITE PLAN A- LEVEL 5 ' A9 SITE ELEVATION -STEVENS CREEK BLVD. LOOKING�NORTH � A10 SITE ELEVATION - F�NCH AVENUE LOOKWG WEST '+ . _ ... . ., . _ . _ _..... _ . . .._ ., ..._..__. .��_-------._�---_---------i: A11 51TE ELEVATION - FINCH AVENUE LOOKING EAST Al2 SITE ELEVATION - MAIN STREET LOOKING NORTH A13 SITE ELEVATION - MAIN STREET LOOKING SOUTH A14 ATHLETIC CLUB ENLARGED PARTIAL SOUTH ELEVATION & WALL SECTION A-A A15 SENIOR HOUSING ENLARGED PARTIAL EAST ELEVATION & WALL SECTION B-B A16 OFFICE BUILDING ENLARGED PARTIAL WEST ELEVATION & WALL SECTION C-C A17 RETAIL SHOPS ENLARGED PARTIAL NORTH ELEVATION 8� WALL SECTION D-D A18 RETAIL SHOPS ENLARGED PARTIAL NORTH ELEVATION & WALL SECTION E-E A19 SITE SECTION A-A A20 SITE SECTION B-B A21 SITE SECTION C-C A22 SITE SECTION D-D A23 SITE SECTION E-E, F-F A24 SITE MASSING A25 SITE MASSING A26 SITE MASSING A27 SITE MASSING TABULATIONS AND SHEET INDEX A54 OVERALL SITE PLAN B- ALTERNATE PLAN A55 BUILDING 10 STREET LEVEL FLOOR PLAN - ALTERNATE PLAN A56 BUILDING 10 LEVELS 2, 3& 4 FLOOR PLAN - ALTERNATE PLAN A57 BUILDING 10 LEVEL 5 FLOOR PLAN - ALTERNATE PLAN A58 BUILDINGS 11 & 12 STREET LEVEL FLOOR PLANS - ALTERNATE PLAN A59 BUILDING 13 GARAGE STREET LEVEL 1 FLOOR PLAN - ALTERMA'fE PLAN A60 BUILDING 13 GARAGE LEVEL 2 FLOOR PLAN - ALTERNATE PLAIV A61 BUILDING 13 GARAGE LEVEL 3 FLOOR PLAN -ALTERNATE PLAN A62 BUILDING 13 GARAGE LEVEL 4 FLOOR PLAN - ALTERNATE PLAM A63 BUILDINGS 14 & 1� GARAGE LEVEL FLOOR PLAN -ALTERfVATE PLAN A64 BUILDINGS 14 8� 15 STREET LEVEL FLOOR PLANS - ALTERNATE PLAN A65 BUILDINGS 14 & 15 LEVELS 2& 3 FLOOR PLANS - ALTERMATE PLAN LANDSCAPE PLAN B C1.0 TITLE SHEET - PLAN B C2.0 OVERALL PRELIMINARY GRADING PLAN - PLAN B C2.1 PRELIMINARY GRADING PLAN - PLAN B C2.2 PRELIMINARY GRADING PLAN - PLAN B C2.3 PREL{MINARY GRADING PLAN - PLAN B C3.0 OVERALL PRELIMINARY UTILITY PLAN - PLAN B C3.1 PRELIMINARY UTILITY PLAN - PLAN B C3.2 PRELIMINARY UTILITY PLAN - PLAN B C3.3 PRELIMINARY UTILITY PLAN - PLAN B KENNETH RODRIGUES & PARTIVERS, lIVC 445 IV. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 KRP PROJECT NO. 22.553 09.05.08 11.05.08 � .. ............................... ,_....._.............._.... _.... . �II� � ; i ........................._, .... . FUTUR€.�:::::I . . _ _ . _ ..._: MIXED USE'! PROJECT ; _,.._.._.... ........_ .............:...... .........................................................: ............... - - � - !``'� . _����������1�� m/. ;. - �F-� � �/ � RETAIL � SHOPS C � �� � � MAJOR � ,; ` � RETAIL � � ,� �� ! �. � ,- � COVERED � e TRUCK DOCK R � SI / �� � � PLA7Ja �A�II��C�����3l�7 ��.� � 6���l�9�1� � � � � � LATION R CIRCULATION ULAR CIRCULATION :IAN CIRCULATION � $ 7'7`?—aoo$-Ol ��_� _a$ Gt aao� -o I ; � ��, /—�o -D�'J � �a�-� � �'oZo � !�� � /� _ _ ; � _....,. DROP OFF ,� ; ` � � , � / _ - RAMP TO , , " - PARKING: i • � .`; y ' R/4 • � _. � . � : r �•. I' BE�ow : ��� � , '� � � � � ' � -LE �� _ , - i i � � i i ' � ! .F �_ . ,. . ....: . ' �, 4-STORY I � �` � , � � � J ;: . �� + j SENIOR HOUSIN� � � � ��r�l�� � _ - _. . - - - , ? � �� � ' ;.�.', � , �;�, � !,.. � � . __ I � � �., � : I � - � EXISTIN , i , .� �- 'l� ; �`/{,; � ` � , � , _��-."'"' _-�-� � �n-o--�-■■�--�r--a�- r� � : :, r ,. � ; i � ;: _ ,. n HOUSING i I ; - i ' ` � / ; � 3-STORY OFFICE � � Pi�OJEGT ' I RETA L -'� r, V/ i � I � ` � � SHOP � `� _ � � OVER RETAIL SHOPS O , � � F �i ; f � � � :�' / : � �:� \ ; � . �/ �� r � ` � �� i ° ' f ` .,� ,. (' _'.; � o F � � � l '� � : ;� 1 i i f� �.i ' �� _ �������s��i��� a ° � � � �1 � ! � �: , �� : � � � � w ,� , �;� - f � ` , �. � ' '� , � � � � � � W �� � � �. -: t'''�- : f� ` `\ ; ; � ;. `� f .. : � � � '� , . � DROP OFF I Q � � 1: ' �: �;: f ��� �I��rrrr�r�� � — e� e� � r : �' ` � � � � � � � � � � � � � � � , 3-STORY ouTOOOR � � I ' ' POOL ` __..._ � .- , ; .. -. ; = ATHLETIC AND � � � - ; ; , , . . � :: �� ., , _. � _ � � ' � .� .�.� • T T T T CLUB �i ¢ . .:_ . ,.. . . .,: ,� .,... T T T T T ,... � t q ................... .....: - T REA ' � �l � �! ` _ f- ,.: � • ����� rl��� ����� ��� �I ..�.�,- = , \ � � � � ` j � DROP OFF � , ; I PARK � � � '`;\� � f � � . � � � i F , � °: `I � � RETAIL � I RETAIL � ` \ RETAIL i � e .� �. � � , SHOPS ; W SHOPS � � � �� � ;� � SHOPS � � F � 3-ST RY OTEL � � � � P � i � Z � � PI Q7a � ! � � i F � OUTDOOR ■ I , W � �� � � i � COURTYARD ' i F A DINING � '� I , RETAIL � " I Q s RETAIL , RETAIL � , a F� EXISTING ' � PATIO I � SHOPS o U � SHOPS , SHOPS O� � � REMAIN � F , � , , � i F � O : � ! Z � � _ _ __ _ _ _ _ __ . _ __ _ _ _ . __ _. __ , . � I __ _ — .— —..— _ .— — J ■ � ia ■� � � �■� �■ � s� ; w � �n � � .� �!�! �! � ss � �t - � � � � � w� - -= s� �r �■n �t r� �ue � �- _ ���� � � w� r�� a� � � n , � STEVENS CREEK BOULEVARD � KRP PR JECT NO. 22.559 KENIVETH RODRIGUES & PARTNERS, INC 0 9.05.08 M A I N T R E E T U P E RT I N 445 N. Whisman Road SU�te 200 11.05.08 MASTE R S ITE PLAN SAN D H I LL PROPERTY COM PANY CUPERTINO, CALIFORNIA CIRCULATION PLAN Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 25' 50' 100' 150' 200' i i i i i i _ __.__. _ ..............._........._ _._......._........................................... , - — — — — — — — — --_ \ � � \ � ' :............. � � \ N � � TABULATION . _. TRASH �\ � ROOM RETAIL � � � _...._.._....__..._.._....-.-_-_--...-_......---..___._ _ � RETAIL 151,710 SF 668 STALLS 4.4 /1,000 SF ; _..... � _........... SHOPS � \ _ .........................._..................._.........__..............................; ., ___..._ 16,747 SF _._..... � � OFFICE 100,000 SF FUTURE: _: ' ::::::::::::. MIXED USE -.:::. � � � DENOTES TRASH ROOM HOTEL 150 ROOMS 791 STALLS SHARED PARKING PROJECT � \ ATHLETIC CLUB 145,000 SF ; .__...: � ..__._._.._......._._._..._---...�.�:::_.�:_:_:._: _........_.._---: _..... SENIOR HOUSING 161 UNIT �$ �P�. 111_ .�. __. __ _--.-__...__:.._ ............................................._..........................: ' � \ S iQ�� 6 ow�t� 4(0� Tl�t �aboy8 -(91� �12-�' s _ ...... / � 21 � ,'�''' � ' � ° � � �0 � ° b0 : _.. MAJOR � ��` H . _ . s. � o� S p I : `i � RETAIL � �\ ` �� � � . F �� G , 20 S LLS ,: ... ... �..... .: _ _ ..,...:.. .._... . ........ . .. .. ._ ... .. � . . , , 1- lo -o � AR i N 1 6 TA 4� ��� S � // N / ry < <CO \� STREET 97 STALLS , . . :: . . / _ / � RETAIL �� � A ��� � SURFACE 235 STALLS 10' COVERED TRUCK DOCK SHOPS �� �/q GARAGE 1,288 STALLS �"aO ��� : ° `' 5ENIQR ° `., _ � 6,876 SF �\ � € � : .. 14 12 � , ... HOIISING _. ! TRASH ROOM -.. � :...:....:.:.. PLAZA � \ TOTAL 1,620 STALLS � DROP-OFF ! BOLLARDS ° � / / �� � \ -- � � \ A t3 g } : � 9� \ � ` : N , E O P :. .... . . _ � � , � ; . . � ! 25 _ ; ° � � i , • ` FLUS Ci1R� ' 4P6 ; ' ! — — . — — — — — — � RAMP TO — . c ...... _.._.. t ; , ' E � 9 PARKING '._.., .� .:. e ::� .. : ' a I ' ': `' ; ` / \ _ . _. . _,. BELOW j �: � � f \ �` z � I I l . � \ �� \ , ._ I �--� I .1 f f � \ q � \ � '� I � �� ���1�� \ � � 15 • \ !; / � � �\ I � � � �� -; � t : I, � � � � i i _Z� ,: 20 \ ` r ! r : � `�s 15 \ � — _ i` _ _ 20' � � t t /� "� � 3 � F � _'— ---� -----� I ` '` :........... I � RET L �{ �/ r � 15' � � � (188 STALLS � sHO s �, ,� .; F \ � 1 �, 3-STORY OFFICE 100,000 SF i h 1 -' BELOW) i ; � ' �,�; ,� OVER RETAIL SH OP S 3 3, 8 8 0 S F � 5 15,252 F � _ f h EXISTING i i `� r� �!� �� � o 0 0� I � HOUSING i i i � � �. � � E � �� ) : � ,100 LS I I �' \'; � ' ° o o � F 80' 50' W PROJE�T i i i I � � ' �-- A53 , � ' ' I 4-STORY I ; (/� ! ' �\ � . a /.�; Z ; � . ISENIOR HOUSING I _. , .. / � . . .: / ' � ' I -� F I � W / REMO ABLE � ,� , � ' /. � 161 UNITS , / B.OE.LA�DS ' \ ; `: ' � ` I � Q \? }' � — � (4 LQC 710NS) ; \` !� � � � � � � � 1 � � � � ,' 4 ' s - � POOL = � ` 3 STO RY : iI { ; f y ATHLETIC � I :' .: { -: �. I .:. �' .� 13 ; O , .. , :., � AND � I ; I ;::: ,; , : - ; . TRASH ROOM :;; ,, .... , ',_ '' . 2, '..: ;'_ j ,, ` T 3 T I T z � T 2 T 1 CLUB ACTIVITY I I Q ,_.,. ; ( SHARED BY HOUSING / RETAIL \ ` 1: \ ` AREA I— ! 4 ,r. . 36 ..: t '. d � " 145,000 SF I i I � � � / � / / � PARK RETAIL RETAIL � �\` RETAIL ff o` � REIAIL 3-ST RY OTEL i � I (( SHOPS SHOPS / I/ SHOPS `��`'` � "� SHOPS i � 150 RO MS i h 45' . !� 11,564 SF P � A 4,123 SF ' I '� 5,782 SF SHARED p�q SHARED 5,4i6 SF i F � I I 15' ? 2' TRASH ROOM TRASH ROOM � i � OUTDOOR I� Z � ` _ _ _ _ _ _ _ � � � COURTYARD 4 4 DINING I RETAIL RETAIL 4 4 i F PATIO i F EXISTING � �( I � � I SHOPS SHOPS TREE TO � F = 6,006 SF 6,044 SF i F REMAIN __..... � � o /. 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Whisman Road, Suite 200 UP N S I T E P L A N A L E V E L 2 n� t v' C A 9 4 0 4 3 NIASTER SITE PLAN SAND HILL PR�PERTY COMPANY CUPERTINO, CALIFORNIA oun ain iew, Phone 650.965.0700 Fax 650.960.0707 N 0' 25' 50' 100' 150' 200' I I i I I I �3.s � � is �' rh � u� 1 �""" KRP PROJECT NO. 22.559 09.05. 11.05.08 _ ..._.._:. . . . .. . �,.. . . .. .. .. .. ... ....:,_.. :. . . . . . ; .:::::::. ...: .... . ... ... •,.�. � . , . 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MAI N STREET PERTI N U IVIASTER SITE SAN D H I LL PROPE CUPERTINO, CALIFORNIA PLAN RTY COM PANY . ,: .� ...:. ... . ............ . ......._......... . ....,......... ...,.,:..,._:. .. .. .,.:..,,�:... - ,. ...,:...... ...::-.::_. , ..,,...:....:.., ,...,...:.... . __. _.,......__......._ KRP FROJECT _... _,., . _. , . , ,__.. NO. 22.559 KENNETH RODRI G UES & PARTNERS, INC 09.05.08 445 N. Whisman Road Suite 200 11.05.08 SITE PL/�N A- LEVEL 4 , Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 25' 50' 100' 150' 200' l I I I I I _. ....._..... ...._ ::. . . . _ _..... •�._.:.�; , , • .. . -. .. . _ `�-:.....; ,. '. 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NO. 22.559 MAIN TR EET I U PERT N MASTER SITE SAN D H I LL PROPE CUPERTINO, CALIFORNIA . , � _s RTY CO M PANY SITE PLAN A- LEVEL 5 KENNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 25' 50' 100' 150' 200' I I I I I I 09.05.08 11.05.08 1 � • f ��+� �,: � 22'-� i . �� I � m 0 � � m m m � m p m m i�� �� , ..,nullll�ltlhm.. �ullllll � 1 � . �'f �' i / ,i.•_. �t�`��V ,�` _ _ `�'E',��-- i%��: �� t��- � � , . �c � � � � I � i:� �� ��.� '���` � ' � 1�� Ilf(ill'FII't�lll�lll'WI'llllllill�l��l '�.�1'll�{IIi� L �. � ' , �° �� ;- ; � �-„"':. `ei} ��IIII�llllillt� ° �� �'' � � Ci �� �,. �� °�=..., �' : �' ,�r. : f ` / �. ii �' 1 ii. i �• ^ t f 1��� � t t �' e�� . .: � t � �'` IW'�,�' � �� � `���� �* • 1 � �31 •,. � �� a r + i. �3 � � �� � � � �1�. _'APr..� �1�: +� �r.� / �1� _ � � �^ � � � I����� �. � .•L��t . �. r. �� �-� oti a�GS:L�� . �n�a, '�` _" i. �'1 � g. .�.�;,...°"'-�'�'�.,�«<i_... _ -- - - ��' � ' :� �'� � � �� �' � � � - � W� z� 8 24 2 6 9 20 13 19 v � I _40'-0" ; - :.� , 30'•0" 24 '- 0 "_ ; �. — 28'-0" 30,-0,� ' � 4' . . _ . d _ �., � `'' � � l y u , � { . ,! : i , i �>- / � _ �' �� /; l,. l\ } Y C ,� . : ;f - � r. � �; ,. , : ., il t ��. , I . r �-�. _�L._ . ' ��- � �RESHV:ORLUIWUS -' BE 600KSfLlEI � � h ""' , - a � ��<,�,«,•�,��,�, t � :U , , � .! .� ,, l+ . � � � I .. r - , , f SI U Q �I ; ��.,�.o��� -aoog-oi,�-�6-�0'� ) � I�'�.Do�-QI. � KEYNOTES � � � ;; r '_�� w 4' 1D SLATE TILE ROOF Gi �'�AIiHI!!�y `'.- : y"' _ ' � 2❑ CLAY TILE ROOF i '��p � Q w 3❑ STANDING SEAM METAL ROOF �':��fl,� ��1?.'►��`..'�. � �'; k V �� 4❑ ASPHALT SHINGLE ROOF 0 f; � EXPOSED TIMBER, STAINED ; d � . . .. .. � � .. �� � � � i > 41'-0" ��: �� ���� � i�% Gfi '/�'� /�IH/� �� � / �/ � +2, f���� . �l��� � =� ea� �tl— c r �� � � , � �� _� , e 4' j � G.. .E�j 1 .. _ • VK � _ � b�l C..' :. ,.. PARTIAL STEVENS CREEK BOULEVARD ELEVATION - LOOKING NORTH 0' 10' 20' 40' �6 CLEAR GLAZING IN METAL/WOOD STOREFRONT SYSTEM � TINTED GLAZING IN METAUWOOD FRAME �8 CLERESTORY WINDOW 9❑ EXTERIOR PLASTER SYSTEM, PAINTED 10 STONE VENEER FIN15H MAI N TREET P�RTI N U NIASTER SITE PLAN SAND HILL PROPERTY COMPANY CUPERTINO, CALIFORNIA 11 PR�FABRICATED TRIM 16 GLOBE LIGHTS 21 WOOD AWNING, PAINTED 12 PREFABRICATED CORNICE 17 METAL CANOPY 22 CANVAS AWNING 13 WOOD BOARD AND BATTEN, PAINTED 18 METAL AND GLASS CANOPY 23 GLASS BLOCK 14 WOOD SHINGLES, PAINTED 19 WOOD TRELLIS, STAINED 24 ACCENT TILE 15 WOOD SIDING, PAINTED 20 WOOD FASCIA, PAINTED 25 LOW STUCCO WALL � � � � _ . „ �� � � ��� � ,,,, �-_ _ , •► .. . , � � , � ' � � --- � „ ■ � ' ' _ y M , , ,.., ...,, � � ���� ■ =_ _ � � � . . ' � J •■ %��� M � ♦ �� ', � � 1 ��'� �i ■�� ��M� ,'��� _ :;:. � KENNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 wl z � x V 25 �I 16 � +,: i�_ 24'-0" , � " y - ;�% .` 41 � � ,: , �; w � �, ;,� � � � Jv , , , sY � _,... . � �,. a � � KRP PROJECT NO. 22.559 09.05.08 11.05.08 � • OVERALL STEVENS CREE�K BOULEVARD ELEVATION - LOOKING NORTH 0' 25' S0' 100' 0' 25' 50' 100' KEYNOTES � SLATE TILE ROOF 2D CLAY TILE ROOF 3❑ STANDING SEAM METAL ROOF 4� ASPHALT SHINGLE ROOF 5❑ EXPOSED TIMBER, STAINED PARTIAL FINCH AVENUE ELEVATION - LOOKING WEST 0' 10' 20' 40' 6� CLEAR GLAZING IN METAUWOOD STOREFRONT SYSTEM 7❑ TINTED GLAZING IN METAUWOOD FRAME 8❑ CLERESTORY WINDOW 9❑ EXTERIOR PLASTER SYSTEM, PAINTED 10 STONE VENEER FINISH 11 PREFABRICATED TRIM 12 PREFABRICATED CORNICE 13 WOOD BOARD AND BATTEN, PAINTED 14 WOOD SHINGLES, PAINTED 15 WOOD SIDING, PAINTED �\ MAI N STREE PERTI N T U MASTER SITE SAND HILL PROPE CUPERTINO, CALIFORNIA ' � �l RTY COM PANY � � 16 GLOBE LIGHTS 17 METAL CANOPY 18 METAL AND GLASS CANOPY 19 WOOD TRELLIS, STAINED 20 WOOD FASCIA, PAINTED �� 1 ���� � � U � Q �I �5�9-o?ot��Dlv, '_ 17L1 `�S - O �, 7X� �ooB `'� :s'r'�►�. � o20CJ g -O l F � r�►,�ip� ���,�u��.��.; ��� -o� 4 �11E� �'c������:'J _ � � "�g , � �������t���- _ �,_ �- : : _ � _ t:'�<< ��m�+y���L�� � , { ---- �� ._..._.____.____� 21 WOOD AWNING, PAINTED 22 CANVAS AWNING 23 GLASS BLOCK 24 ACCENT TILE 25 LOW STUCCO WALL KENNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 KRP PROJECT NO. 22.559 0 9. 05. 08 11.05.08 i OVERALL FINCH AVENUE ELEVATION - LOOKING WEST �� _ a� PARTIAL FINCH AVENUE ELEVATION - LOOKING WEST � 0' 10' 20' 40' �-, r--� OVERALL FINCH AVENUE ELEVATION - LOOKfNG EAST 0' 25' 50' 100' �� r--� wl Z A�Sr9 -aoo8 �06� 7� aar.�3 '�8� 7�1 �aa�'8 -�l r� �� �• �:: � `�. u �DOB -D I � � q ) P1aaa1�� �` •��,r�r�t���p �'� - eq � , � •� /' - - _ � .� ....,�� ;_.-..�,: ��� �,�l��R-��a / � _ 09 . , , ., --_�. � �_ _ r� �1��'.��r►� .. _�.._�.c �. � � � �t�r � � ,r� . _ �.___---�--_---- - --- -- - �..�._ 4,..�.�.�... _�. _6 i KEYNOTES 1� SLATE TILE ROOF 2� CLAY TILE ROOF � STANDING SEAM METAL ROOF � ASPHALT SHINGLE ROOF D EXPOSED TIMBER, STAINED 6� CLEAR GLAZING IN METAUWOOD STOREFRONT SYSTEM 7� TINTED GLAZING IN METAUWOOD FRAME 8� CLERESTORY WINDOW � EXTERIOR PLASTER SYSTEM, PAINTED 10 STONE VENEER FINISH 11 PREFABRICATED TRIM 12 PREFABRICATEQ CORNICE 13 WOOD BOARD AND BATTEN, PAINTED 14 WOOD SHINGLES, PAINTED 15 WOOD SIDING, PAINTED � �� MAI N TRE ET P E RT I N U 11/IASTER SITE PLAN SAND HILL PROPERTY COMPANY CUPERTINO, CALIFORNIA � � � 16 GLOBE LIGHTS 17 METAL CANOPY 18 METAL AND GLASS CANOPY 19 WOOD TRELLIS, STAINED 20 WOOD FASCIA, PAINTED \ 1 ���� � � 21 WOOD AWNING, PAINTED 22 CANVAS AWNING 23 GLASS BLOCK 24 ACCENT TILE 25 LOW STUCCO WALL KENNETH RODRIGUES & PARTNERS, INC 445 N. 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'.. � >� � ,. .'. : � KEYNOTES 1� SLATE TILE ROOF 2� CLAY TILE ROOF 3� STANDING SEAM METAL ROOF 4� ASPHALT SHINGLE ROOF 5� EXPOSED TIMBER, STAINED ' � � . . . . � . . - ' . . . .. . . . . . . . . . . �. . . . . .. . . , .. . . , . . —_.. _" . __ _ _ ". ._.3l11�r�� � a J MAIN STREET ELEVATION - LOOKING NORTH �-aooB�o�C, 7�'1�a�Oa"o�, 7'�2 �oS�og 0' 10' 20' 40' fi i'!"d`• [i� v ot��8 '- �� ' i ' � � Pl�u�t�� �.'s����r�fs��:� l � � �'a���► �'����►a�:ti� �^ �'� � . � �� � 6❑ CLEAR GLAZING IN METAL/WOOD STOREFRONT SYSTEM 11 PREFABRICATED TRIM 16 GLOBE LIGHTS 21 WOOD AWNING, PAINTED �i//, f'/ r f/ 7� TINTED GLAZING IN METALNVOOD FRAME 12 PREFABRICATED CORNICE 17 METAL CANOPY 22 CANVAS AWNING ��'d�y"�` ^ �, _ _ �� � 8❑ CLERESTORY WINDOW 13 WOOD BOARD AND BATfEN, PAINTED 18 METAL AND GLASS CANOPY 23 GLASS BLOCK ' �� ' � t � :S � ° �� t. 9� EXTERIOR PLASTER SYSTEM, PAINTEQ 14 WOOD SHINGLES, PAINTED 19 WOOD TRELLIS, STAINED 24 ACCENT TILE ; _. 10 STONE VENEER FINISH 15 WOOD SIDING, PAINTED 20 WOOD FASCIA, PAINTED 25 LOW STUCCO WALL MAI N STREET PERTI N U MA�TER SITE PLAN SA�1D HILL PROPERTY COMPANY CUPERTINO, CALIFORNIA � � ~ � T .I „ I` �1 ,,.,..::;:.:::.: ;:,,< .>.. _• �. � � �i��lllr� � . � ■ - - � • � _ -- � � � ,,,,, ; � - _ ......�.... ,:, • ' =u= � ° • ' � ,.,.L�—, —� . ,:,. .:,,:..,�,: : : � - - . .�:- . ��,:�:'�;: ��;�� :�I� � � 1 i �� �� ��'� � �_ • � KENNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 KRP PROJECT NO. 22.559 09.05.08 11.05.08 I w I i W z � J _ U 6 � � � 24�-�" �J _ I - — .1 PARTIAL IVIAIN STREET ELEVATION - LOOKING SOUTH 0' 10' 20' 40' � � 4 9 18 16 10 1 9 �� 35 '�" . . . �� � � . � . P . . . � a ' � ,i.a � _ � '� - . ��(�,/. ,S_ a o.c c c.c a c� � c o o c o 0 . 21H.�NfXY,1A _2J � AS7.aF.: ��2 U M1 � . . � "ANTI U�S�OR� - - - _.. . . � 1 ' � �1� 1 � � � i.. r 4^ - , �y• '•- � �- .a� �. � � o� a� a+� a� .TM,� � � � , f� ` � y ' � Zr. �:s ������i � �{ 4 ' � �; � x�nri�i} �a t.' �(�,�v?�,r.�u��e 'ai t+i � V T �� ���t��rs,3l.,t�i�}el�J / ��� � � ' � � �� � '� � � � -� KEYNOTES 1❑ SLATE TILE ROOF 2❑ CLAY TILE ROOF 3❑ STANDING SEAM METAL ROOF 4❑ ASPHALT SHINGLE ROOF 5❑ EXPOSED TIMBER, STAINED 6❑ CLEAR GLAZING IN METALlWOOD STOREFRONT SYSTEM �7 TINTED GLAZING IN METAI.JWOOD FRAME 8� CLERESTORY WINDOW �9 EXTERIOR PLASTER SYSTEM, PAINTED 10 STONE VENEER FINISH TREET PERTIN MAIN U NIASTER SITE PLAN SAND HILL PROPERTY COMPANY CUPERTINO, CALIFORNIA �,� ., �}�1 o�oo�--Dl� �'Z--o�DoB�� , u�aoo$"C�l � _ r d / � —O ^ yy y � I . y. �. ����I`ii��i�; e. C: i !::. ,' , �.� , � '.. . -.._..-�.e �1� �'�►�anrl� - � `� � ��:�__� � �p 20'-0" � '�j - ,r� � 4� � �� . � 1�:{+�.; -; . _ . . � . :' . . . . ,_ •.- � 11 PREFABRICATED TRIM 16 GLOBE LIGHTS 21 WOOD AWNING, PAINTED 12 PREFABRICATED CORNICE 17 METAL CANOPY 22 CANVAS AWNING 13 WOOD BOARD AND BATTEN, PAINTED 18 METAL AND GLASS CANOPY 23 GLASS BLOCK 14 WOOD SHINGLES, PAINTED 19 WOOD TRELLIS, STAINED 24 ACCENT TILE 15 WOOD SIDING, PAINTED 20 WOOD FASCIA, PAINTED 25 LOW STUCCO WALL ..w� I i �� � , � �hT - � � �� • � �► �—'� � '' .. i �� � � � ■ • ` I �\ --- - ' � , y - � „ ■ _II � � � i L� ■ ° • � � � . . .�•,: :,,... L,.. " '• ,- - ���,� � ,,; �. ' � � �r� �r r � � . � � �� KENNETH RODRIGUES & PARTNERS, INC 445 N, Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 KRP PROJECT NO. 22.559 09.05.08 11.05.08 � OVERALL NiAIN STREET ELEVATION - LOOKfNG SOUTH 0' 25' 50' 100' �—, �—� Z I J I 2 U + 49'-0' , . _ ,.. +4 5'-0" �� `p�,b08 �D �O� � o�� "O�i �" 008 ��g ; ,,. �,—a0o8 ' � � _ ° ' _ : -. � >y;abam�.- /'�/ ��� '//� , !!1, � 5 � i. 4 ': .: .. , . ., .. a l �/- �.[ D a D � .�r. � - . . . f/� ,, � ��"������AG�� .- � � � � t �. V �` . . . , � - _ (, � d ,� , �-- +� 5'-0" � �! _ � 0'•0" / WALL SECTION A-A M I N TRE ET UPERTI MAS°TER SITE PLAN SA�ID HILL PROPERTY �OMPANY CUPERTINO, CALIFORNIA CORNICE CANOPY WOOD Sl ALUMINU' SYSTEM 1 WOOD TF TIMBER P LOW WAL EXTERIOF ATHLETIC CLUB ENLARGED PARTIAL SOUTH ELEVATf�N ._ ............._____- ___ - �._. ._....__ , : -,.:�, :_. ........ ..........._.............. .�,.. ... . _. . _ :,:., ... ..._.. ,. . .., .._. -.:;;�� .; ...._.. . .. _-_ . . _ ....._. .�.. _... . .. ,. �.. _.._._..... ��� _ <. -,,;-,:_. ' �``.:. �'-:.., � �'`, �_ .. �.. t�f :t:.Yr..f:^.. .: ` y V'�:. ' . . . �• \ <�� �'. , � � � > Q . ��-. �. � .t � �'� ' _ _ r �' .; �' .. � � �>.. z � r� - - ... . _.... . _ . . ...... ._ ,.�. _,: �; .. : ... : .. .., : , . . ,. ! . � _� � � :.... ::: [ :� : . it, t `: ._. ?.'�.� _... 1 1�1_\l.l. � - �.� ��'f . .. ,.. .. : : .:,, ; . _ ___ .,. �: ,<. �.; .. :.. .�-,'. 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Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 I I ( I 1 I 1 I KRP PROJECT NO. 22.559 09.05.08 11.05.08 SL4TE TILE RC TIMBER POST TINTED GLAZI� WOOD TRUSS EXTERIOR PLA STONE VENEE WOOD SIDING STOREFRONT WITH CLEAR G WALL SECTION B-B - — - ; �'� ������' �� SENIOR HOUSING ENLARGED PARTIAL EAST ELEVATION u�af.�8-o1_ � Asp.� * ' ,.. �/''.,x,� �• ' ,�� /�lf/�� ,� , � ." .. ._ .--- .............__..... .... .. ... � - �-_ 1_ . G� .>: :::� . , D , ... . � � _ . _ v .._: :�,. I . .... . ; . �� ; �: ...:..:... . . :: . . ,; , .: �,. p .. :� .` , �-.,>, . , .,... � . , , - _ ' ,�:: . :� ; , :-:: s i;:. •. '� �� � + S�gn�iu�� ,� ; ,:�' ,:z �;; _ , _ � ,, - > � '<�; �� _ , _ ' } i C A _ � _ ..i �....._... _,_._. � . . ...._.i.Z.,,_� __, . .a.x.i.�. . , , . .:��_.7.'_.......�.. : ' _ '� _ . : : . : : -- .-- _ _...._ __..... .. ,.. , _: . . .: . . : . �:,.. 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Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 I 2 I I �1 KRP PROJECT NO. 22.559 09.05.08 11.05.08 16' ,��'�a� �� / � ._. . � "(��� �,,°� � �.. ��� _:7���'`_���'. � � 1 CLAY TILE TINTED GL CLAY TILE EXTERIOR SYSTEM GLASS BLC TINTED GL BALCONY EXTERIOR SYSTEM CANVAS A1 ALUMINUM SYSTEM ',N WALL SECTION C-C MA N TRE E R T U PE TI N I\/IASTER S ITE SAN D H I LL PROPE CUPERTINO, CALIFORNIA PLAN RTY C�M PANY ----- ---------------�---.-....... OFFICE B UILDING ENLARGED PARTIAL WEST ELEVATI4N .::,.., _ _. _ .. _.... , .,, - _, . ..__.. . .,. ., , �_:__ . ............._............, . .,._,`,,, _, . . �,,, � _ ... : . . . __ __ .. __ : ..: . .... _ ......_::::::: .........:... : .......... � _, .,.. . �,.. ...... .: . ..:: ......_.._.._ '\ �:T. ,. : . .. _ ................ . .... .......................:::::::...:� : ...: ,- ;: '�� . : ... ��' ��': ; ::: .. , .. : _. ...-�......� .: ....... ......; .:: . � %ir :. . r:. ; ;, ,, i.;, . ..(�.,,.t;:T:.r., _:�' . ��;�.�., �"- ,. ..::.::.:::......�:::.;::....::::. , ;=`' ,: . ... : ���: , t' . . ::. .: � , V::...:,: -�. _ ... �� ,....,.:.;: �:... ��;x . �' �.�.` = _ � - . ..., �.._.. , �� . �$ ,-,�: :., . ;� , .� �� ��< �. .. . .. , _ ..... , :. . . ;. : ; . .. _ ; .::-� . .. : � . __ , ,; ,, �. � . ,��� >� . : .., ' z , ;...: .; . _ . . :. �.. , , > ,. . ,, .. . . . :� . . . ,� . . --- �; ; �; � . . �" .. . � `. .: .,� : � :_ . _ 1 . �., : , � � �! . 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WALL SECTION D-D MAI N TREET PERTI N U MASTER SITE PLAN SAND HILL PROPERTY COMPANY- CUPERTINO, CALIFORNIA CLAY TILE ROOF CLERESTORY WIP CLAY TILE ROOF CLERESTORY WIP EXTERIOR PLAST WOOD RAFTER T, CANVAS AWNING ALUMINUM STORI SYSTEM WITH CL RETAIL SHOPS FNLARGED PARTIAL IVORTH ELEVATION _... _. _. ,: _...., .._ ._ ....___ ...._..... .... .:. . . _...... ... - x ... . . .. ..,... . ....._. ..__._..,_._ _.._.... _. ..... _ ___.. -;� . . ... . ., : . • r : : : ..:: :: : .. ,�� .........._. ....... .. . .... :: , ........ ............ . ..:: .. , .... , ,,,. � _. .. . ____ _ . .... , .,:. �.;... ., _ : ;:�: - _,. , i , .: .:::....... . , .; ... : , ....�..: �!. !�f�:Ti:Y:iT::T.. -.. ;., • �� . . . .: ....... ...,..............: .��;: � .::.............. ;�. :........ ......................:. : : : : . : . _.. : � -;.:..__....._...... 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' : :': ::. : :.: . :.: �� "_ �� / i / \ , _ : ::�: .- - - _ : ..: �: � : : :.<. . .1�. .:L:a: � � ,.....: :: . � .......: ....... . . . . . . . . . .. ......... . � ' _ ._._.�,�-� �� - ;�w� _: ._..... ....... _ , ,......, •�,=; � ;� .:..:..:.: ::: : ; :: . : �,�> � i� ..� ��� . � ;:{D . : , _:: : . . c; � ,. :: �,, � � } _ �� _ f . . - - . � ........ . , �....._..: , . . ...... ,.... ..�.<.,. .. ..' . • � ..� ,1 l(� '.__' '"..__ � : ' • ' I � ; '_' . .. ... , i . ;......, .., ` ' ., �.... :: . , . , , .` � .., ._ ......................... `.. ! KRP PROJECT NO. 22.559 KENNETH R4DRIGUES & PARTNERS, IIVC 0g.05.08 445 N. Whisman Road, Suite 200 11.05.08 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 I I I I 1 ) 1 I ; • •-•' rr -W� ~ oY� �• {� �✓J/L11J� ��� � �K 1 ; � i'�'! � � �'��, ' �:-' (,� "0�00$ _O / ' � , Plo��tii� C': � . �_'� -- ! Cl�r rst�ncl! / - ocj r �...:� _�_..__ _. a s�,w 3 ; ° �inn�7u Di ./%� {' � i +20'-0" +1 5'-0" WALL SECTION E—E AI N TRE E M S T TIN U rER A TER M S S I T E P LA N SA�1 D H I LL P RO P E RTY CO M PANY CUPERTINO, CALIFQRNIA CHIMNEY STANDING EXTERIOR WOOD TRE TIMBER PC STONE BA; ALUMINUN SYSTEM Vt i45�1—ao�-o�,. - rlLt ��-�/, �,..��_ � ��������(�v�,, � t� --��g =�r � i ��t � � P1ioN�ung ��ra��c 4 i�� lr �,,� �— ` r0 g ��' �'�';�'' _ _ _. -/ `"°20 —Oq � � S����c� _� �_.;. _ � r�A9:' F4'�:.iF..r•cr.r .. RETAIL SHOPS ENLARGED PARTIAL NORTH ELEVATION _ . . .. ......_...,.._...._ , ._,. ___.. _ . ,.�.. ,.._........._ ....................... ua.:s . c: . ._ ___ ���.,, T ; ��' .. -� ..,�.,:,:,,:�,-_� - - , � ,.: , :; ,;:. ,. _ .�. _ _,.......::::. ;:;€ �. ;::.. ... ..... . ;::;::.;::.::.....,.....:.-.:: . . :: : �' ��� . � . ..... _�_,,;.. ................. ... �. ,� _<,_., . , .:.�-:T.;>' -s ` y .. ��� . ..,:�..� -;.�': - .... _ ......_._ ,... ...:::; —, . . - ;�.,%:: � �� �; ,�:� :� �. .;- �::.. � - ::...., ... ., � , _ -, -- - _ , _.._..___........ ;: s� ...,.,:.:�.:�=:...-., r�:>:.:>:�.;�, �, _ ''.�>,; : ;��: ... ,_�:.,. �..,:_. ' . .. __,_.�._...., _,. . :; :' .� , _ . --- „ ., „ . .............. . :. . . . ... : . . _.. _.__ . -,. ,; � -. . : : s :_� : .�. t : �: i., '-i '. � ._....._...i,:l�'E=. : :' ..... �:. . .. 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Whisman Road Suite 200 f Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 ( I I I 1 I 1 � KRP PROJECT NO. 22.559 09.05.08 11.05.08 1 s � EXISTING HOUSING SENIOR HOUSING AND RETAIL SHOPS PROJECT i OVER GARAGE GARDEN TOWN SQUARE OFFICE OVER RETAIL SHOPS z� �i i I` � OVERALL SITE SECTION A-A 0' 25' 50' 100' GARAGE1 OUTDOOR POOL ATHLETIC CLUB �AND ACTNITY AREA � TANTAU AVENUE i rs TOP OF WALL +48'�" ROOF +45 �_ Q . LEVEL 3 +30'-0" LEVEL2 +� 5'-0' � LEVEL � 0'-0' EXISTING HOUSING EXISTING HOUSING EXISTING HOUSING GARAGE ,..� �.•. � +53'-0' ___ .._... . ._ _ _. __ . -_ __...._ _.__ _._..__ . __ . _._._..__. ____.. - _.... ROOF +50�-0• SENIOR HOUSING LEVEL4 +40'-0" SENIOR HOUSING LEVEL3 +30'-0' i ToP oFwnu ' SENIOR HOUSING _......_._........_.__.._ LEVEL 2 � +2a�..�� ..................._................._...._.....:.............._......... +zo.-o• SENIOR HOUSING � MEZZANINE +�o�-o� GARDEN RETAIL SHOPS SENIOR HOUSING LEVEL o�-o• GARAGE LOWE -� o�-o• GARAGE LOWE -zo�-o• ����� +so•-o� ROOF +56'-6" LEVEL 4 +43'-0" � LEVEL3 +2g'�^ LEVEL 2 +�s�-o- LEVEL 1 OFFICE LOBBY -� o•-o• \ ENL,A GED- S�CTION A- � HOUSfNG, TOWN SQUARE, AND OFFICE � O � — 0' 10' 20' � 40' � �r�pd _ � ° � � . (/(, _...........___�-_. ��_...._. _._. .:.:._..::._ . _ ................____.....___., ...,. _.. _.:_. _.....:._._.....__. . . . :..� . - � �>a: .. , MAI N TRE ET U P E RT I N MASTE R S ITE P LAN SA�I D H I LL PROPERTY COM PANY CUF'ERTINO, CALIFORNIA OFFICE OFFICE OFFICE RETAIL SHOPS C""��''Q;9 '� KENNETH RODR/GUES & PARTNERS, 1NC � ��q�i�r��i4��* �'*?,'Ft . ,. , � e . � . ¢ 3 `�""�� �- 445 N. 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Whisman Road, Suite 200 j ���� y�°;�,�� i� � ,�� l� ��'' �;;, _ Mountain View, CA 94043 � . . , ���- ��� n ,... -y _.�� , � � ._. . , � � �,� , , � � ,, - "` �� ,� ` . . � ....., Phone 650 . 965. 0700 - .._..........__ � . , ;;; ;< : .._.... � ...,; . , �": `'� `_ ? '%%�.,�, .. »�i» \1.��_..r�. . � ;. ; _- - - Fax 650 960 0707 r., ...._. , . . : • ' :: A + :..... �t t ' � [ ` . � �; ................... , � •a� r . ��?n S ' .. - ... . .-'.. -' ' _ ., �., : . :' �, � l, .er ,y� ^ ,� ; : .' �: . . ': �e.J���i�%7d�t@y . : ::. ... ♦^ ✓� �♦ ., %< . .� _ .� �i . .� • � � . ' ` n .. �� t X . >_ _ � :; ._ ........ :.:: �. 7 \� i , , „ �' , . >_ _ _....... t ....:.: ...� z.. . .,/ : ' . . . . . . . ___ . y 4 ° �. �-�: .....�fi _ . � , . � .�C... _- _ � a..�.n•': '��.�. ..:�. : : - . .._..._ ....... � �.. � ' :.. �' � � ii, : : :.._. � ' r �` ::..� r � \ J�`. �t � :. .... �� - � .... ;... ......;�, 1 .._ _ \ _ � .. ,, _ ... ' . 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Whisman Road, Suite 200 11.05.08 UPERTIN ._ , _ � �. - - _ T �y . . � . , ( � _ _ . � J . � 1 , � r' ( ... �t � � , _ , Mounta'n View, CA 94043 ', �.� � -�_�-:... ._ -�--_.. t ... ;,+ � i ' � _. . .. ^\,�.-..��\��_.l\�..\11 \\1 �`\ _. � • '_� :. < ' . . i „ � � � �* r: ;: � `� �-� ne 650 . 965. 0700 ,: .. . ,, >; � __ , ,., , �</ ..... ; . � � �/1ASTER SITE PLAN . �� Pho � r- � -��> > ;� :. . ..,. _ � ., : .. � �� :: � .. � ° ; � � ��� ,= .. : �,._, ;.i .,--., �- . . . : �i Fax . . . f : :, � ..: : . ....:. � ' 650 960 0707 ., . - - � S!(;t18iurC : : : �_. �� ; _. , ....._' .=: ;;. : ; ; r::..:,.;_� _,..:..:_. _....; , , ." �� � - _ } � _..... � H I L L � R O P E RTY � . : , , ,� �; : , . [� � �� � ,:-;;::-� j . CO M PAN1� � ,, .. .� . , : . . ._ , . ,: _.._ ,, __.._ , .. ____ � .. .. . ; .;______ . �____. .__ .___.., ___. . C U P E R T I f� O, C A L I F O R N I A ....�:._.--- - --- ,--._.�. --- --._...._ _. .. ._.._ ... ..... ....... : -- - , ._.C: .:. 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Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 KRP PROJECT NO. 22.559 09.05.08 11.05.08 w� _� ENLARGED SECTION D-D AT OFFICE AND RETAIL SHOPS �� � � 0' 10' 20' 40' I STEVENS CREEK BOULEVARD HOTEL GARAGE1 ROSE BOWL SITE SITE SECTION E-E 0' 10' 20' 40' RETAIL UNIT UNIT UNIT UNIT UNIT GARAGE 10' AT HOTEL AIVD GARAGE 1 RETAIL SHOPS VALLCO PARKWAY V PARKWAY HI� � � FUTURE CORRIDOR �i� I RETAIL SHOPS TOP OF � — � �°�� -p�� �jj� ..�� '� SITE SECTION F-F AT ROSE BOWL SITE AND RETAIL SHOPS � u'"�DO�"ol � 0' 10' 20' 40' � i�1'WItIt/llb" r,'., , , �':: sCD3° ��l�'�O 7 ;> i C7�y Cr►���rC�l�� � I o�t� "d �j � � � r ................_...... � _ a n :., ... .. - _ _.... ... ... . � •_ � py � c ���106�11���4e ._...._ . . , F �_ �� � �. E � - - � . .::...:...: . _. .� , ` C:'r�r� �' ��r �.. : �' : : .... ° KRP'PROJECT -.__. .........:..... �'• � NO. 22.559 ' ;i ` �,,. .,. , .., _, ' ,...:. , , .,; f: ;;'; '` '°� ,.;, , ,.: ,., � � �. 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' - ,"' �: ' .:-'._.. ,.._ _:. . .. . � . -.� /. ' � - f . , , -.:_ � .._._ ... ,._,'_.. ..:._ �...�:_c.��_,....�... � :-�, ....�_..._ . . :�..�;�..:,, _. -. .. ... .. . .. .... . . .. '•�. . ... .. .. .. . . .... . .. ...� _. _.. _ . .,. . _.-_. _ .._. , _.. _..._...___. ,_. _... _,,._... _ . ......... ......... . . ...... . ...... . .. . .. . .. "' _ KRP PROJECT NO. 22.559 KENNETH RODRIGUES & PARTNERS, INC 09.05.08 M A I N S T R E 445 N. Whisman Road, Suite 200 11.05.08 ET PERTI U S I T E M A S S I N G Moun tain View C A 9 4 0 43 M n�'� C p � I T C p L�� Phone 650.965. i�• C r� i c r Fax 650.960.0707 SAND HILL PROPERTY COI1/IPANY CUPERTINO, CALIFORNIA FLOOR PLAN KEYNOTES 1❑ CONCRETE SLAB 2� STRUCTURALCOLUMN � STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS 5� BOLLARD � ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING � EXPOSED TIMBER POST 9❑ 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCUTATION LOBBY CORE 15 LINE OF CANOPYABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARK►NG STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL Z � STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED'TRAFFIC WHITE" 23 LANDSCAPING MAIN T REET U PERTI N MASTER SITE PLAN SAND HILL PR�PERTY C�MPANY CUPERTINO, CALIFORNIA BUILDINGS 1& 2 STREET LEVEL FLOOR PLANS I � ;' /�� � . �; ;;>. T � ��� � �,.�,. .� ��� •�� \ �� �. . :u � ' � � � • .. '.: � `� ' ... � ( '���►` � � ♦ -- � � KENNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mounfain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 10' 20' 40' 60' 80' I ( I I I I KRP PROJECT NO. 22.559 09.05.08 11.05.08 � • • LEVEL 1: 106 STALLS LEVEL 2: 82 STALLS TOTAL: 188 STALLS � .. . ���g'O Iv � �' � � u-aoo$-ol 1�6 �o` �°�ai�ltb��!��: '' J` � ��� �� _ . �1�6�� ��jl��a�- �''_ _ . ._ - . .- .. r .d� r� ; S isnntu�e ��N�f. te� � MAI N TRE E T PERT IN 1!/! �� 1 � i� S I�� SAN D H I LL PR�P'E CIJPERTINO, CALIFORNIA PLAN RTY COM PAI�Y FLOOR PLAN KEYNOTES 1D CONCRETE SLAB 2D STRUCTURALCOLUMN � STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BLOCK WALL CONSTRUCTION WITH EXTERIOR _ FINISH PER ELEVATIONS 5❑ BOLLARD � ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING � EXPOSED TIMBER POST 9❑ 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR _ 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPY ABOVE — 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL 2 � STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED'TRAFFIC WHITE" 23 LANDSCAPING KEY MAP � � � � , � �� ,�`�'�'� � � � — 4t � ��,� p O `''-'-=-'.;..-.�'�:��'� - � �Qlp� � .. -....... c�a:: . .-:�:.... o � �� � BUILDING 3 GARAGE LEVEL 1 FLOOR PLAN KENNETH RODRl & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 8' 16' 32' 48' 64' I I ! I I I KRP PROJECT NO. 22.559 09.05.08 11.05.08 LEVEL 1: 106 STALLS LEVEL 2: 82 STALLS TOTAL: 188 STALLS a ��¢ . � Io `� 0 �' D�P� �1"� �°�06�� ��o`��' � . (i(, ��OC� 8'OI � da � � r�'anta�a�� �'�ntrre��=.� ���P'D_�.. �'���� �"�r������r��=� ���° ° ' l � _ - Signx�►u�c �.r :,___ T- �.��,�, MAIN TRE ET IJPERTIN I V 1 �'1 � T C f�, � 0 ! � SAN D H I LL PR�PE CUPERTINO, CALIFORIVIA :�' 1 ' _� �'= FLOOR PLAN KEYNOTES 1� CONCRETE SLAB 2� STRUCTURALCOLUMN a STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BLOCK WALL CONSTRUCTION WITH EXTERIOR _ FINISH PER ELEVATIONS � BOLLARD � ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING SD EXPOSED TIMBER POST 9❑ 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR _ 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPY ABOVE - 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL 2 � STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED'TRAFFIC WHITE" 23 LANDSCAPING KEY MAP � � � � � _ � � c_J �= � � , �" o 0 ;:�;�. �,�, o .. ........ � �Q I pa caa : �_w... o �� BUILDING 3 GARAGE LEVEL 2 FLOOR PLAN KEIVNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 8' 16' 32' 48' 64' I I I I I I KRP PROJECT NO. 22.559 09.05.08 11.05.08 � � � � � � � � SENIOR HOUSING STREET LEVEL: 16 UNITS MEZZANINE: 18 UNITS LEVEL 2: 41 UNITS LEVEL 3: 43 UNITS LEVEL 4: 43 UNITS TOTAL: 16'1 U N ITS � a,pog-o�n, ��a�g.ol, 7"�aoo � � , � c �� � r� /� Q � ,7 �.''eG d�p ' � � �` � F ` � . � �_ � � � 4 /�/_�� $ CP �'�119it�1:��'' `� �- � l �� - p�'1 � � ``���� �a�a�;q'. _ -� ' �� , �� . 9 > . �?� �. f. y : t � ` ���.��d�=� , } :,�� �, ; �-,� , . _ : j -.s- _ �_� MAI N STRE E T P U ERTi N MASTER SITE PLAN SANC7 HILL PROPERTY COMPANY CUPERTINO, CALIFORNIA — — � I ( � I � - - I _I I I � I I --- --� i 17 I -�- -I I I � � � � 14 I i � I _ _ _� I I — — — — — — --� I � I � I I - --�-I � I � I I I --J I I - �= . � ( � , _ . 1 1 I J � � � 1 � � � I � � I J I - I � - � � � � . ; : : ! . _.: � ..,.., t, ...,.... _..... _. �,.T. ._�.. .............. ;........ .. i BUILDING 3 STREET LEVEL FLOOR PLANS FLOOR PLAN KEYNOTES 1❑ CONCRETE SLAB 2� STRUCTURAL COLUMN � STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS 5� BOLLARD a ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING 8� EXPOSED TIMBER POST 9� 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPYABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL 2 � STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED "TRAFFIC WHITE" 23 LANDSCAPING KEY MAP � � \ : � � C-J �� ° � O �} � � o :: ::....'�:... � I�� I pa C��:: ��.... o �� KENNETH RODR/GUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 8' 16' 32' 48' 64' I I I I I ( KRP PROJECT NO. 22.559 09.05.08 11.05.08 � 0 N SENIOR HOUSING STREET LEVEL: 16 UNITS MEZZANINE: 18 UNITS LEVEL 2: 41 UNITS LEVEL 3: 43 UNITS LEVEL 4: 43 UNITS TOTAL: '161 UNITS ' �q� - Ol�, � - �a�a - D 1, �- , .� �,�,_a�� _,�1 �--� -0.9 a .�tr.WFo. ��:. _ �f��i �ti7tarr�t /'a� �0�=- - � � ._ _ . - �. �y n � ��:, �' : i: k f�' ,yr'���.7E.7!'S./ � L 0 m c� � � N 0 0 N � � N � a> N P. � �, o ,� � � c 0 � MAIN TRE ET PERTI U N M A S T E R S I T E P L A N SAND HILL PROPERTY COMPANY CUPERTINO, CALIF4RNIA 25'-0" 39'-0" I, 29'-6' 216'-6" 39'-0" I � `....: : ; :....: � -- I I I — — - � � I � I I _ � _) I I � I I 1 - — — -� I ► --� - - I I I ' - -� I I I I � _ _) I I - — — — -� I I I I I ' - -i-- - I I � � � 1 I — — J i I I 14'-0" �, 15'-6" I, 39'-0" I, 15'-6" I I - I _ _ I � � � I I ( I � I I I I I ( I ,7 I --+-- - � I--. I RET AI � � i �i _ i _ i BUILDING 0.3 BELO i I i � I I I � I I � I I � � � I � � � - - - t- - I I I � � I � I I I I I I BUILDING 3 MEZZANINE FLOOR PLAN FLOOR PLAN KEYNOTES 1❑ CONCRETE SLAB 2� STRUCTURAL COLUMN � STUD �RAMED WALL CONTRUCTION WITH EXTERIOR FIN15H PER ELEVATIONS � BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS 5� BOLLARD � ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING 8� EXPOSED TIMBER POST 9❑ 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPY ABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL 2 � STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED'TRAFFlC WHITE" 23 LANDSCAPING KEY MAP � � � � �� �J ,.� _� `� s � _ � . � x V p o a:, ....... � � Q Q �:"�. � �� KENNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 8' 16' 32' 48' 64' I I I I I I KRP PROJECT NO. 22.559 09.05.08 11.05.08 i i i SENIOR HOUSING STREET LEVEL: 16 UNITS MEZZANINE: 18 UNITS LEVEL 2: 41 UNlTS LEVEL 3: 43 UNITS LEVEL 4: 43 UNITS TOTAL: 161 UNITS TYPICAL UNIT 612 SF %4" = 1'-0" � „ ii MAIN T REET PERTIN U NIASTER SITE PLAN SAN D H I LL P RO P E RTY CO M PANY CUPERTINO, CALIFORNIA , , i � , � � � � i i i , , i BUILDING 3 LEVELS 2, 3& 4 FLOOR PLAN � �� � i ii i FLOOR PLAN KEYRIOTES 1� CONCRETE SLAB 2� STRUCTURALCOLUMN � STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BOLLARD D ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING 8� EXPOSED TIMBER POST 9D 6" EXPAN510N JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPYABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RE5IDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL 2 � STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED "TRAFFIC WHITE" 23 LANDSCAPiN� � �Od g 01 � y � Q'� �•'� "o�d O� �8 , � F1�r`3FSZ�� � a�C)!' g O / � KEY f!4/1AP `v � - �v-�� � .. � _ _._. /`� - o� ; � .�� ; - �. 0 0 - ;. ��. � _ . �� ... ..... .. � �Q � �� : � KENNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 8' 16' 32' 48' 64' I I I I I I KRP PROJECT NO. 22.559 09.05.08 11.05.08 �}-g+W -aoo� _ p � , - fiM - aoog � 01 , 7" � . p. u,,a o, � ����� _. � //� � ���.,� 4 '_Pe,:?�}w•^��.-a,*..�_ ' ��I/� V • � � �A � i `� f � 0'�0 � D��_ � ° g a i �y�;i "':�„"' _ -- f��sa+ =��°''f 'i K "' MAI�1 TREET UPERTINO M A S T E R S I T E P LA N SAN D H I L L P RO P E RTY CO 11/� PANY CUPERTINO, CALIFORNIA 53'-0" 45'-1" 53 0" � 26'-6" � � I I : �.. :. . . ��� --,�� I I ie � �-u� �-i-u � �m� �-.u-�s � I I F C j; i \ �J !: �J -; � _ � _ � — �J BUILDINGS 4& 5 STREET LEVEL FLOOR PLANS FLOOR PLAN KEYNOTES � CONCRETE SLAB ❑2 STRUCTURALCOLUMN D STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS 5� BOLLARD � ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING ❑8 EXPOSED TIMBER POST 9D 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPY ABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL 2 1 STANDARD ADA VAN ACCES516LE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED "TRAFFIC WHITE" 23 LANDSCAPING KEY MAP � � \ �� � �� _� � � � : 0 o . ...� .... � �@ I pa c�a ��.._ o �� � KENNETH RODRIGUES & PARTNERS, 1NC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 8' 16' 32' 48' 64' I I ( I I I KRP PROJECT NO. 22.559 09.05.08 11.05.08 > I 65'-�" 2'-0" 34'-0" � 31'-0" \ , .;- ;- � �% ... , _ .: .. . _ , ..:. . ,� � � — 1 o I I I N �] L 2 2 - - - - � � REI�AI L � �� BUILDI G NO. 6 � ,, o `: ti � 5,78 SF 6 o I II io 0 3 - - - - 3 I� � I � o � i. / //. m � I I I 4 - �� o I oi 5 0 N `. ��� MAIN T REET UP�RTIN \\� 1 I �!�!�►» � � � � I I I I _ — � - 0 3 — — — � 37'-0" 32'-0" 41'-0" 110'-0" :' � � a g c � IVIASTER SITE PLAN SAN� H1LL PROPERTY COMPANY CUPERTINO, CALIFORNIA A B C D �: ��+'� — oG"`��"" 1v � / / ":` Oc u(JCJ �� �� ° � 9'-0" � i ., _ . . . n �r_/ A� .r ' ; ��•v , ,. : OJ � �..������:......_ _ 8� K 32'-0" 33'-0" 4'-0" � � � ob nl ...::.:� .z . _ , .p... ... ... ; _... ..,; a; • � . \ . / ,.. , � \.. . ! \'�'":, . ' � . . . : ..:. ..... ..... _ ..... . .. .. ..� — o i plArtl�r'r� 4!'M's���i^�x� , � ( - •- ' : . � d _.. __ � `� . p > �_.. -.,, . .- _� _ �,���/ �: - - �: i ; — . , / �� ao oq __ _ . � €: ��� C !� ► �..ety;';,� ,r � ; I " . ��..a ` ��� ' I p ' �'.� '_ • ` .:�.�.. _�: % ��.._,,.:_ �, ° 15 -' ,. _..... . ....� :` I 2 o . .. � �.. . N i :[ ..........., � ........... - - - - . �3 ;�;� � ... � s � ,� . _ .� , i � � � :�:���;+�.�:�:��,��- RE AIL ; ' - � ; : � 3 BUILDI G NO. 9 0 - . ' _ _:....:.... ....:._ .......�,:�..�_..._:_- I , - . :.: ..: . . �,..,� . 5 43 S F ° I 0 3 7 cn I o ° C O — —�-- — — I (V - N — — — � — —O I � I �. � � \� I BUILDINGS 6, 7, 8& 9 STREET LEVEL FLOOR PLANS FLOOR PLAN KEYNOTES 1� CONCRETE SLAB 2❑ STRUCTURALCOLUMN � STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS 5� BOLLARD � ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING D STOREFRONT ENTRY DOOR WITH CLEAR GLAZING 8D EXPOSED TIMBER POST 9❑ 6" EXPANSION JOINT BENVEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPY ABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL 2 � STANDARD ADA VAN ACCESSIBLE PARKING STALL ZZ 4" WIDE PARKING STRIPE, PAINTED "TRAFFIC WHITE" 23 LANDSCAPING KEY MAP � � \ � � �� �J ° ": o o : :: � -::. . . � l� I � ��: : : �. _�. o �� .. KENNETH RODRIGUES & PARTNERS, !NC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 8' 16' 32' 48' 64' I I I ( ( I KRP PROJECT NO. 22.559 09.05.08 11.05.08 i 56'-0" 14'-0" HOTEL FLOOR PLAN 350 S F 1 - �'` �� ,' � �� � - - - � � M ifl CV � � / „_ � �_��� 4 240'-0" 128'-0" 56'-0" FL04R PLAN KEYNOTES ' :....�......_ .............._..._.................._..... 1❑ CONCRETE SLAB :...,..........._ ........................................... 2D STRUCTURAL COLUMN ?I i °. '� � STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS ���.,� ��., 4 BLOCK WAIL CONSTRUCTION WITH EXTERIOR ;, �� � FINISH PER ELEVATIONS � --- � ---- 5� BOLLARD i '�� � 13 \' � a�UMINUM STOREFRONT SYSTEM WITH CLEAR .:.. \,. .. GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR �` GLAZING � EXPOSED TIMBER POST /....: 14 9� 6" EXPANSION JOINT BEIWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR �� 11 FUTURE CORRIDOR _ _ _ _ 12 FIRE RATED CORRIDOR 16 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 17 15 LINE OF CANOPYABOVE 16 LINE OF ROOF ABOVE 18 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 39 TO REMAW " 20 `� 20 STANDARD ADA ACCESSIBLE PARKING STALL � �: 2 � STANDARD ADA VAN ACCESSIBLE PARKING 38 21 STALL ? — --- ; � 4" WIDE PARKING STRIPE, PAINTED'TRAFFIC "/ / � O 1 1IIIIIIIII II I 22 wHITE" -- ' _ _IIIIIIIIIII�I�I� - -------------------- -------- - I IIII =_ - ---• 23 LANDSCAPING � � -� D , 13 , , 13 , i' '; \ � __ __ ,,.,..... . �. �.�/�J "/ r/] �/ - : /'��,,,��/�/�/�/� ,. _:.. : ��.�` �� I G�� �V � � r !{ � 6/1� �� ...: . -. -...�:�::. . . ��::.�:�.�. ...;. � .. .. ...:... . ... ... ....... ..... , : , . . . . , n ...... . ... . . . � � I .... .. . . . .. .... � .: "- .. �: � . ... . . r ..�. ...... . �� . . .... 3i,. z �r..za..�>.. .A .. �_� �/� � .... ..... .. b s�' , . _. . ��� ;1,.'r .. >, � �.....�. �. � � � "` � I b o� �: ,. ��r;>>uyJ � _ ;:.. , , � ' � rt `'` �� _°Y `� � LEVEL 1: 46 R40MS � LEVEL 2: 53 ROOMS � C1.,N CotK�a�� x ���d 'D�„� � LEVEL 3: 51 ROOMS M��,� o TOTAL: 150 ROOMS Signa,ur� � ���E ���;���;��- � MAiN TRE ET UPERTIN O BUILDING 10 STREET LEVEL FLOOR PLAN MASTE R S1TE SAN D H I LL PROPE CUPERTINO, C�eLIFORNIA P LA N RTY C0 M PANY KEY MAP � � \ � �� �� � � ° � O o =: :: ���:� � I�Q I pa aa:: .�:�..._.. o �� KENNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mounfain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 8' 16' 32' 48' 64' I I I I I ( KRP PROJECT NO. 22.559 09.05.08 11.05.08 �........- ': ' I ,......_; i , � � , _ __ . .. _ ... ___ ._.....,_..._._.. _...,� : , ::.:::.. :.:.. _ . _ , , , ; . , . \ . '� _ % �` ;,. , � , ., , 240'-0" 56'-0" . 128'-0" . 56'-0" � �/ � � m � I �4-S�-a 8 -ol �'t - ��o �� - �.-aooa og , ' ', , (� �-'dDoB- D 1 �...,a � G e � �_� � �S�i.r.�Fy61g� C.� � A;;1 ��p � C`�f,�► f a;�'n _ �'�Q'�.=...._�, s: _ . D � � 1` ��� �__ . Y `r: `z + MAIN STRE E T P RT i N U E O n/1AS�fER S�TE PLAf� SAND HILL PROPERTY COMPANY CIJPERTINO, CALIFORNIA LEVEL 1: 46 ROOMS LEVEL 2: 53 ROOMS LEVEL 3: 51 R�OMS TOTAL: 150 ROOMS BUILDING 10 LEVEL 2 FLOOR PLAN FLOOR PLAN KEYNOTES 1� CONCRETE SLAB 2� STRUCTURALCOLUMN � STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS D BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATtONS 5a BOLLARD � ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING a STOREFRONT ENTRY DOOR WITH CLEAR GLAZING 8� EXPOSED TIMBER POST 9� 6" EXPANSION JOINT BE BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 UNE OF CANOPY ABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL 2 � STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED'TRAFFIC WHITE" 23 LANDSCAPING KEY MAP � � \ : � � L_� �� — ° � �: O o :: ::"...::._ . � i�a I �C� Ca� . : �:�.., o �� KENNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N a' 8' 16' 32' 48' 64' I I I I I I KRP PROJECT NO. 22.559 09.05.08 11.05.08 I I I I 2ao�-o° 56'-0" 128'-0" , 56'-0" � �/ � a7 � � I I �I-S�' �c�.C�OB , 'YI�I -�t�p$-t�l� 7�2- a008 ^Og � � �%�DO� r0� y ,, ; i���r�t3 _ . . _ /��o -Og " ,._� . , +r_a�N t'�;��,- �: t_a o-o q . � . __ . . _ � � � f � i :� �o- � i _.-. � 5 ra�l�� /ec��.:".i{(;L"i_ j � � MAIN STRE ET C P U ERTI N IVIASTER SITE PLAN SAND HILL PR�PERTY CQMPANY CUPERTINO, CALIFORNIA � LEVEL 1: 46 ROOMS LEVEL 2: 53 ROOMS LEVEL 3: 51 ROOMS TOTAL: 150 ROOMS FLOOR PLAN KEYNOTES 1D CONCRETE SLAB 2a STRUCTURALCOLUMN � STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS 5� BOLLARD � ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING 8� EXPOSED TIMBER POST 9❑ 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPY ABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL 2 � STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED'TRAFFIC WHITE" 23 LANDSCAPING KEY MAP i � � � \ � � �J ��� — ° O o .. :..�... � � <� � Q � D gQ:: �:�.� o BUILDING 10 LEVEL 3 FLOOR PLAN KENNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 8' 16' 32' 48' 64' t I � I I ( KRP PROJECT NO. 22.559 09.05.08 11.05.08 I I I I . � 1 - 0 � N � � "r v �J - - o ' N ,� �/ : - - u� N N (V O � �/ - - io i� �% - � � — CV it) � — — m N N � ` � N �% `� � 2 � � A� • � ry � 82 �2., � � � 6 RET L � A °�6-- �ILD(N NO. 1'�, 3 , 76SF � 15 \ � \ � 7 � le/IAI N TRE i1/IASTER SITE PLAN S�4ND HILL PROPERTY CONiPANY CUPERTINO, CALIFORNIA � �-5+�:==aoe8==o�0, �''I ��o� - o�, �V�ooB � �I" , � �: („������.� � � _ » :,.�.�:a rt;��e � y � _ 4 � , _ . �:�.�.������� / (o d � , � air � �' �' �: '. �..�� � � � �1��� �si�!`�� _�.�_ 0 D it.r. \ ; \ � ,,. \ ('.`��,. t.-a�tua���c!' � ��' � , f „ � ..:K:__ _ -:�� .�_.,.: __ _�,�- - - \ / ������� ��v ��� �� ��„" 1 LL V LL � ���R PLANS FLOOR PLAN KEYNOTES ia CONCRETE SLAB � STRUCTURALCOLUMN � STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS D BOLLARD � ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING 8� EXPOSED TIMBER POST 9❑ 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPY ABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL Z � STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED "TRAFFIC WHITE" 23 LANDSCAPING � � � _ � �ss. :���♦ �r �� _ +� � • iS): i.2.��v',�� � _ ' �' l i l ,. � 1 �. . � I �., 1 '� ` � ��i;"�,, ' 1""'1 . _ �I KENNETH RODRI GUES & PARTNERS, 1NC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 10' 20' 40' 60' 80' � I I I I I KRP PROJECT NO. 22.559 09.05.08 11.05.08 0 ti N �J - • io � � \J • 0 � N �J = • u> N N N 0 c� �J - • M ti � - =� � — (V � � �- : � CV N �- , � N I I -��= '�— - I I - - I - � L � � I MAIN STR EET UPERTI N IVIASTER SITE SAND HILL PR4PE CUPERTINO, CALIFORNIA .,q��a�8=o�, � �aoo8-oi, �-�oa � � ` / / ��i . . . � l ��. i. �� �'9 Y • ._ . . � r �DV L �0 / } ` � � �I' . o.. <:C�.'*' � . � � . `)... �.' I __`-`-"%e:3 � _�_��� . . � : p ::�/ ` o ry t , �J i � a' � � ��r��l � �� � / . . , . • , • , �-- ° ° ___...�---w-:-.,::::_ , , . , � �; �'.�, i a � . ,' . ; ., . , , ,. . ., , , � . � .� h . /1�w i , , , ,. . :� - , ' .' �.\ ' - r� p . "^;;: . O� V i . . � . � , , , ,' __ .__ �_ � �- . ., , � , �. ... ..... .. ' . . , ,.. ;.��.,� : , -- _, ' � � �.� ; °. � � : . .... ... `. .. .. 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I �� I I I I I I � � � � ' � � � � - , - - 13 � � I 1 I I I I I I - ' ' OFFICE BUI DING � � � � ; � BUIL 0 .12 - - � ;- - - /� /� - - - - - � i� `___ _ .1 L Y _'_ ___ "__'___'I___________"__'_________ "_'_'I____________'_J _�_______________v l_ V � f __-____-�___-_ _ _ � �/ _____ ____________________ __�______________ . ; ,; ��r��1-- f---------------------------- ----------------------------- ---------------- 100,000 SF OTAL �� � �\ � � � � � � � � � PLAN RTY COM F'ANY /, BUILDING 12 LEVELS 2& 3 FLOOR PLAN FLOOR PLAN KEYNOTES 1� CONCRETE SLAB 2� STRUCTURALCOLUMN � STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BOLLARD a ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING 8� EXPOSED T�MBER POST 9❑ 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPY ABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RE5IDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKtNG STALL 2 � STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED "TRAFFIC W H ITE" 23 LANDSCAPING KEY MAP � � \ ` : p � � � � � � � —.:�r O o .. ........ � !�Q I �C� C�a � �.._.. o � � �, KENNETH RODRlGUES & PARTNERS, 1NC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 10' 20' 40' 60' 80' I I � I I ( KRP PROJECT NO. 22.559 09.05.08 11.05.08 0 ti N � _ � � � v �J - - O � N � _ _ � N N - N (V 0 r� �./ — — i� � �J - - � — CV � � �-� � N N �-- � N - - I I , I . � - � � � ; �*" . � �I - S� - �8- o �, � �aob8 -or, r�-- aoc '; u aoo -o� , : ' � : :� � � ,:�� ' - �j ,-� � �� � , , ; ,. �. - ;.� ,.� '�C _.,..,, ......................__.._.........,._,, . / __..... . ..._ . ..._.. .. _,. ......... ._........ , ��t ��a�a��rrf f `'� ,: / ��� j � �,:..... _.-..W �' � �:,I �`:. �.�f� .�� ��� :.�.`_isti ' �0 �� / Y� ` O � _ . .�:.^ , � e1 . . ::::::,.,:. ! :: ; _ .,�, r� :: :: .,:::: �` <.:.:: �; , , a�t . :...............,�,_._....:,..._;. . . . , . _._..... ..... 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FLOOR PLAN KEYNOTES 1❑ CONCRETE SLAB 2� STRUCTURALCOLUMN � STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS a BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS 5� BOLLARD � ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING 8� EXPOSED TIMBER POST 9❑ 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCUTATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPY ABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL 2 � STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED "TRAFFIC WHITE" 23 LANDSCAPING KEY MAP �\ � =� \ F /< , : , �'� ., . � �---�`�t� v' � � �) \� ��� ° � � `�_�;� � O � �,� ,- - � �Q `--- o ::...... � �a►�a:: ...._. o ��_ KEIVNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 10' 20' 40' 60' 80' 1 I I I ( I KRP PROJECT NO. 22.559 09.05.08 11.05.08 0 0 � �/ (V CV m � 0 � /� N `/ � �/ � CV N \ O a> � � N �/ ` � (V M co � $ o . � ,, � - ..�<: '/�' J ' '��. ,, •\ ` _ •� , �,.� I I .' ;�/ �i-- — — : I \, . �;� ,� � — � 46'-8" 27'-6" � _ `=�; ;\. /! \\ I 440'-3" 36'-0" 27'-6" 45'-4" 45'-5" 27'-6" 36'-0" 27'-6" 36'-0" 27'-6" 45'-4" � I ' '°: I°.. I � 1 I I��• I I I I I � I / I T°�� `., `; I t�.;�., I I �'1-., I I I ,' - - - , ._. - - - - - - - - � \'� 17 i i i i ' fr � i ��.:�i�., i i ��r.._. i 14 �,,� '���. ` — _ _ — _ _ _ 15 .. , , ... ............... ❑ 3 i �� i i � '��i i V U V Ll H I _ � _/ _ T „='"� _:. T _ ... _ �_ _�C'� _ T _ - � _ � I I I I 2 I I `.I `. I I I - - -�5 - - - - - - G� - I I � 1 I I I I •; .., f;::,_ ` . I`. > 22 �l - - - 28 - - - - . , 1 _ _ � ."`�`.`I - - - U o il;! I I I I I � I I I Q I I I I "� E � M � , ; M . - . _ ._ ; ... ..,..... ....._, . , . , .. . . .,.. . ..._.:. . .. . . .. . 10 - � - - - - � - - - - - � � : �:.:{#' � 19 I I I � � , I I I I I I � � fI, N ' �...€ 23 `� � 11 -' 0 � 12 � � N 13 _ 0 � 14 CV eF � . �. � - ,�.� - - - - - - - - - �, 10 _ ,;�-'� - - � � - _ � L _1 I _ � - 3 - E f 21 b u v Q : ; �- � ., � : -;. - , , _ . - - - ---- ; - - — - t - - - E ._.._.�� . i i i° i i �_�.._ �... t i i i i � _ : � _ _ _,. : _ _ � ' Od ' 0 '' _ _ � _ - r ,�_ , �DO� _ � f � `� - - , ' � •:��m�/e ' 7 . , . .— - �� . ' I I; I I � I I 13 � I 1 I I � I I � 4 I " ` ; 4 ; % i i ,..... PlRrtnfnr t 1 (P o�'1 ' ,9 __ _ ... . .... - - _ �.. ., : , , ` � � . ... .. . ........... ...:...._..�.... ......_..._... .�.. _._.....:.. .... ..:....., . .._..... I I ...... . .. �� . , ...... . �...... .__._. . . __:�,,.._ ..........._ �,....... _: ...� � 'b /'�� ......._._. �......... .. ._. . � � � � , ) � ... ._..r. . . . . . . . . . �/!� S.f��l���.�� . � O� ... ` _ ._ / . � �. - 3 # ` �°�e � PARKING GARAGE LEVEL 1: 213 STALLS y BUILDIIVG NO . � 3 LEVEL 2: 221 STALLS � ����"���� � _ _ � LEVEL 3: 221 STALLS 5—LEVELS "- - ���;��= . LEVEL 4: 221 STALLS � � �, STALLS LEVEL 5: 224 STALLS , " TOTAL: 1,100 STALLS MAIN TRE ET T i UPER N� IVIASTER SITE SAND H1LL PR�OPE CUPERTIf�O, CALIFORNIA . , RTY COM PANY _. ..�. � 2 . � ` �; �,' BUILDING 13 GARAGE STREET LEVEL 1 FLOOR PLAN FLOOR PLAN KEYNOTES 1� CONCRETE SLAB 2� STRUCTURALCOLUMN � STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � B�OCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BOLLARD � ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING 8❑ EXPOSED TIMBER POST 9� 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPY ABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL 21 STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED "TRAFFIC WHITE" 23 LANDSCAPING KEY MAP � � � �''� �'�., �� y � � ❑ � ��'�� �, $ O ' �_:� - : � � _ ��:::. : � �Q I �a �aa � ;�_._. o � � � KENNETH RODRIGUES & PARTNERS, INC 445 N, Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N KRP PROJECT NO. 22.559 09.05.08 11.05.08 0' 15' 30' 60' 90' 120' I I I I I I 0 0 M \J ` N N M � ` 0 � ^ N � ` � N � N 5 0 �:J � i� � /� N �/ ` a� N 00 � � $ o _ . � :- � 9 0 i 440'-3" Z�'�� 46'-8" 27'-6" 36'-0" 27'-6" 45'-4" 45'-5" 27'-6" 36'-0" 27'-6" 36'-0" 27'-6" 45'-4" ``/ � ' -ti : , / �/; \` .\, ,`> . � .�% `` �, j - - - - - , - - - - - - - - ��� I I I I `: I` I �� I I I�� I I I I I i ,l 10 5 , I I ��`I`>_ , \ I 1'�,,�., I I �'I._ I I I � - - - - - - - - - - ,` ,` < 14 I I I I i� t - , l I '�. I. I I � I�.. I f5 — — — _ 15 $ I - � - - E --.. `. � `. - I - -�— - ...,T— -1 � . . - I - =b4 b4 � _ I I I I I 2 I `•.I `, I I I . — — � — — — _ _ — — - G� I I � I I I I I I I ��� '' h `.. '', `�. I`.. 22 ' - - - 28 - - - , 1 I I I I I I I Q I I I I ,, ,: - a � � _ .. . .. . . ... . .... : :. .. _. . . .. .. . ....... ... ..... .. _.. . : ... ........ . ..._ a .. �� - - - - - - - � 19 - - - . -. ; :::3-..;€ �,° I I I I I I `''� ��: p I � V Q N ! {: . . .. . . ._. . .. . . 11 _ _ _ - - _ - ___ _ . - - - - o __,,\ '' f ; ' °' � ;%.. Z 10 12 � `':�-= - - � � - - � L � i _ _ _ _ o - �o ' ` � N . , ... . ' . . ._ 2 b4 _ _ _. 13 _ _....... _ �........ - - - - - o ,- - ; i - �_. .. i i ;�_ : i i i i , � r. _ r 14 F A,�_ . ':-- f �. ' ' _ - - - - a�- , � a N �� ,�'' '` 1 I: �����g� ,�� I ^ I I 13 I 14 I I `� I � 14 v � �: :. .. � � : , , ` ,.. � 15 , _ ,� . � �,,..,�1�� _ � _ ,0 19 � <o , , ., � :_ I I ;. I. __...._ 1. � �,��. � .._, I �',, I I. �, _. l :._ ....... , _. L,..... ._.... . . I..._..... _,....1 _ __ ._ _ . _. ....1,. ....... . , �.�1y �. :;��,:t _� _ «�'�n.-�9 -�_.. � PARKING GARAGE . B'.�6 ; LEVEL 1. 213 STALLS � BUILDING NO . �3 LEVEL2: 221 STALLS Sjs���� _ � 5- LEVELS LEVEL 3: 221 STALLS t'�sc :,�:,�4� l � ,100 STALLS LEVEL 4: 221 STALLS LEVEL 5: 224 STALLS � � TOTAL: 1,100 STALLS MAIN TRE ET U PEF�TI N O MASTER SITE PLA�1 SAND HILL PROPERTY COMPANY CUPERTINO, CALIFORNIA � I : _ .,.... _...., I: ,'� ' BUILDING 13 GARAGE LEVEL 2 FLOOR PLAN FLOOR PLAN KEYNOTES 1❑ CONCRETE SLAB Z� STRUCTURALCOLUMN � STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS a BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS D BOLLARD � ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING 8❑ EXPOSED TIMBER POST 9❑ 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPYABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL 21 STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED "TRAFFIC WHITE" 23 LANDSCAPING KEY MAP � � \ . �j:,., � �J _ ., � ° �,`__ _ o o -. �� n �� � � f�Q ( �aC�Q�:� ._.... o � � `� KENNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N KRP PROJECT NO. 22.559 09.05.08 11.05.08 0' 15' 30' 60' 90' 120' i I I I f i � �J � � �J \.J ao � M � 10 11 12 13 14 ., J j� �;': ,�' � ., ,�,�, . � r�f j— — , ,r✓ � - i' ,'� ,: I .. I 440'-3" 46'-8" 27'-6" 36'-0" 27'-6" 45'-4" 45'-5" 27'-6" 36'-0" 27'-6" 36'-0" 27'-6" 45'-4" . . I I `. I':. I ., I I I I I I I I 10 5 I I �'1`:_ , : I 1'�.'�, I I ��'I�. I I I � — — �` — — — — — — — ,` , - — — � , : , ,' I I I I d� l I �.'t�, I I 1-. I 14 `� — — — — _ 15 8 I — � — — I =-_ `�. �= =: I — F— — ... i ... -1 � ..... — E — b4 b4 � I I I I I I 2 I .�.I . . I I I — — — -�5 — —, — — — — — a s' I I I `� I I I I I I I �„'• I .,`. ,.. ,''.. I'., , 22 ", — — — — 28 — — — — — :< 1 I''. I I I I I I I I Q I I I I . ` a � ,. _ ,. _ _ . . _ _, , � � — — — — ;::: �:: :: — — , �„ — — — — I I I I I I �': ��� I _._,; _ ._ _ _. _ _.._ , �, �<l�. . _ ,�_: _ _ I I _ _ I L .1 I _ , � - ;_ - - i i - -.i.. i .. . , i ; - _ _ i i i --� -�,o$- -��� '��$ � :, - : , � ,. ( , ! u�aoo _ -.QI ; � � i� I� L I I I I 13 I 14 I I � I _� . i _ : ; j 6 _09 . c ;�f . . ... .ep ; ;_ ._,,., _ '.-., �'> 19 _ ; -- I I ' 1.... .. ... I I I . 1 1 l 1 lrao .� . . � , _ ___ . . , � :,� �_ , � , . _ �� +� ��� �`'� �� 4�'da - .. _ . _ _ �- � . _ ., � PARKING GARAGE . , LEVEL 1. � � ; BUILDING NO. 13 LEVEL 2: � � ����'�" ; 5-LEVELS LEVEL 3: ' ( �'r�>c :� � �;ta 3 . � � 1,100 STALLS LEVEL 4: � � ' LEVEL 5: � f_..__,-- _ - __�_._..__ -- --_ -- ----._ __.____ __.�._.. -- � ---- - MAIN T RE T E PE U RTI N NiASTER SITE SA�1D HILL PROPE CUPERTINO, CALIFORNIA PLAN RTY C O M PA N Y —�f-. � � /�� i ; �� BUILDING 13 GARAGE LEVEL 3 FLOOR PLAN FLOOR PLAN KEYNOTES 1� CONCRETE SLAB 2❑ STRUCTURALCOLUMN D STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS 5� BOLLARD � ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING 8� EXPOSED TIMBER POST 9� 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPY ABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL , STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STAIL 2 � STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED "TRAFFIC WHITE" 23 LANDSCAPING KEY MAP � � \ ���� � ,,� o � o ° r �. �Y �� � �Q I pC� Caa LJ LJ �:..�. o � � �.. KEIVNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N KRP PROJECT NO. 22.559 09.05.08 11.05.08 0' 15' 30' 60' 90' 120' I I I I I I �J � � � � �.J � � m � 10 11 12 13 14 � 't�ns:��� � S�a — -- _..� I � �� ej-'6 � 3'.,I ,'• , , i � , � � . . _. . - - - - �---- -- _: --, � _ . , .. , s _ . _ �_ . .. ;. _ I I _ ._ ,_, - - .� 19 ✓ �- •,_ '� �. .• . _ . y ' '..... I ,� , � I I� _. ....._ 1 . . ...__ . _ , . I..:...,. _ __ _ . . .. . '� / I ' , .... � �0 Q� .....1 ....... .. � I._ _.. . I . . .. . . ..._ l . ...... . ... ...1. ___ 4 ���i� . . . � . _ � � � , , . . ,. , , I PARKING GARAGE LEVEL 1: 213 STALLS ' BUILDING NO . �3 LEVEL2: 221 STALLS 5- LEVELS LEVEL 3: 221 STALLS �, STALLS LEVEL 4: 221 STALLS LEVEL 5: 224 STALLS TOTAL: 1,100 STALLS MAIN STRE ET U PERTI NO IVI f S ! E� S�� C SAND HILL PROPE CUPERTINO, CALIFORNIA 27'-6" 36'-0" 27'-6" 36'-0" 27'-6" 45'-4" I I ', I I �� I I I�� I I I I I 10 5 I I � _�`.. '`, �` I , l'�.'•. I I \ '�I. I I I � - - '� - - - - - - - ,` - - ,'' ,r'� < I I I I f P� �- l I '�. �I'-. I I F� .. I 14 _ 15 8 I - � - - I— `.., ' F-' - I - �— - ....�,— -1 .... - E - =b 4 b 4 � _ I I I I I 2 I , I`� I I I - - � - - - - - - - - G� G I I � I I I I I I I i .� � I`• _. , ;� I. 22 " , - - - 28 - - - - - ,. 1 I I I I I I I Q I I I I a � � I ` _ _ _ . __ _ ; � � � RTY � C� M PA N Y BUILDING 13 GARAGE LEVEL 4 FLOOR PLAN FLOOR PLAN KEYNOTES 1❑ CONCRETE SLAB 2❑ STRUCTURAL COLUMN D STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS D BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS 5❑ BOLLARD � ALUMINUM STOREFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GtAZING 6D EXPOSED TIMBER POST 9� 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPY ABOVE 16 LINE OF ROOF ABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL 2 � STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED "TRAFFIC WHITE" 23 LANDSCAPING KEY MAP � � � ��)n � L-� �� . ❑ � � � o ... -�_� _ � �Q I pa caa: ;._ o �� �� -. KENNETH RODRIGUES & PARTNERS, INC 445 /V. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N KRP PROJECT NO. 22.559 09.05.08 11.05.08 0' 15' 30' 60' 90' 120' I I I I � I 440'-3" 2'-0' 46'-8" 27'-6" 36'-0" 27'-6" 45'-4" 45'-5 .. ..� , _. . . .., . , , , . �, . _ ._ � . , .... ;• / . � J � \ :/� . .-\ d' � \ ���:�. , i .�. �\ . � , i . "�. ���. O 0 � �/ CV N M �/ 0 � �\ N �/ � N � N 5 0 �/ � � ti N �.J � N � � 8 0 � � 9 0 � i: m � ' i c-v 46'_8" 27'-6" 36'-0" 27'-6" 45'-4 ;F ,� <. � ��' '�� ' </," � :`� .�''\', '``•.. �>— — — — — , I I I I I I I ,!. , � .i `j — — I ! _ _..� '� :: 10 5 ",�_=.� -=: ��.. — I I -...�„-.. `. ` � � - _ >� I I I I � 4 ,r . ,� I � : I I I I I I ;;:::;�`'�`i i . I I � � 4 �y ....._ .................................................... . .. . . _ .. ........ . .. ..... .... .. . .I.... .. .. .. .. .. .. .. .....,... ... 11 ___ _._ _ .. _ _ _ _. _. . � - - - - - - ,.` -- — — 9 0 3 �;' °' , _ ° 10 0 12 ` 'r _ I I _ _ I L � I — — — a — — Y� _ / : . � . ....... . � (fl '::... � : : :...::. . .::.-.. .:.....: ...:._: . .:....� ::. . :::.:.: . . .n::::.. . . . ...... . n n n N ; ; 21 V U � U _ ; _ _ ...... _ .. . ._.. _ ................. . _. .. . _ _._ .. — — — — --- — — — — — — . o � � __ _. ..I _.1- . �; � � I I I I � , .. °' .p�fzl r - D �d'� 14 �,�a����� - - - - - ,� y' . :, ; ��( V�-_./ �" 14 � �" �/ I I; � I I r I I 13 I I I � I I 14 I ; 13 � � �, � . , ' ' � ___._.. �, p ��(O �g 9 �, 19 j � ' : 15 .. , ., ,....._� ;,�;',:-_— _� -.•__ .- _ a _� – ^a ` r_.__.._ I I I� . .._ __..... i,. �, I I I____.._ ' ,'. .'. l _ l_ L,_ . .. ... l. .. .. . 1 . . .I..._._.. . I,. _..... _ � �:_ ! i E , : i ��• �� � � � � _... ,I _ . .,�a y � ,::�; �..;; ... __ = _. . _ _.- --. _ � � PARKING GARAGE r��,. , LEVEL 1: 213 STALLS ! BUILDING I�O �3 LEVEL2: 221 STALLS Sisna:u - ` 5- LEVELS LEVEL 3: 221 STALLS �°. i�'�;3���0,,�� � LEVEL 4: 221 STALLS � �, STALLS LEVEL 5: 224 STALLS _--- i ---- " � TOTAL: 1,100 STALLS 1 _ ._.n_ __ ._, ...e. _.,._._� -�----'°-- MAIN STRE ET C P U ERTIN IVI A��� 6� � I I C SAN D H I L L RO P E CUPERTINO, CALIFORN{A � � RTY CO M PANY 440'-3" 45'-5" 27'-6" 36'-0" 27'-6" 36'-0" 27'-6" 45'-4" t — �t I �' I —�— — , —�—�—I —�— f�� '�, I I � i-. I I I �. l I '�.,'I�., I I I .._. I — I —>, ,I , — I — � — `=� .. -C — � — J I �°"=` �__ '_ �`•. �. I I I I i r� I r—, I I I / -; ., y:; ` `�` BUILDING 13 GARAGE LEVEL 5 FLO�R PLAN FLOOR PLAN KEYNOTES 1� CONCRETE SLAB 2� STRUCTURALCOLUMN � STUD FRAMED WALL CONTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS � BLOCK WALL CONSTRUCTION WITH EXTERIOR FINISH PER ELEVATIONS ❑5 BOLLARD � ALUMINUM ST�REFRONT SYSTEM WITH CLEAR GLAZING � STOREFRONT ENTRY DOOR WITH CLEAR GLAZING ❑8 EXPOSED TIMBER POST �9 6" EXPANSION JOINT BETWEEN BUILDINGS 10 METAL OVERHEAD ROLL-UP DOOR 11 FUTURE CORRIDOR 12 FIRE RATED CORRIDOR 13 VERTICAL CIRCULATION STAIR 14 VERTICAL CIRCULATION LOBBY CORE 15 LINE OF CANOPYABOVE 16 LINE OF ROOFABOVE 17 LINE OF BUILDING ABOVE 18 STANDARD 8'-6"x18' PARKING STALL 19 STANDARD RESIDENTIAL PARKING STALL 9'-6"x18' WITH 2' OVERHANG 20 STANDARD ADA ACCESSIBLE PARKING STALL 2 � STANDARD ADA VAN ACCESSIBLE PARKING STALL 22 4" WIDE PARKING STRIPE, PAINTED "TRAFFIC WHITE" 23 LANDSCAPING KEY MAP � � \ � �J � _ ❑ r4 : O , ' ;; ;� �Q � � � `-�'� . � I �C� Caa : : � : : ��_�._, o �� KENNETH RODRIGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 N 0' 15' 30' 60' 90' 120' ( I I I I � KRP PROJECT NO. 22.559 09.05.08 11.05.08 49'-0" � � �i��l�.i�������'�I�.1�`�t���"�1�� ���;�.ut �,.,;: � �,' �i� PARKING GARAGE ELEVATION — LOOKING SOUTH 0' 10' 20' 40' �� r--� 49'-0° _ 0'-0" _ .,� PARKI�G GARAGE ELEVATIO[� — LOOKING WEST 0' 10' 20' 40' � r-� � � �, u' n�i�� . t ;� ; f r : �: �. , . ;r � � , � f:, �i � 1 ,� �� ' z. �z„�F il � � i ' � � t a U ' r'`h ��� ry,. � - .-.��-�...�1;� i°'�--ti'.' ,- , 49'-0" 0'-0" .: __ __�_ ,___ ._.x.a— _ . = __ _ —__..,_u ;�5�9 otoo,8-l�, �t aob�- o►, T!?��ao8 � 68 4 t�, � I' �. Q �.0 t � a`�d .�.e.� a.. VL �v � � _._ __ .� , ,, , ,,� � -� � �~ � _� v V � � P1�-ry»�:�:,� ��<d;-��� �i:<<�:;.��. � ...� � � __ _ ii: :" : csf�. co��,����. a_ _�! �a�4.�o�m .� ,.._ � _ �,y.� � � Ss�r��y� _�_ ,� k ' �� ,.__ . . _ �� � �. � r. KEYNOT�S 1❑ PRECAST CONCRETE PANELS 3� ARTWORK 5� AUTO ENTRANCE / EXIT 7� PEDESTRIAN CIRCULATION TOWER 9� METAL CANOPY � PRECAST PANOE S RETE OR 4� ARCHITECTURAL METAL FINS � OR G WI DOW WALL �MES g� METAL LATTICE / SCREEN WITH VINES 1Q PEDESTRIAN ENTRANCE KENNETH RODRIGUES & PARTIVERS, lNC M A I N T R 445 N. Whisman Road, Suite 200 EET C UF'ERTIN � BUILDING 13 GARAGE ELEVATIONS MASTER SITE PLA�I SAND HILL PROPERTY �OMPANY CUPERTINO, CALIFORNIA Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 0' 10' 20' 40' 60' 80' � � ( � � � KRP PROJECT NO. 22.559 09.05.08 11.05.08 PARKING GARAGE ELEVATION — LOOKING NORTH 0' 10' 20' 40' � MAI N TRE ET C PE T U R IN f�IASTER SITE PL/-�N SAND HILL PROPERTY COMPANY CUPERTINO, CALIFORNIA BARREL MISSION CLAY ROOF TILE 3 COLOR: OLD SANTA BARBARA BLEND ,�, fF # , _.,; �. ,. � } -� ❑ GLASS BLOCK 5 �� t _� �:.� � s���, - -� PAINTED METAL GUTTER 11 OF FI C E �UILDIfVG MATERIALS & COLORS �� .��� --� r; �, ,��� � �J ; �� ► , -' �� — ° �� - o /. o �::. ::....::: .: � Q�D :�_:...... o �-.._.�.__ . i 1I � v? � � SL� er� � � � � � ; � w p •••.. ; � c 4 � , ` ' � � � O � � a , i `` `' �, `� , - , �: R � ' `� � �. { i � •': � ( �t M { P :'� .� � ! '` 1� �� O � =; „T4 � o � � �' � 1 �� �� o � � O L �` � �� 1 \7 � �� � � ., � ' � . � Q � � � �� R g, ':�. =E � _ :_�� ��-�..��. _ — � � _ .�.°' � KENNETH RODRlGUES & PARTNERS, INC 445 N. Whisman Road, Suite 200 Mountain View, CA 94043 Phone 650.965.0700 Fax 650.960.0707 0' S' 10' 20' 30' 40' I I I I ( I KRP PROJECT NO. 22.559 09.05.08 11.05.08 � � • • � EXTERIOR PLASTER SYSTEM � COLOR: BRILLIANT WHITE BENJAMIN MOORE ❑ WOOD WINDOW FRAME 7 WOOD SIDING 2 COLOR:TUSCAN GOLD JH80-20 CANVAS AWNING 9 COLOR: FOREST GREEN SUNBRELLA � PRECAST CORNICE 4 � RECLAIMED TIMBER ❑ GLASS WITH BRONZE TINT 8 ❑ NATURAL TNINSTONE VENEER � O COLOR: TUMBLED BAY DE NOC WEBWALL CLEAR GLASS IN �Z ALUMINUM FRAME STANDING SEAM METAL ROOF � O COLOR: LEAD COTE MAIN T E R ET UPERTIN MASTER SITE PLAfV SAND HILL PROPERTY COMPANY CUPERTINO, CALIFORNIA •'. 1 >: h �;.�:: '.:. :.:..'��.��'.��'...'" � PRECAST CORNICE 5 SEN14R HOUSING & RETAIL BUILDINGS MATERIALS & COLORS - �� � - �t1- �..ao�: � ; � e u��o,�:�..of � KE � ��, -/ - '�'dCJ 44 �1 � � � � -�� C—�o - o °! Pr . _ ,. � . _z._-. t __ �� � . F� ; ___ �� o . i . . . . . . . . . . _ _.�.. � � [�Q c�� : � `._ ... o , a � ; ; : ' .. _`� Ci � H ^ �� � �}.� � ...,x,_ �cS;: ❑ PAINTED METAL GUl7ER 7 NNETN RODRIGUES & PARTNERS, INC i N. Whisman Road, Suite 200 untain View, CA 94043 �ne 650.965.0700 � 650.960.0707 0' S' 10' 20' 30' 40' I I I I 1 I KRP PROJECT NO. 22.559 09.05.08 11.05.08 � EXTERIOR PLASTER SYSTEM � COLOR:SHADY DUNN EDWARDS #DEC774 ❑ GLASS WITH BRONZE TINT $ ❑ WOOD SIDING 2 COLOR: TUSCAN GOLD J H80-20 SLATE TILE ROOF 3 COLOR: CHINA SEA GREEN EXTERIOR PLASTER SYSTEM 4 COLOR: FINE SAND DUNN EDWARDS #DE5324 ❑ NATURAL THINSTONE VENEER 6 COLOR: TUMBLED BAY DE NOC WEBWALL � RECLAIMED TIMBER 9 EXTERIOR PLASTER SYSTEM 11 COLOR: GOLDEN CHALICE ICI, #S41 CLEAR GLASS IN 12 ALUMINUM FRAME ❑ EXTERIOR PLASTER SYSTEM 13 COLOR: LIGHT TOPAZ ICI, #482 GLOBE LIGHTS 14 1 I 121 13l 141 151 161 171 181 191 1101 1111 112 ,, . . _ ,_. : ;, . . ,_ ; _ _ _. _ , :_ ,; : ; , , , ; _ : , �; , , . . _ . . . .. _ , . . . _ : . ,. _ _ _ _. .. . _ C� : ,. : .._ . _ _ : . _ : .. . .. ...� , ..... ....: :-:�... . . -...�.�-. .�.. ,.. . -'-��, .. . ... '...:.. .. ..., .. ., ...: .... .. . �� :: . "' .`..'� -h .. � ,. . ' ; . 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C��di�tic�n ra� �xix�ir�� Trees �c�mt�er of ��s�ing heaitt�y trees t�n sit+�: __._.._ �� .�_ Number ot �xisting r�ad tr�� ta be i � �@Y1ttpYLt�: --- Number af existing healthy t�es ta ta� Removed: � � 71KQ CAtK1RAf'IWA 1lCKA1pf.MfY MyCK'f N%fA�SiL CW A►aS,�R �6P� RYMNq 4 MMifY, 411MCM/�AIMa:CY N��:� ��`' �R ii����� ! ��G� ���1MNE+�p ��.._.�.. � Numher trf Prnpasesi ire�s ta be A�45 PlaTlted: �cl�Q O� ri�1M '�TEQS tO � jJ�Bt'1��.�9 �:,� +�xisti+� tr�es to be e�mov�cl: . . . ..... ._._.. .... f�l +�tndn�s� a+.svsaa iu yMp+r�wd.r.era T�T�L T�E�S Numt7er �f �nai Tre�s on 5it� : 5�t � : � a � �. � 5 "fHE GU�'7��4 PAi�TNE�tS�1�iN�. LentlsceEpp Arth�cts • Esn� i�l�nna� � ��c�� s�n r�rsa�, cnss��a� tsts as� as'r� asr f dt5 A33 500� i4�NM�7'N Rt�pR1�lJES & PAR'T�RS, NV� 44� �t. t�Y'�stt'ran Rvsd, Sttite ;2flt� �rfour�'L�s;n Vi�vY. CA 94493 l�h4n� 6�U . �65 D�`UC� Fax 6",�E3. 9&a. tJ7t)7 �s'� -vr � jff� �'�. � ar ��� �/ � � � it�c R?U?f.�Y �� zz us i�+n� t rts� ����� ♦ fie)OCat�d � �Sttng Removst � Exfstir►� t�ad Retr�uve p �dsiing fi�maiio � �xistln� iiefoatM il/i' %i. �/j�/; / � ��ij� �UrB�}FC�1E� /�iI 'G j i.-i ,i/f �: Exhibit D Final Environmental Impact Report for the Main Street Cupertino Project SCH# 2008082058 Prepared by the City of Cupertino CUPERTINO December 2008 PREFACE This document, together with the Draft Environmental Impact Report (Draft EIR) constitutes the Final Environmental Impact Report (Final EIR) for the proposed Main Street Cupertino project in Cupertino, California. Under the California Environmental Quality Act (CEQA), the Lead Agency is required, after completion of a Draft EIR, to consult with and obtain comments from public agencies having jurisdiction by law with respect to the proposed project, and to provide the general public with an opportunity to comment on the Draft EIR. The City of Cupertino, as the Lead Agency, is then required to respond to significant environmental issues raised in the review and consultation process, as described in CEQA Section 15132. Comments on the Draft EIR were to be received in writing by no later than November 24, 2008. Format of the Final EIR This document, which includes responses to comments and text revisions, has been prepared in accordance with Section 15088 of the CEQA Guidelines. In addition to Section 1.0 describing the Draft EIR public review process, the Final EIR includes the following sections: Section 2.0 List of Agencies, Organizations, Businesses, and Individuals who Received the Draft EIR The agencies, organizations, businesses, and individuals who received copies of the Draft EIR or a notice of availability, are listed in this section. Section 3.0 List of Comments Received on the Draft EIR This section contains a list of all parties who submitted written comments on the Draft EIR. Section 4.0 Responses to Comments on the Draft EIR This section contains the written comments received on the Draft EIR and responses to those comments. Section S.0 Revisions to the Teat of the Draft EIR Section 5.0 contains text revisions to the Draft EIR. Text revisions can be made as a result of comments received during the Draft EIR public review process, corrections or clarifications to the text, or to reflect modifications that have been made to the project to reduce impacts. Preface Purpose of the Final EIR In conformance with the CEQA Guidelines (Section 15151), EIRs should be prepared with a sufficient degree of analysis to provide decision -makers with information which enables them to make a decision on a project that takes into account environmental consequences. The Final EIR also is required to examine mitigation measures and alternatives to the project intended to reduce or eliminate significant environmental impacts. Prior to approving the proposed project, the Lead Agency is required to certify that the Final EIR has been completed in compliance with the CEQA Guidelines, the decision-making body (in this case the Cupertino City Council) has reviewed and considered the information contained in the Final EIR prior to project approval, and the Final EIR reflects the Lead Agency's independent judgment and analysis. The CEQA Guidelines (Section 1509 1) and the State Public Resources Code (Section 2108 1) also require that, while the information in the Final EIR does not control the agency's ultimate discretion on the approval of a project, the agency must respond to each significant effect identified in the Final EIR by making written findings for each of those significant effects. Possible findings are: (1) Changes or alterations have been required in, or incorporated into, the project which will mitigate or avoid the significant effects on the environment. (2) Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by that other agency. (3) Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities of highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report. Findings made by the Lead Agency must be supported by substantial evidence in the environmental or administrative record for a proposed project. TABLE OF CONTENTS Page Text SECTION 1.0 SUMMARY OF DRAFT EIR PUBLIC REVIEW PROCESS .......................1 SECTION 2.0 LIST OF AGENCIES, ORGANIZATIONS, BUSINESSES AND INDIVIDUALS WHO RECEIVED THE DRAFT EIR..................................2 SECTION 3.0 LIST OF COMMENTS RECEIVED ON THE DRAFT EIR..........................3 SECTION 4.0 RESPONSES TO COMMENTS RECEIVED ON THE DRAFT EIR............ 4 SECTION 5.0 REVISIONS TO THE TEXT OF THE DRAFT EIR....................................?9 Appendices APPENDIX A COMMENT LETTERS SECTION 1.0 SUMMARY OF DRAFT EIR PUBLIC REVIEW PROCESS The public review period for the Draft EIR commenced on October 10, 2008 and concluded on November 24, 2008, which constitutes a 46 -day review period. A 45 -day Draft EIR review period is required under CEQA. The City undertook the following actions to inform the public of the availability of the Draft EIR: • A "Notice of Availability of Draft EIR" was posted on and off site in the project site area; • The Draft EIR was delivered to the State Clearinghouse on October 10, 2008, as well as sent to various governmental agencies (see Section 2.0 for a list of agencies that received the Draft EIR); • Copies of the Draft EIR were made available at the Cupertino City Hall and Cupertino Public Library; and • A copy of the Draft EIR was available on the City's website (http://www.cupertino.org/mainstreet). City of Cupertino 1 Final EIR Main Street Cupertino Project December 2008 SECTION 2.0 LIST OF AGENCIES, ORGANIZATIONS, BUSINESSES AND INDIVIDUALS WHO RECEIVED THE DRAFT EIR Copies of the Draft EIR were sent to the following agencies, organizations, businesses, and individuals: Agencies • Bay Area Air Quality Management District • California Department of Fish and Game, Region 3. • California Department of Housing and Community Development • California Department of Parks and Recreation • California Department of Toxic Substances Control • California Department of Transportation, District 4 • California Department of Transportation, Division of Aeronautics • California Department of Water Resources • California Highway Patrol • California Resources Agency • City of San Jose, Planning Department • City of San Jose, Public Works Department • City of Santa Clara, Engineering Department • City of Sunnyvale, Planning Department • City of Sunnyvale, Public Works Department • County of Santa Clara, Planning Department • County of Santa Clara, Roads and Airport Department • Native American Heritage Commission • Office of Historic Preservation • Regional Water Quality Control Board, Region 2 • Santa Clara County Fire • Santa Clara County Water District • Santa Clara Valley Transportation Authority Oreanizations, Businesses, and Individuals • California Water Service Company • Cupertino Sanitary District • Cupertino Union School District • Fremont Union High School District • Los Alto Garbage Company • Morrison I Forester, LLP • Pacific Gas & Electric City of Cupertino 2 Final EIR Main Street Cupertino Project December 2008 SECTION 3.0 LIST OF COMMENTS RECEIVED ON THE DRAFT EIR Seven written comments on the Draft EIR were received during the public review period. A copy of each comment letter/email is contained in Appendix A. The list of comments received, including the page on which the response(s) to the comment begins, is shown below. Comment and Response Bevin on Paae 4.1 FEDERAL AND STATE AGENCIES....................................................................................5 STATE CLEARINGHOUSE AND PLANNING UNIT..............................................5 CALIFORNIA DEPARTMENT OF TRANSPORTATION........................................6 4.2 COUNTY AND REGIONAL AGENCIES..............................................................................9 BAY AREA AIR QUALITY MANAGEMENT DISTRICT.......................................9 SANTA CLARA VALLEY WATER DISTRICT......................................................1 l SANTA CLARA VALLEY TRANSPORTATION AUTHORITY ...........................12 4.3 LOCAL GOVERNMENTS....................................................................................................16 CITYOF SANTA CLARA........................................................................................16 4.4 ORGANIZATIONS, BUSINESSES, AND INDIVIDUALS................................................19 MORRISON I FOERSTER on behalf of Apple Inc....................................................19 City of Cupertino 3 Final EIR Main Street Cupertino Project December 2008 SECTION 4.0 RESPONSES TO COMMENTS RECEIVED ON THE DRAFT EIR In accordance with CEQA Guidelines Section 15088, this document includes written responses to comments received from persons who reviewed the Draft EIR. This section includes all of the comments contained in the letters/emails received to date on the Draft EIR, and responses to those comments. The comments are organized under headings containing the source of the letter and its date. The letters have been grouped into the following categories. • Federal and State Agencies • Regional and Local Agencies • Organizations, Businesses, and Individuals The specific comments have been copied from the letters and presented as "Comment" with its response directly following. Copies of the actual letters and emails received, and any attachments to those letters or emails, are found in their entirety in Appendix A of this Final EIR. City of Cupertino 4 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR 4.1 FEDERAL AND STATE AGENCIES RESPONSES TO COMMENT LETTER #1: STATE CLEARINGHOUSE AND PLANNING UNIT (letter dated 11/25/08) Comment 1.1: The State Clearinghouse submitted the above named Draft EIR to selected state agencies for review. On the -enclosed Document Details Report please note that the Clearinghouse has listed the state agencies that reviewed your document. The review period closed on November 24, 2008, and the comments from the responding agency(ies) is (are) enclosed. if this comment package is not in order, please notify the State Clearinghouse immediately. Please refer to the project's ten -digit State Clearinghouse number in future correspondence so that we may respond promptly. Please note that Section 211 04(c) of the California Public Resources Code states that: "A responsible or other public agency shall only make substantive comments regarding those activities involved in a project which are within an area of expertise of the agency or which are required to be carried out or approved by the agency. Those comments shall be supported by specific documentation." These comments are forwarded for use in preparing your final environmental document. Should you need more infonnation or clarification of the enclosed comments, we recommend that you contact the commenting agency directly. Response 1.1: The above comment was accompanied by a comment from the California Department of Transportation. The comment letter and responses are provided below (see Response to Comment #2). Comment 1.2: This letter acknowledges that you have complied with the State Clearinghouse review requirements for draft environmental documents, pursuant to the California Environmental Quality Act. Please contact the State Clearinghouse at (916) 445-0613 if you have any questions regarding the environmental review process. — Response 1.2: This comment acknowledges that the City has complied with the State Clearinghouse review requirements for draft environmental documents. The comment is noted and no response is required. City of Cupertino 5 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR RESPONSES TO COMMENT LETTER #2: CALIFORNIA DEPARTMENT OF TRANSPORTATION (letter dated 10/06/08) Comment 2.1: Traffic Forecasting. Table 8, page 31. What is the basis for all of the Pass -by Reduction Rates? Response 2.1: The retail portions of the proposed project will likely attract trips that are already on the roadway system. Pass -by trip reductions were based on the relative volumes on the roadways surrounding the project site and applied using information regarding pass -by trips contained within the Institute of Transportation Engineers (ITE) Trip Generation. A pass -by reduction was also applied to the proposed athletic club in Scheme 1. This percentage was determined using information provided in the trip generation report prepared for Lifetime Fitness Centers by TRC Engineers. This report is contained in the appendix of the TIA, which is on file with the City of Cupertino, Community Development Department and can be reviewed during normal business hours. A copy of this appendix was sent to the commenter. Comment 2.2: Table 8, page 31. Why do the different schemes have different trip generation rates if they are for the same location and land uses? The rate applied should be the same. Response 2.2: The trip generation rates for the retail/shopping center, office, and hotel uses between project Schemes 1 and 2 differ because they are based on fitted curve trip generation equations. The fitted curve trip generation equations determine the appropriate trip generation rate based on the total square footage of these uses. (letter dated 10/21/08) Comment 2.3: Highway Operations. Refer to the `Final Report', "Transportation Impact Analysis (TIA)", dated September 5, 2008. Figures 7 to Figure 17, Study Intersection #20: Stevens Creek Boulevard / Lawrence Expressway. Please include the "Interstate (I)-280 Northbound (NB) off - ramp" in the Traffic Volume Data, all scenarios of the TIA and related Level of Service Tables. Please incorporate this information into the analysis and submit for our review and comment. Response 2.3: The data and analysis included in the Draft EIR and transportation impact analysis (TIA) prepared for the project includes all information related to 1-280 northbound off -ramp approach. A copy of the TIA is included in Appendix C of the Draft EIR. Comment 2.4: The off -ramp approaches to intersections 46, #7, #18, #20, and #21 queue back onto the freeway mainline and impact NB and Southbound 1-280. These impacts need to be mitigated. Response 2.4: The EIR and TIA include analysis of the freeway ramp intersections and freeway mainline facilities, as required by the VTA TIA guidelines (refer to Section 2.1 and Appendix C of the Draft EIR). As discussed in Section 2.1 of the Draft EIR, the project would not significantly affect intersection operations at the five ramp intersections referenced in the above comment. From a CEQA standpoint, there are no thresholds specific to queuing. However, there is a threshold which states that the project would have a significant impact if the project would substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment). City of Cupertino 6 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR In this case, the project does not include a design feature that would cause a hazard and would not create a new hazard. Field observations show that traffic on 1-280 northbound off -ramp at Lawrence Expressway queues to the mainline intermittently during the PM peak hour under existing conditions. This queue extends periodically into the auxiliary travel lane that extends between Lawrence Expressway and Saratoga Avenue. The additional traffic from the proposed project will likely increase queues on this ramp, but would not likely result in a new hazard. For this reason, the additional queuing caused by the proposed project is considered an operational issue rather than an environmental issue. The City of Cupertino will viork with Caltrans to improve traffic operations near the ramps under its jurisdiction. Improvements may include items from the immediate action list, such as signal timing and synchronization to improve traffic flow at ramp intersections. (letter dated 11/24/08) Comment 2.5: Traffic Forecasting. Transportation Impact Analysis, page 31, Table 8, Trip Generation Estimates: For the same location and the same kind of land use, the same trip generation should be applied. Response 2.5: Refer to Response 2.2 above. Comment 2.2: Community Planning. Significant impacts should be reduced even if they can not be fully mitigated. Given the fact that the proposed project will generate over 100 trips during AM and PM peak hours (622 inbound and outbound in the AM peak hour and 1,264 inbound and outbound during PM peak hours for Scheme I and 583 inbound and outbound in the AM peak hour and 1,036 inbound and outbound during PM peak hours for Scheme 2) (p. 53-54), and segments of 1-280 in the project area are already operating at an unacceptable level of service (p. 60-61), the Department recommends instituting a Transportation Demand Management (TDM) Program in which future employees at the project site can receive transit passes at a reduced rate in lieu of free parking to encourage alternate forms of transportation, providing bike lockers and showers for future employees that choose to bike to work, and reducing the parking requirements. Also, according to Impact TRAN-5 (p. 3). "Implementation of Scheme I would significantly impact seven segments on Interstate (I)-280 and implementation of Scheme 2 would significantly impact six segments on 1-2,80 during one of the peak hours." This is considered a Significant and Unavoidable Impact. Response 2.2: The above comment suggests that significant traffic impacts, including those identified in the Draft EIR on 1-280 freeway segments, should be mitigated via implementation of TDM program that promotes automobile -alternative modes of transportation such as transit and bicycle use, even if those mitigation measures would not reduce the impact to a less than significant impact. As stated in Section 2.1 Transportation in the Draft EIR (page 67), the project would be conditioned to implement mitigation measure MM TRAN — 5.1 which requires the project to include programs or facilities delineated in the `Immediate Implementation Action List" of the Draft Countywide Deficiency Plan (CDP) to the satisfaction of the Director of Community Development. Measures from the list that are appropriate for this project may include providing pedestrian facility improvements, bus stop improvements, HOV parking preference program, bike facilities, and a pedestrian circulation system. These measures aim to reduce vehicle trips and promote automobile - alternative modes of transportation. As noted in the Draft EIR, implementation of these measures would reduce impacts on freeway segments but not to a less than significant level. City of Cupertino 7 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR Mitigation measure MM TRAN — 5.1 has been revised to include implementation of TDM measures. However, given the multiple land uses and tenants that would occupy the site, the City does not believe the implementation and tracking of a TDM program as suggested by the above comment would be feasible for this project. Comment 2.3: The City of Cupertino should consider various measures for reducing the motorized vehicle trip generation from the project. Reducing the parking requirements should be feasible, given that there will be sufficient transportation and land uses, such as the existing bicycle and transit facilities, and office, commercial, and residential development that will serve the project site (See Figure 2.0-3 (p. 40) and 2.04-(p.42)). The project proposes 1,658 parking spaces for Scheme 1 and 1,963 parking spaces for Scheme 2. In order to reduce impacts on the state highway and to promote carpooling, bicycling and public transit use, please reduce parking for retail to 1.50-2.50 parking spaces per 1000 square feet (sf) and for office to 2.00-3.00 parking spaces per 1000 sf, which is the recommended amount per "Reforming Parking Policies to Support Smart Growth," a Metropolitan Transportation Commission study funded by the Department. Response 2.3: The above comment suggests reducing parking space requirements to those outlined in the Metropolitan Transportation Commission Reforming Parking Policies to Support Smart Growth study to reduce impacts on the state highway (i.e., I-280). The above comment suggests that reducing the amount of available parking will promote carpooling, and bicycle and public transit use. As discussed in Section 2.1 of the Draft EIR, the project exceeds the minimum parking requirements outlined in the City's Municipal Code (Chapter 19.100). If the amount of parking provide for the project were reduced, but still meet the City's parking requirements and adhere to MM TRAN — 8.1 identified in the Draft EIR, environmental impacts from parking overflow would not be anticipated. The City Council will consider the above comment to reduce the proposed amount of parking when making a decision regarding the proposed project. The Draft EIR identifies mitigation measures to be implemented by the project that would promote carpooling, walking, bicycling, and taking transit (see MM TRAN — 5.1, AM TRAN — 6.1, MM TRAN — 6. 1, MM TRAN — 7. 1, MM TRAN — 9. 1, MM AIR — 2.2 through — 2.7). Comment 2.4: In addition, mitigation measures -7.1 and 7.2 (p. 3) state that the City of Cupertino shall work with the Department for Impact TRAN-7: "The proposed narrowing of Vallco Parkway and the addition of the on -street parking would impact the existing bus stop at Vallco Parkway and Perimeter Road." Although we encourage the City to work with the Department, the commuter shuttles are funded by the Bay Area Air Quality Management District, Caltrain and private employers, and are operated by Caltrain. Please make that correction. Response 2.4: The above suggested revision has been made. Please refer to the text revisions of the Draft EIR in Section 5.0 of this Final EIR. City of Cupertino 8 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR 4.2 COUNTY AND REGIONAL AGENCIES RESPONSES TO COMMENT LETTER #3: BAY AREA AIR QUALITY MANAGEMENT DISTRICT (letter dated 11/24/08) Comment 3.1: The DE1R does not evaluate potential impacts from fireplaces at the residential and hotel portions of the Project. _ The final EIR should provide this analysis unless the Project specifically prohibits the installation of solid fuel burning devices and fireplaces. In the winter months, residential wood burning and wood smoke are major sources of particulate matter (PM) in the Bay Area. Reducing emissions of wood smoke is a key priority for the District to help protect public health and attain state and federal air quality standards. The Bay Area is in non -attainment for the State's PM standards; and we anticipate that the region will be designated nonattainment for the new federal PM standards as well. The District is concerned about the amount of particulate matter that could be produced from wood -burning in future residential uses. This past July, the District adopted a wood burning regulation (Regulation 6, Rule 3) making it illegal to burn wood or firelogs in household fireplaces and woodstoves during a wintertime Spare the Air health advisory. This rule also bans the sale and installation of non -EPA -certified woodbuming devices in new construction or re -models. We recommend that the final EIR quantify potential wood burning impacts. The final EIR should also contain measures to minimize wood smoke emissions such as, at a minimum, supporting compliance with the District's wood burning regulation, or possibly prohibiting the installation of any wood -burning device in new buildings or outdoor areas. Response 3.1: The project does not propose wood burning fireplaces or woodstoves in senior residences or the hotel. This has been clarified in the EIR, refer to the text revisions to the Draft EIR in Section 5.0 of this Final EIR. For this reason, emissions from wood burning fireplaces and/or woodstoves are not analyzed in the EIR. Comment 3.2: MM AIR 5.2 in the DEIR states that the City of Cupertino shall implement a number of mitigation measures to reduce diesel exhaust emissions. Due to the magnitude of the Project, we recommend that the final EIR include all feasible mitigation measures that minimize construction equipment exhaust emissions, specifically diesel particulate matter, a known carcinogen. Such measures could include, but are not limited to: maintaining properly tuned engines; minimizing the idling time of diesel powered construction equipment to two minutes; using alternative powered construction equipment (i.e., hybrid, compressed natural gas, biodiesel, electric); using add-on control devices such as diesel oxidation catalysts or particulate filters; and requiring all contractors to use equipment that meets California Air Resources Board's (ARB) most recent certification standard for off-road heavy duty diesel engines. Response 3.2: Mitigation measure MM AIR — 5.2 on page 86 of the Draft EIR states that the project shall implement measures to control diesel exhaust from construction equipment. Those measures include turning off diesel equipment that is standing idle for more than five minutes, properly tuning and maintaining equipment for low emissions, and prohibiting the staging of construction equipment within 200 feet of existing residences. The above comment suggest restricting idling to no more than two minutes and adding additional measures to those identified in the Draft EIR to control diesel exhaust from construction equipment. City of Cupertino 9 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR These mitigation and avoidance measures have been incorporated into project (refer to the text revisions of the Draft EIR in Section 5.0 of this Final EIR). Comment 3.3: The Project's Initial Study quantifies the Project's potential impact on global climate change, however, greenhouse gas (GHG) emissions are not addressed in the DEIR. We recommend that the EIR analyze greenhouse gas (GHG) emissions in accordance with the technical advisory issued by the Governor's Office of Planning and Research, CEQA and Climate Change: Addressing Climate Change Through California Environmental Quality (CEQA) Act Review. In addition, the California Air Pollution Control Officers Association (CAPCOA) recently released a resource document addressing GHG emissions from projects subject to CEQA. The resource document, CEQA and Climate Change, contains an overview of available tools and models for evaluating GHG emissions and strategies for mitigating potentially significant GHG emissions from projects. The report may be downloaded at http://www.capcoa.org. The Project should seek to minimize its contribution to climate change by implementing all feasible mitigation measures to reduce GHG emissions, especially those measures targeting the Project's vehicle miles traveled, as transportation represents approximately 50 percent of the Bay Area's GHG emissions. Response 3.3: The above comment suggests that the global climate change analysis for the project be analyzed consistent with the Governor's Office of Planning and Research CEQA and Climate Change: Addressing Climate Change Through California Environmental Quality Act (CEQA) Review and the California Air Pollution Control Officers Association (CAPCOA) CEQA & Climate Change: Evaluating and Addressing Greenhouse Gas Emissions from Project Subject to the California Environmental Quality Act. These two documents recommend that lead agencies make a good -faith effort to quantify the amount of greenhouse gases generated by the project using available modeling tools such as URBEMIS; determine the significance of the project -generated greenhouse gases based on recommended approaches outlined by the CAPCOA; and mitigate global climate change impacts to a less than significant level. The above comment suggests mitigation measures aimed to reduce vehicle miles traveled should be implemented. As stated on page 82 of the Draft EIR, the project's contributions to global climate change are discussed in the Initial Study (see Appendix A of the Draft EIR) prepared to focus the EIR. As discussed in Section 4.17.2.2 of the Initial Study (see Appendix A of the Draft EIR), Scheme I is estimated to generate 20,000 tons of greenhouse gases a year and Scheme 2 would generate approximately 17,000 tons of greenhouse gases a year. Project greenhouse gas emissions were estimated using the URBEMIS model (refer to the air quality report in Appendix D of the Draft EIR). As discussed in Section 4.17.2.2 of the Initial Study (see Appendix A of the Draft EIR), the project proposes to implement measures to reduce the project's electricity demand and vehicle trips and miles. The measures include designing the project to be LEED certified (which involves features that promote water and energy efficiency, reducing waste, improving indoor environmental quality, and being innovative in design), implementing a landscape sustainable design program, and implementing green building principles. As discussed in the Initial Study (page 107), the nature of the project (infill site, proximate transit and bicycle lanes, mixed use) provides opportunity for reduced vehicle trips. In addition, the project would provide pedestrian pathways and connections throughout the site. As stated in the Initial Study (page 107-108), it is the City's position that, based on the nature and size of the proposed redevelopment project, its location within an established urban area serviced by existing infrastructure (rather than a greenfield site), and the measures included in the project to reduce energy use, the proposed project would not impede the state's ability to reach emission reduction limits/standards set forth by the State of California by Executive Order S-3-05 and AB 32. City of Cupertino 10 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR ., RESPONSES TO COMMENT LETTER #4: SANTA CLARA VALLEY WATER DISTRICT (letter dated 11/24/08) Comment 4.1: The proposed development would increase the impervious surfaces on the site from 2.4 acres to 11.9 acres (Scheme 1) and 12.3 acres (Scheme 2), approximately 10 acres. The Initial Study states that the peak runoff from development during a 10 -year storm event would increase from approximately 13.2 cfs under existing conditions to approximately 23.6 cfs under project conditions. The environmeiaal documents should include hydrologic analysis to determine the impacts due to peak flows and volumes for not only 10 -year but also for a 100 -year flood event. Response 4.1: Under existing conditions, the peak runoff from a 100 -year storrn event would be about 18 cubic feet per second (cfs). Under Scheme 1, the peak runoff from a 100 -year storm event would be about 31.6 cfs. Under Scheme 2, the peak runoff from a 100 -year storm event would be about 32.2 cfs. (Source: BKF Engineers, personal communications, December 2008). The text of the Draft EIR has been revised to include information of 100 -year storm flows. Comment 4.2: Any increase in runoff due to the proposed development must be mitigated such that there is no increase in the 1 -percent flood water surface elevation. Response 4.2: The FEMA analyses completed for the existing culvert at Tantau Avenue show that the flows to the creek from this location are restricted. During a 10 -year storm event, about 250 cfs flows to the creek at this location. During a 100 -year event, 750 cfs flows to the creek at this location. The increase in impervious surfaces on the project site would result in an increase flow of about five cfs. (Source: BKF Engineers, personal communications, December 3, 2008). The above comment requests that the project would not increase the 1 -percent (100 -year storm event) flood water surface elevation. With no on-site detention, the project would result in an increase of less than 0.05 feet to the one -percent flood water surface elevation. To avoid an increase in the one percent flood water surface elevation of the culvert, the project proponent proposes to include on-site subsurface storage of peak stormwater flows (as needed). This measure has been added to the project and will be included as a condition of approval. Refer to the text revisions in Appendix A in Section 5.0 of this Final EIR. Comment 4.3: Stone drainage from the site is proposed to be directed through new 24 -inch and 18 - inch storm drain lines, into Calabazas Creek. The document does not address the impacts to the receiving Calabazas Creek culvert as a result of the increased runoff due to the development. Response 4.3: Refer to Response 4.2 above and text revisions of the Draft EIR in Section 5.0 of this Final EIR. Comment 4.4: Conceptual Site Plans for both the schemes show that the retail shops located at the southern end and the northern end are located fairly close to the existing culvert. More specific detailed plans are needed to determine the distance to the culvert itself. However, the District recommends that the retail building structure be setback further to the east to avoid any encroachment of foundation within the easement or on to the box culvert. A minimum distance of approximately 20 feet from the culvert edge to the building is requested to allow for reconstruction of the culvert should it be necessary in the future. City of Cupertino 11 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR Response 4.4: The above comment requests that the proposed retail building be setback to avoid encroachment of foundation within the easement for the box culvert and on to the box culvert. All proposed buildings and related building footings shall be setback as to not encroach into the Santa Clara Valley Water District easement for the culvert or the culvert itself. The structural design of the building footings shall be designed to accommodate future removal and replacement of the concrete box culvert (refer to the text revisions of the Draft EIR in Section 5.0 of this Final EIR). Comment 4.5: Conceptual Site Plans for both the schemes show a town square, fountain and the parking for the site are proposed within the District's 32 feet wide easement right of way for Calabazas Creek. In accordance with the District's Water Resources Protection Ordinance, activities or modifications within the District easement or fee right of way or affecting District facilities require a permit. Response 4.5: The text of the EIR has been revised to incorporate the above statement that activities or modifications within the District easement or fee right of way or affecting District facilities require a permit. Refer to the text revisions of the Draft EIR in Section 5.0 of this Final EIR. RESPONSES TO COMMENT LETTER #5: SANTA CLARA VALLEY TRANSPORTATION AUTHORITY (letter dated 11/24/08) Comment 5.1: Land Use and Site Design. VTA supports the proposed land use mix and site design within walking distance of Stevens Creek Boulevard, a significant transit corridor. The proposed mix of land uses, the inclusion of a significant residential component, the pedestrian orientation of the development, and the inclusion of ground -floor retail along many of the building frontages are consistent with the principles in VTA's Community Design & Transportation (CDT) Manual of Best Practices for Integrating Transportation and Land Use. Response 5.1: This comment states an opinion regarding the mixed use proposed by the project and is acknowledged. The comment does not raise environmental questions and therefore, no response is necessary. Comment 5.2: Intersection Level of Service Impacts and Mitigation Measures — Impact on Bicycle Safety. The Draft EIR text states that one of three measures could be used to mitigate the level of service impact of the project at the Wolfe Road/Vallco Parkway intersection (MM TRAN — 7.1). VTA recommends against implementing option 2 (adding a second, westbound right -turn lane) because it would adversely impact bicycle access and safety. Instead, we suggest that the City require the adoption of option 1 or 3 as a mitigation measure. For more information on best design practices to avoid conflicts between bicycles and vehicles at intersections,p lease refer Section 5.1.4 of VTA's Bicycle Technical Guidelines (BTG). This document may be downloaded from www.vta.org/news/vtacmpBikes. For more information on bicycle systems and parking, please contact Michelle DeRobertis, Development and Congestion Management Division, at (408) 321- 5716. Response 5.2: This comment states an opinion regarding mitigation measure MM TRAN —1 option 2 and suggests that the VTA's Bicycle Technical Guidelines be consulted. This comment is acknowledged and will be considered by the Director of Public Works at the final design phase. City of Cupertino 12 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR Comment 5.3: Pedestrian and Bicycle Facility Impacts and Mitigation Measures. VTA supports requiring the project applicant to provide pedestrian crosswalk improvements at Finch Avenue & Vallco Parkway and at the project's eastern driveway & Vallco Parkway, as discussed on page 61 of the DEIR. VTA also supports requiring the project applicant to provide Class I and Class II bicycle parking spaces per the City's Municipal Code. VTA supports bicycling as an important transportation mode and thus recommends inclusion of conveniently located bicycle parking for the project. VTA's Bicycle Technical Guidelines provide guidance for estimating supply, siting and design for bicycle parking facilities. Response 5.3: The above comment states an opinion in support of providing bicycling parking per the City's Municipal Code (see mitigation measures MM TRAN — 9.1 on page 69 of the Draft EIR). The above comment also suggests conveniently locating bicycle parking on the site per the VTA's Bicycle Technical Guidelines. Mitigation measure MM TRAN — 9.1 has been revised to incorporate this measure. Refer to the text revisions of the Draft EIR in Section 5.0 of this Final EIR. Comment 5.4: Transit Facilities Impacts and Mitigation Measures. The Traffic Impact Analysis in Appendix C notes that the proposed project may impact plans for a future transit corridor being planned for Stevens Creek Boulevard; however, this language is not included in the body of the DEIR. VTA requests that the DEIR discussion on Transit Facilities Impacts (MM TRAN — 7.1) be modified to include language about plans for enhanced transit services along Stevens Creek Boulevard. The DEIR should note that VTA is currently developing a strategic plan for Bus Rapid Transit (BRT) service which could include service along Stevens Creek Boulevard, and it should note that the City of Cupertino's General Plan and VTA have also identified a potential transit station in the Vallco area. We request that the City coordinate with VTA to ensure that any changes proposed for the project's frontage on Stevens Creek Boulevard do not conflict with future VTA plans along this corridor. Response 5.4: The text of the EIR has been revised to incorporate a discussion about plans for a future transit corridor being planned for Stevens Creek Boulevard. The City will continue to coordinate with the VTA on VTA's plans along the Stevens Creek Boulevard corridor. Refer to the text revisions of the Draft EIR in Section 5.0 of this Final EIR. Comment 5.5: Current Bus Service. There are two existing bus stops on Stevens Creek Boulevard located adjacent to this development. In order to provide convenient access to transit service, VTA staff recommends that the project include the following improvements: Bus Stop on Stevens Creek Boulevard, west of Tantau Avenue • A 22 -foot curb lane or bus duckout (see attached VTA standards for articulated buses) • A large 10' X 75' PCC bus stop pavement pad for future articulated buses or BRT • No trees or planter strips in the bus loading area Stevens Creek Boulevard, west of Finch Avenue • A 22 -foot curb lane or bus duckout (see attached VTA standards for articulated buses) • A large 10' X 75' PCC bus stop pavement pad for future articulated buses or BRT • No trees or planter strips in the bus loading area Response 5.5: Mitigation measure MM TRAN — 7.1 in the Draft EIR has been revised to state that the project shall include a 22 -foot curb lane for the bus stops located on Stevens Creek Boulevard west of Tantau Avenue and west of Finch Avenue; the project proponent shall coordinate with the City of Cupertino 13 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR City and VTA on the final landscape plans on Stevens Creek Boulevard along the project site frontage; and the project proponent shall work with VTA to provide bus shelters per VTA's requirements. Refer to the text revisions of the Draft EIR in Section 5.0 of this Final EIR. The City will not condition the project to provide bus duckouts, as suggested by the above comment, because it is the City's opinion that bus duckouts on Stevens Creek Boulevard will not be compatible with encouraging store frontage access. The City believes that bus duckouts would reduce the amount of frontage (sidewalk/street parking) that customers can use. In addition, the City will not condition the project to provide Portland Cement Concrete (PCC) bus pads, as suggested by the above comment, because failure may occur at the junction of the PCC bus pad and asphalt concrete roadway. Instead, the City will a thicker section of asphalt concrete be placed for the bus pad. Comment 5.6: CMP Intersections. Upon selection of a preferred alternative (scheme), VTA recommends early consultation with the County of Santa Clara and VTA staff on the final selection and design of the proposed mitigation measures, including identification of fair -share contribution opportunities, for the impacted CMP intersections as identified in the DEIR: 0 CMP ID 5625 Lawrence Exp / Homestead Rd. 0 CMP ID 5633 Lawrence Exp / Bollinger Rd / Moorepark Ave 0 CMP ID 5636 Lawrence Exp / Calvert Drive (1-280 on-ramp) Response 5.6: The above identified impacted intersections are within the jurisdiction of the County of Santa Clara. As stated in Section 2.1 of the Draft EIR, the City has contacted the County of Santa Clara regarding the above impacts and improvements that would mitigate the project's impact at the intersections to a less than significant level. The City and County are continuing to work together to identify a possible mechanism for the project to pay a fair -share contribution towards the identified improvements. Comment 5.7: Parking. The parking study indicates that 1,658 parking spaces would be needed for Scheme 1 and 1,963 parking spaces for Scheme 2. VTA supports the proposed reduced parking supply (based on City of Cupertino's parking supply rates) of 1,790 parking spaces for Scheme 2. VTA strongly encourages shared parking and implementation of transportation demand management programs that encourage use of alternate modes of transportation. Response 5.7: The above comment suggests that Scheme 2 of the project reduce the amount of parking proposed from 1,963 to 1,790 spaces. This suggested reduction in parking for Scheme 2 to 1,790 parking spaces would meet the City's minimum parking requirements (as outlined in Table 2.0-9 of the Draft EIR and Table 15 of the TIA in Appendix C of the Draft EIR) and therefore, it is not anticipated that this reduction in parking would result in a significant environmental impact. The City Council will consider the above comment to reduce the proposed amount of parking when making a decision regarding the proposed project. The above comment recommends shared parking. As discussed on page 66 of the TIA, the minimum parking requirements outlined in the TIA and in the Draft EIR (Table 2.0-9) were determined through a parking analysis that considers shared parking using parking rates from the City's Municipal Code, Institute of Transportation Engineers (ITE), and Urban Land Institute (ULI). The above comment also recommends implementation of a Transportation Demand Management (TDM) program that encourages alternate modes of transportation. Mitigation measure MM TRAN — 5.1 has been revised to include implementation of TDM measures. However, given the multiple City of Cupertino 14 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR land uses and tenants that would occupy the site, the City does not believe the implementation and tracking of a TDM program as suggested by the above comment would be feasible for this project. Comment 5.8: Freeway LOS. The freeway analysis indicates impacts of additional trips exceeding 1% of capacity along segments of I-280 between Lawrence Expressway and I-880. VTA suggests early coordination with the appropriate agencies in identifying potential mitigation measures and fair -share contribution opportunities based on VTP 2030 projects in the project area. Response 5.8: As discussed on page 67 of the Draft EIR, according to VTA policy direction, the mitigation measure for regional freeway impacts is participation in the Countywide Deficiency Plan (CDP) prepared by the VTA. The CDP has not received final approval; therefore, the mitigation of freeway impacts cannot be guaranteed since the City of Cupertino does not have legal authority to mitigate freeway impacts. Pending adoption of the CDP, the Lead Agency for a development project must include programs or facilities delineated in the "Immediate Implementation Action List" of the Draft CDP as part of the project's approval if the freeway impact cannot be reduced to a less than significant level. As a condition of approval, the project proponent shall be responsible for including programs or facilities delineated in the "Immediate Implementation Action List" (see MM TRAN — 5.1 on page 67 of the Draft EIR). The project would not result in significant traffic impacts to roadways that improvements are identified for in the VTP 2030 (e.g., along the segments of I-280 between Lawrence Expressway and 1-880). For this reason, a fair -share contribution from this project to improvements identified in the VTP 230 is not appropriate. Comment 5.9: Transportation Demand Management (TDM). In order to reduce the number of single occupant vehicle trips generated by the project, VTA requests the city to require implementation of a comprehensive TDM program as a condition of approval or mitigation measure. Effective TDM programs include: • City-Carshare • Parking Cash -Out • Direct or Indirect Payments for Taking Alternate Modes • Transit Fare Incentives such as Eco Pass and Commuter Checks • Employee Carpool Matching • Preferentially Located Carpool Parking • Bicycle Lockers and Bicycle Racks • On-site or Walk -Accessible Employee Services (day-care, dry-cleaning, fitness, banking, convenience store) • On-site or Walk -Accessible Restaurants • Guaranteed Ride Home Program We request that the City coordinate with VTA in the identification of appropriate measures to be included in the comprehensive TDM program. Response 5.9: The above comment suggests that the City require the project to implement a comprehensive TDM program that could include the measures listed above. Mitigation measure MM TRAN — 5.1 has been revised to include implementation of TDM measures. However, given the multiple land uses and tenants that would occupy the site, the City does not believe the implementation and tracking of a TDM program as suggested by the above comment would be feasible for this project. City of Cupertino 15 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR 4.3 LOCAL GOVERNMENTS RESPONSES TO COMMENT LETTER #6: CITY OF SANTA CLARA (letter dated 11/24/08) Please refer to a reproduction of Comment Letter 5 in Appendix A of this Final EIR for the tables, that accompany this comment letter. Comment 6.1: Figure 1.0-3: Please identify the City of Cupertino/City of Santa Clara border on the aerial photograph. Response 6.1: Figure 1.0-3 has been revised to show the City of Cupertino/City of Santa Clara border, refer to the text revisions of the Draft EIR in Section 5.0 of this Final EIR. Comment 6.2: Page 59: Intersections 3, 21, and 26 have been identified to have significant level of service impacts. The LOS for these intersections should be mitigated to background conditions. Also, County expressway plans and the east bound through lane Tier 1C projects should contribute their fair share to regional facilities. The City of Santa Clara has been working with other jurisdictions and the County to determine project's "fair share" contribution to regional facilities. We would be happy to share our methodology if that would be helpful. The City of Cupertino should institute a fair share agreement to address impacts to regional facilities inside and outside of its jurisdictional boundaries. Response 6.2: The above comment suggest that the project make a "fair -share" contribution to improvements to intersections 3 (Homestead Road and Lawrence Expressway), 21 (Lawrence Expressway and 1-280 southbound ramps -Calvert Drive), and 26 (Bollinger Road -Moorpark Avenue and Lawrence Expressway). As discussed in Section 2.1 of the Draft EIR, the project would result in significant level of service impacts at these intersections. These intersections are located outside the jurisdiction of the City of Cupertino and are controlled and maintained by the County of Santa Clara. The County, in its Comprehensive County Expressway Planning Study for Lawrence Expressway, has identified improvements that would mitigate the project's impact.at intersections 3 and 26 (see pages 65-66 of this Draft EIR). As stated in the Draft EIR, the City of Cupertino has contacted the County of Santa Clara regarding improvements for these impacts. The City is currently working to establish a mechanism for projects to pay a contribution towards improvements to County facilities in the future. Since these intersections are outside of the jurisdiction of the City of Cupertino and a fair -share mechanism is not currently in place, the implementation of these improvements is not assured. Therefore, the impacts to these intersections are considered significant and unavoidable. To mitigate the project's impact at intersection 3, a third westbound through lane would need to be added. This improvement is not currently identified in the County's Comprehensive County Planning Study for Lawrence Expressway and this improvement is not likely to be designed or implemented in the near-term. Therefore, there is no mechanism for implementing this mitigation measure and this impact is considered significant and unavoidable. City of Cupertino 16 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR Comment 6.3: Page 65: The discussion under the Lawrence Expressway/I-280 southbound ramps - Calvert Drive Intersection Impact states that the City of Cupertino and the County of Santa Clara had not coordinated on an appropriate mechanism for mitigating impacts to this intersection, and therefore the impact is significant and unavoidable. A lack of coordination between jurisdictions is not an acceptable reason to determine a significant and unavoidable impact. The analysis should either identify potential mitigation or a "fair share" contribution toward known regional improvements that would serve as project mitigation. The City of Santa Clara has been working with other jurisdictions to determine project's "fair share" contribution to regional facilities. The City of Cupertino should institute a fair share agreement to address impacts to regional facilities inside and outside of its jurisdictional boundaries. Response 6.3: Refer to Response 6.2 above. Comment 6.4: Page 70: Impact TRAN-5 indicates that the implementation of transportation demand measures would reduce impacts. Please indicate what these transportation demand measures are, or where they can be found. Response 6.4: The mitigation measure for Impact TRAN — 5 is discussed in more detail on page 67 of the Draft EIR (also refer to Section 5.0 of this Final EIR for text revisions to this mitigation measure). The implementation of TDM measures shall be completed to the satisfaction of the Director of Community Development. Comment 6.5: Page 91: Please note that Pending Developments 28 and 29 have been approved by the City of Santa Clara. Please refer to the following table for the City of Santa Clara's latest Pending and Approved project list. Response 6.5: There are some projects referenced in the table accompanying this comment letter in the City of Santa Clara that were not included in the cumulative analysis for this project. These projects, including the office development at 4301-4401 Great America Parkway at Mission College Boulevard and the football stadium at 4900 Centennial Boulevard, are mostly located in the northern portion of the City of Santa Clara, surrounding US 101. The City's traffic consultant believes that these projects would not send a substantial number of new trips towards the project study area and therefore, were not included in the cumulative analysis. (Please note that the Fairfield Development was included in the cumulative analysis for the Draft EIR, refer to the text revisions to the Draft EIR in Section 5.0 of this Final EIR.) Cumulative traffic impacts are discussed in Section 4.0 of the Draft EIR. As summarized on page 98, the cumulative projects would result in cumulative impacts at the intersections of Homestead Road and Lawrence Expressway, Wolfe Road and Vallco Parkway, Stevens Creek Boulevard and I- 280 ramps -Calvert Drive, Lawrence Expressway and I-280 southbound ramps -Calvert Drive, and Bollinger Road -Moorpark Avenue and Lawrence Expressway. The City's traffic consultant does not believe that the additional trips from the pending projects in the City of Santa Clara that were not included in the cumulative analysis would change the significant findings or mitigation identified in the Draft EIR. Comment 6.6: Please identify how this project complies with AB 32 relating to climate change. Response 6.6: As stated on page 82 of the Draft EIR, the project's contributions to global climate change are discussed in the Initial Study (see Appendix A of the Draft EIR) prepared to focus the City of Cupertino 17 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR EIR. As discussed in Section 4.17.2.2 of the Initial Study (see Appendix A of the Draft EIR), Scheme 1 is estimated to generate 20,000 tons of greenhouse gases a year and Scheme 2 would generate approximately 17,000 tons of greenhouse gases a year. Project greenhouse gas emissions were estimated using the URBEMIS model (refer to the air quality report in Appendix D of the Draft EIR). As discussed in Section 4.17.2.2 of the Initial Study (see Appendix A of the Draft EIR), the project proposes to implement measures to reduce the project's electricity demand and vehicle trips and miles. The measures include designing the project to be LEED certified (which involves features that promote water and energy efficiency, reducing waste, improving indoor environmental quality, and being innovative in design), implementing a landscape sustainable design program, and implementing green building principles. As discussed in the Initial Study (page 107), the nature of the project (infill site, proximate transit and bicycle lanes, mixed use) provides opportunity for reduced vehicle trips. In addition, the project would provide pedestrian pathways and connections throughout the site. As stated in the Initial Study (page 107-108), it is the City's position that, based on the nature and size of the proposed redevelopment project, its location within an established urban area serviced by existing infrastructure (rather than a greenfield site), and the measures included in the project to reduce energy use, the proposed project would not impede the state's ability to reach emission reduction limits/standards set forth by AB 32, the Global Warming Solutions Act. Comment 6.7: At the intersection of Homestead Road and Lawrence Expressway, the County has identified in their Countywide Expressway Plan a Tier 1 C improvement to add an eastbound through lane. The Project should contribute a fair share to this improvement. Response 6.7: As discussed in Section 2.1 of the Draft EIR, the project would result in a significant impact at the intersection of Homestead Road and Lawrence Expressway. The addition of a third westbound through lane would mitigate the project's impact at this intersection to a less than significant level. The addition of a third eastbound through lane, as suggested by the comment, would not mitigate the project's impact. For this reason, the project will not be contributing a fair share to the third eastbound through lane improvement identified in the County's Comprehensive County Planning Study for Lawrence Expressway. Also refer to Response 6.2 above. Comment 6.8: The Project should provide Class I and I1 bicycle parking as stated in MM Tran 9.1 on Page 69. Response 6.8: As stated on page 69 of the Draft EIR, the project shall be conditioned to provide bicycle parking per the requirements in the City's Municipal Code. Comment 6.9: The Project should implement TDM measures to reduce vehicle trips. Response 6.9: As stated on page 67 of the Draft EIR (MM TRAN — 5.1), the project shall be conditioned to include programs or facilities outlined in the Draft Countywide Deficiency Plan (CDP) "Immediate implementation List" to reduce project vehicle trips. Measures from the list that the project could implement include providing pedestrian facility improvements, bus stop improvements, HOV parking preference program, bike facilities, and a pedestrian circulation system. The implementation of the TDM measures shall be completed to the satisfaction of the Director of Community Development. Also refer to Response 6.4 above. City of Cupertino 18 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR 4.4 ORGANIZATIONS, BUSINESSES, AND INDIVIDUALS RESPONSES TO COMMENT LETTER #7: MORRISON I FOERSTER on behalf of Apple Inc. (letter dated 11 /24/08) Comment 7.1: The Main Street DFEIR Should Properly Identify and Assume Apple's Proposal for the New Campus Site, as Part of its Cumulative Impacts Analysis. As you know, a DEIR's discussion of cumulative impacts should include "past, present, and reasonably anticipated future projects." (Laurel Heights Improvement Assn. v. Regents of Univ. of Cal., 47 Cal. 3d 376,394 (Cal. 1988).) Similarly, the CEQA Guidelines provide that an adequate discussion of significant cumulative impacts should include a "list of past, present, and probable future projects producing related or cumulative impacts ...." (CEQA Guidelines § 15130, subd. (b)(I)(A).) Apple's proposal to develop its future corporate headquarters on the New Campus Site meets the CEQA requirements for a cumulative project. On April 16, 2006, Apple announced to the Cupertino City Council that it had purchased the New Campus Site and intended to build a new corporate headquarters on it. Apple currently is in the early planning stages for this project. Apple also currently occupies 10300 and 10400 N. Tantau and 19191 Vallco Parkway, and it intends to renovate and occupy 19333 Vallco Parkway, within the next year or so. In view of the above, Apple expected that the DFEIR, at the least, would list Apple's sizeable new campus as a "reasonably anticipated future cumulative project" on its list of 34 cumulative projects. It didn't. We request that the FEIR expressly list the new campus on the cumulative list. Response 7.1: The above comment suggests that the cumulative analysis in the Draft EIR include impacts from Apple's proposal for a new campus site. As the above comment has stated, CEQA requires cumulative impacts from past, present, and probable future projects be analyzed. The City is aware that Apple is planning a new campus, however, no application has been submitted to the City and no project information (such as the amount of development proposed) is known. For these reasons, there is not enough detail regarding the new campus to analyze its impacts: The text of the EIR has been revised to acknowledge that Apple is currently planning a new campus, but details such as the location and intensity of development is unknown and therefore, there is not enough information to analyze the impacts of this proposed campus in the cumulative analysis. Refer to the text revisions of the Draft EIR in Section 5.0 of this Final EIR. Comment 7.2: Please also confirm that the City's General Plan already assumes that the New Campus Site will be rebuilt to at least replace the approximately 1 million sq. ft. of existing office space. Response 7.2: The City General Plan does specifically address the above referenced new campus for Apple Inc. The General Plan does not preclude redevelopment of existing office space. City of Cupertino 19 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR Comment 7.3: Also, Apple is uniquely positioned to qualify for a substantial portion of the City's retained pool of 150,000 sq. ft. of Existing Major Company Expansion allocations. As a result, it makes sense to assume the New Campus will be built out at a reasonable amount in excess of the existing development on the New Campus Site. It well may be the case that these assumptions were already factored into the DFEIR analysis, and this request to list Apple's future campus as a cumulative project will not change the DFEIR's cumulative analysis. Response 7.3: Refer to Response 7.1 above. Comment 7.4. The Main Street DFEIR Does Not Adequately Address the Adverse Consequences Related to Transferring Office Development Allocations From the City's Employment Centers. As background, the Cupertino General Plan (2000-2020) established a Community Development framework directing various uses to particular Special Centers, such as Commercial Centers or Employment Centers. The General Plan further identifies "Development Allocations" for the City's commercial, office, hotel and residential build out. Apple's IL Campus is within the N. De Anza Boulevard Employment Center and the New Campus Site is within the Vallco Park North employment Center. The Main Street Project site is located within the Vallco Park South area, which is a designated "Commercial Center." The following are our primary concerns with the manner in which the DFEIR addresses this Office Development Allocation and redistribution issue: First, the DFEIR correctly acknowledges that Cupertino's General Plan allocates no new office space for the Vallco Park South Commercial Center. (DFEIR at p. 113-114.) Nevertheless, the Main Street project Scheme 1 proposes 100,000 sq. ft. of gross Office Development Allocations, and Scheme 2 proposes to absorb 205,000 sq. ft. of gross Office Development Allocations. At the same time, the DFEIR affirms that the project proponent did not apply for a General Plan Amendment or any other legislative act to.add office space allocations to the Vallco Park South Commercial Center. Instead, in order to satisfy CEQA consistency requirements, the DFEIR attempts to reconcile this apparent general plan inconsistency by concluding that transferring an Office Development Allocation of 100,000-205,000 sq. ft. from an Employment Center to a Commercial Center is "insignificant". (DFEIR at p. 114.) To support this conclusion, the DFEIR cites Cupertino General Plan Policy 2-20, which allows some flexibility for assigning allocations to geographic areas "if necessary and if no significant environmental impacts, particularly traffic, are identified." The DFEIR then acknowledges that there are significant traffic impacts resulting from the project, but states that "These transportation impacts would not be unique to this location". DFEIR at page 114. We respect that cities have latitude to construe their general plans. However, this particular explanation and approach cannot withstand minimal scrutiny, since numerous significant traffic and other project impacts are identified. In fact, the DFEIR Table 6.0-1 checklist undercuts this consistency conclusion by acknowledging that the project is only "somewhat" consistent with the City's General Plan Allocation policies. We believe that a transfer of Office Allocation in the size proposed is inconsistent with the General Plan. Response 7.4: In general, the above comment suggests that the project is inconsistent with the City's General Plan and would require an amendment to the City's General Plan to transfer office space allocations in the Vallco Park South Commercial Center. The commenter contends that the transfer of office allocations between the City's special centers is inconsistent with the General Plan. City of Cupertino 20 Final EIR Main Street Cupertino Project ' December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR As stated in the Draft EIR, and as referenced in the above comment, the General Plan's Allocating Development Potential Strategy: Flexible Allocations allows flexibility among the allocations assigned to each geographic area (i.e., special center). Allocations may be redistributed form one geographic area to another if necessary and if no significant environmental impacts, particularly traffic, are identified. The City's General Plan allows for the reallocation of development allocations. For this reason, no General Plan amendment is required to redistribute development allocations. As discussed on page 114 of the Draft EIR, as well as in Section 4.9 of the Initial Study in Appendix A of the Draft EIR, the projzct is generally consistent with the City's General Plan allocation policy and strategies. The proposed office development (under either scheme) would require office allocation from other special centers in the City and the project (under either scheme) would result in significant transportation and air quality impacts. However, these impacts are not unique to the project site location. The traffic and air quality impacts from the project occur due to existing and background conditions. Development in a relatively wide area of Cupertino could result in traffic and air quality impacts at the same location. In other words, if the proposed project were located in a special center that had sufficient land use allocations, the same traffic and air quality impacts could occur. For this reason, it was concluded in the Draft EIR (as well as the Initial Study in Appendix A of the Draft EIR), that the project is generally consistent the City's Allocation policy and strategies. Comment 7.5: Further, the DFEIR does not identify from which Special Center the Office Development Allocations will be transferred. Response 7.5: If the proposed project is approved, it is anticipated that the office development allocations required for the project will be drawn from each special center (Monta Vista, North De Anza Boulevard, Vallco Park North, Heart of the City) proportionate to the amount available in each center. However, the City Council will make the decision as to how the allocations are distributed. No office allocations would be taken from the Major Employers. Comment 7.6: From a CEQA standpoint, without this basic information, Apple and the City's decision makers will not be able to ascertain the extent to which the proposed transfer will trigger environmental impacts. Response 7.6: The Draft EIR analyzes the environmental impacts of the project, which include the development of office uses on-site and require the transfer of office allocations from other special centers in the City. The City does not anticipate additional environmental impacts to those disclosed in the Draft EIR from the transfer of office allocations for this project. Transferring allocations from other areas of the City would reduce the amount of development that could occur in these areas. This reduction of development potential could have economic effects for landowners in other areas, however, this would not be an environmental impacts. The City Council has the ability to increase allocations. Increasing allocations in the City would be independent of the proposed project. Comment 7.7: The clear intent of the General Plan was to support the growth of the Employment Centers by assigning the majority of the new Office Development Allocations to these centers. When Cupertino's General Plan update was adopted in 2005, 94% of the newly created Office Allocations were specifically assigned to the Employment Centers. In fact, the Commercial Centers, including Vallco Park South, actually had Office allocations decreased by 6,675 sq. ft. in the current General Plan. The DFEIR should highlight that, if Scheme 2 is adopted, only 53% of the Office Development Allocations designated in the General Plan would remain for the Employment Centers. City of Cupertino 21 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR Apple is concerned that the proposed allocation transfer approach would be a fundamental shift away from the City's apparent intent to discourage office development within Vallco Park South. Again, Apple generally is supportive of the Main Street Project, and it strongly encourages the City to find a solution to the Office Allocation issue that does not require significant transfers of Office Development Allocations from Employment Centers. The City might consider the following approaches: 1) Apple would support a General Plan Amendment increasing the Office Development Allocations within the South Vallco Center, as well as in the designated Employment Centers. 2) In view of the Mixed Use characteristics of this proposal within South Vallco, perhaps the City could find that (a) South Vallco's "commercial" allocations can be utilized for the proposed office uses, without needing to obtain transfers of Office Allocations from Employment Centers, and/or (b) fractional Office Allocations, rather than full Office Allocations, would be appropriate by applying a different traffic equivalency factor to this area. Irrespective of which approach the City ultimately considers, Apple is more supportive of Scheme 1 (and its health club use) rather than Scheme 2. Also, Apple wants to ensure that the City fairly applies comparable exaction and mitigation requirements to the use of Office Allocations, whether existing or new, and whether utilized within a designated Employment Center, or within South Vallco. Response 7.7: The commenter's opinion regarding office development allocation is acknowledged. The comment does not raise new environmental issues in the EIR and therefore, no response is necessary. The City Council will consider the above comment when making a decision regarding office allocations for the proposed project. Comment 7.8: Apple is Concerned With the Proposed Reductions to Traffic Lanes on Vallco Parkway and Requests That the EIR Clarify its Analysis of This Proposal. The Main Street Project proposes to reduce the existing width of Vallco Parkway from 6 traffic lanes down to 2 traffic lanes, and add angled parking on both sides of the street. (See DFEIR § 2.0, p. 55.) Apple requests that the City reconsider this proposed circulation modification for the following _ reasons: • It is unclear whether the assumptions used by the DFEIR traffic analysis accurately reflect the capacity or user profile of the Apple staff working at 19191 Vallco Parkway, or assume full occupancy of 19333 Vallco Parkway. Please confirm. Response 7.8: The existing traffic volumes used in the transportation impact analysis completed for the project (Appendix C of the Draft EIR) included volumes consistent with the occupancy of the above mentioned buildings. (Source: Fehr & Peers, personal communication, December 2008). Comment 7.9: We request that the long-term suitability of the proposed Vallco Parkway reductions more fully consider the cumulative impacts and anticipated future growth within the properties abutting Vallco Parkway. Apple is concerned that a short-term decision to narrow lanes within Vallco Parkway by 66% will have to be reversed a few years later. The Apple properties on Vallco Parkway have FARs of .39-.40, and similar properties in the region are being redeveloped with FARs of .80. We request that the FEIR consider the extent to which the proposed modifications to Vallco City of Cupertino 22 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR Parkway could compromise the reasonable future expansion of the Apple properties and threaten future infill developments in the area. Response 7.9: The level of service along Vallco Parkway was analyzed in Section 2.1 of the Draft EIR. No significant and unavoidable impacts were identified on Vallco Parkway under project or cumulative conditions. In the event a project is proposed along Vallco Parkway in the future, it would require its own environmental review and traffic analysis. The City is not aware of any future project that propose to intensify development along Vallco Parkway. It is too speculative for the City to analyze possible future impacts given that specific information about future development (location, intensity) is not available. Comment 7.10: The Main Street Project is an 18.7 -acre site with approximately 4,800 lineal feet of public street frontage. Due to Highway 280 and other fixed site constraints, the combined Apple properties (25.5 acres) on the north side of Vallco Parkway share only approximately 1,450 lineal feet of public street frontage, which translates to only 22% of the Main Street Project street frontage, based on site area. Apple is concerned that this roadway reduction will exacerbate the existing site access constraints of Apple's sites. We request that the FEIR provide more comprehensive analysis as to the long-term site access impacts to these properties. Response 7.10: The project does not propose to modify existing off-site access points on Vallco Parkway. In addition, the site plan has been revised to clarify that no diagonal parking is proposed on the north side of Vallco Parkway (refer to revised Figures 1.0-4 and 1.0-8 in Section 5.0 of this Final EIR). For these reasons, access to off-site properties along Vallco Parkway would not be adversely affected by the project. Comment 7.11: Apple is concerned that the proposed single lane traffic and diagonal parking along Vallco Parkway likely will cause a significant level of service degradation and delays, particularly where there is only a single lane of traffic. Apple requests that the FEIR include additional analysis concerning delays within affected intersections and the viability of accessing adjoining parking lots. Response 7.11: Refer to Response 7.10 above. Comment 7.12: These concerns should be fully addressed in the DFEIR's traffic analysis. Based on this expanded analysis, we request that the City establish a decision making process involving the multiple property owners potentially affected by this major proposal to reduce the width of a public street. Response 7.12: The concept of narrowing Vallco Parkway is identified in the South Vallco Master Plan (adopted September 2008). The preparation of the South Vallco Master Plan involved a number of outreach efforts to the property owners within South Vallco, including Apple Inc. The South Vallco Master Plan identifies the narrowing of Vallco Parkway, where safe and appropriate, to facilitate a pedestrian -friendly environment by slowing down traffic on the street. The Draft EIR analyzes the level of service impacts of the proposed narrowing of Vallco Parkway at nearby intersections. No significant and unavoidable transportation impacts (including safety impacts) were identified. City of Cupertino 23 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR Comment 7.13: Apple Requests That the FEIR Provide Additional Aesthetic Analysis Concerning the Proposed 5 -Story Parking Garage Facade Fronting on Vallco Parkway. The northeast facade of the Main Street Project's 5 -story parking garage appears to be the dominant visual feature on Vallco Parkway between North Tantau Avenue and Finch Avenue. Moreover, directly in front of the proposed parking garage, Vallco Parkway angles northward, thereby presenting the full length of the parking garage facade into the field of vision for drivers and pedestrians approaching from the east. This visual dominance is further emphasized by the proposed 5 -story garage height and by the minimal 25' setback of the garage facade from the street edge. We note that the other Main Street Project street setbacks are typically 35'. Apple is concerned that the DFEIR does not adequately address the far-reaching visual and aesthetic impacts on the Vallco Parkway streetscape. We request that the FEIR include elevations, renderings or massing studies enabling Apple to assess whether or not the garage's massing or facade treatments are appropriate and will improve the visual environment, or detract from it. Response 7.13: The visual impacts of the proposed project are discussed in Section 4.1 of the Initial Study prepared to focus the EIR (see Appendix A of the Draft EIR). As stated on page 28 of the Initial Study, new landscaping, including trees, would be planted along Vallco Parkway for screening and to soften views of the development (including the proposed parking garage) from public streets. As stated on page 29 of the Initial Study, the final design of the project would be evaluated for consistency with the City's standards as part of Design Review (Architectural and Site Approval) process required for approval of the specific project design, if the project is approved. This review considers the relationship of the proposed buildings with the surrounding land uses and streets, compliance with adopted height limits, setbacks, architecture, and landscaping design guidelines, and the overall quality and compatibility of the building materials and architecture with the surrounding area. A conceptual elevation of the proposed parking garage on Vallco Parkway, showing its design, is providing on the following page (see Conceptual Garage Elevation). Another figure is provided (see Conceptual Garage Elevation with Landscaping) showing how the garage would look with the proposed landscaping. As shown on the conceptual landscaping plan (Figure 1.0-12 of the Draft EIR), a double row of trees are proposed along the project site frontage on Vallco Parkway. Comment 7.14: Apple is concerned that the garage design not contribute to Vallco Parkway feeling like a lifeless "back alley," conflicting with the City's streetscape goals and policies. By way of example, the proposed parking garage appears inconsistent with Policy 2-14, Strategy 3 of the General Plan, as indicated on page 112 of the DFEIR: "Building and Site Design Strategy 3: Parking Placement in New Development. Place parking out of sight, behind or underneath buildings." The two development schemes propose a total of either 1,520 or 1,830 parking spaces, with the vast majority, or 1,100 of those spaces, in the 5 -story parking garage fully visible above grade. Response 7.14: As discussed in on page 112 of the Draft EIR, the parking for the project (under either scheme) would be providing in surface parking lots, above and below ground parking garages, and on -street. In both schemes, the proposed surface parking lots are located in the interior of the site, shielded from view from Stevens Creek Boulevard and Vallco Parkway by proposed buildings. Both project schemes include a multi -story parking garage above ground along Vallco Parkway. The proposed above parking garages in either scheme would have existing and proposed landscaping and architectural details that would soften the views of the parking garage. For these reasons, the project is considered consistent with this strategy. See also Response 7.13 above. City of Cupertino 24 Final EIR Main Street Cupertino Project December 2008 N U 4W-0' 0'-0' PARKING GARAGE ELEVATION - LOOKING SOUTH d 10' 20' 41Y PARKING GARAGE ELEVATION - LOOKING WEST 0' 1W 20' 4P KEYNOTES 11 PRECAST CONCRETE PANELS TEXTURED CONCRETE OR PRECAST PANELS PARKING GARAGE ELEVATION - LOOKING NORTH W 10' 2V MY o -0w ❑3 ARTWORK �5 AUTO ENTRANCE/EXIT ❑7 PEDESTRIAN CIRCULATION TOWER ] METAL CANOPY 1 ARCHITECTURAL METAL FINS ❑Q ARCHITECTURAL METAL FRAM 'S WALL a❑ METAL LATTICE/ SCREEN WITH VINES 10 PEOESTRIANEWRANCE R CONCEPTUAL GARAGE ELEVATION Source: Kenneth Rodrigues & Partners, Inc., 9/5/08.1 Source: Kenneth Rodrigues & Partners, Inc., 12/5/08. CONCEPTUAL GARAGE ELEVATION WITH LANDSCAPING Section 4.0 — Responses to Comments Received on the Draft EIR Comment 7.15: Apple requests that the FEIR analyze whether a greater portion of the parking can be sited below grade to make the project consistent with the City's General Plan Design Strategy 3. At a minimum, please consider whether two of the five stories of the parking garage could be located below grade. Below grade parking could extend beneath the retail component adjoining the garage, and parking could also be located beneath the health club, similar to the office parking in Scheme 2. It also may be possible to develop the northeast garage facade with a visually more attractive use to avoid a "blank garage facade syndrome." Response 7.15: This comment is acknowledged and will be considered by the City Council when making a decision regarding the proposed project. Comment 7.16: We request that the FEIR consider the Main Street Project parking garage facade in relation to the design treatment that was applied to the Stevens Creek Boulevard and Town Square facades. At a minimum, we request the FEIR provide the following additional information regarding the proposed 5 story garage (and an alternate garage that locates two of the garage's 5 levels below grade): • Massing Studies (as viewed from the street level); • Rendered Elevations (similar to the other elevations submitted); • Facade Concept Drawing (similar to the other facade concept drawings submitted); • Rendered perspective looking at the northeast garage facade, viewed as one approaches from the Vallco Parkway/Tantau intersection; • Cross-section through the proposed garage, perpendicular to its northeast facade, through Vallco Parkway to the face of the Apple office building on the north side of Vallco Parkway, showing the proposed street edge and streetscape design. Response 7.16: The above comment requests additional visual renderings of the proposed parking garage on Val Ico Parkway in order to better assess the design of parking garage. Conceptual elevations of the proposed parking garage on Vallco Parkway, showing its design and landscaping are provided on pages 25 and 26 of this Final EIR. Also, refer to Response 7.14 above. Comment 7.17: Apple Proposes That Areawide Landowners Join in a Vallco Parkway Streetscape Design Process, if a Single Streetscape Design is Intended for all of Vallco Parkway The DFEIR indicates that the Main Street Project is consistent with the Design Guidelines proposed by the South Vallco Master Plan for the Vallco Parkway streetscape. (DFEIR, p. 113.) Apple notes that these Design Guidelines are very conceptual in nature and do not identify specific plantings, signage, materials, street furniture or lighting. If the City intends for there to be a single streetscape design for all of Vallco Parkway established by the Main Street Project, then Apple requests that the City provide other Vallco Parkway landowners with the opportunity to provide input regarding streetscape design, including the landscaping, signage, street furniture or lighting elements. Response 7.17: The above comment suggests that the streetscape design for Vallco Parkway be decided upon with the input from Vallco Parkway landowners. In September 2008, the City adopted the South Vallco Master Plan, which outlines policies for landscaping, design, pedestrian circulation, vehicular circulation, land uses and services, and sustainability and energy efficiency. The planning of the South Vallco Master Plan involved a number of outreach efforts to the property owners within South Vallco, including.Apple Inc. As stated on page 29 of the Initial Study, the final design of the project would be evaluated for consistency with the City's standards (including those outlined in the South Vallco Master Plan) as City of Cupertino 27 Final EIR Main Street Cupertino Project December 2008 Section 4.0 — Responses to Comments Received on the Draft EIR part of Design Review (Architectural and Site Approval) process required for approval of the specific project design, if the project is approved. This review considers the relationship of the proposed buildings with the surrounding streets and land uses, compliance with adopted height limits, setbacks, architecture, and landscaping design guidelines, and the overall quality and compatibility of the building materials and architecture with the surrounding area. Through this Design Review process, the City will work with the project applicant and stakeholders/adjacent property owners to develop a detailed streetscape design prior to issuance of building permits for this project, if approved (refer to the text revisions to the Draft EIR in Section 5.0 of this Final EIR). Comment 7.18: Sewer Capacity. For both development schemes, the Main Street Project proposes to connect to existing utility (water, storm drain, and sewer) lines and install two new -24 -inch storm drain lines to the existing Calabazas Creek culvert. Additionally, if a sanitary sewer flow test determines that the Main Street Project would exceed the capacity of the existing sewer lines at or downstream of the site, the Main Street Project would require larger sewer lines and connections downstream in Tantau Avenue from 1-280 to Pruneridge Avenue. The New Campus Site is within the area between 1-280 and Pruneridge Avenue and likely would also be served by this sewer line. Apple requests that the sanitary sewer flow test account for flow from the proposed Apple Campus, or at least treat the site as fully occupied rather than reflect existing vacant space. Response 7.18: The above comment suggests that the future sanitary sewer flow test and associated improvements for the project (if necessary) take into account for Apple's new campus, or treat Apple's existing vacant office space as occupied. The City and the Cupertino Sanitary District does not have information regarding Apple's new campus (i.e., intensity of development proposed) therefore, the projected sewer flows from it can not be evaluated. According to the Cupertino Sanitary District, the determination of pipe upsizing required is based on existing flow in the pipe and the increase in flow caused by the project's contribution. If Apple were to submit project plans to the City and Cupertino Sanitary District prior to the Main Street Project completing its sewer flow test and coordination with the Cupertino Sanitary District regarding required upsizing, it is possible Apple and the project proponent can work together to fund and complete the required testing and improvements. City of Cupertino 28 Final EIR Main Street Cupertino Project December 2008 SECTION 5.0 REVISIONS TO THE TEXT OF THE DRAFT EIR This section contains revisions to the text of the Draft EIR. Text additions are underlined. Text deletions show the original text with a str-ilEeeut running through the part of the text to be deleted. Page 4 and 65 Revised the following text for mitigation measure MM TRAN —1.1 as follows: MM TRAN — 1.1: The proposed project (under either scheme) shall implement one of the twothree measures below to reduce impacts at Vallco Parkway and Wolfe Road to a less than significant level: 1. Maintain the existing intersection configuration, but install a westbound right -turn overlap phase. With this improvement, the intersection would operate at LOS D with no more than 44.2 seconds of average delay under either project scheme; OR 2. Add a second, westbound right -turn lane. The additional turn lane could be accommodated by re -striping the existing westbound through lane as a shared -through -right turn lane. With this improvement, the intersection would operate at LOS D with no more than 50.8 seconds of average delay under either Scheme_ J.implement e e eper-ations to LOS D* during the DTPA peak hour- .fide.. both sehemes b Page 6 and 67 Revise the text in mitigation measure MM TRAN 5-5 as follows: MM TRAN — 5.1: At the final design stage, the project shall include programs or facilities delineated in the "Immediate implementation Action List" of the Draft Countywide Deficiency Plan (CDP) to the satisfaction of the Director of Community Development.' Measures from the list that are appropriate for this project may include providing pedestrian facility improvements, bus stop improvements, HOV parking preference program, bike facilities, and a pedestrian circulation system, and other Transportation Demand Management (TDM) measures such as providing future employees with transit passes at a reduced rate and providing bicycle lockers and showers for future employees. Implementation of these measures would reduce impacts on freeway segments but not to a less than significant level. According to VTA policy direction, the mitigation measure for regional freeway impacts is participation in the Countywide Deficiency Plan (CDP) prepared by the VTA. The CDP has not received final approval; therefore, the mitigation of freeway impacts cannot be guaranteed since Cupertino does not have legal authority to mitigate freeway impacts. Pending adoption of the CDP, the Lead Agency for a development project must include programs or facilities delineated in the `Immediate Implementation Action List" of the Draft CDP as part of the project's approval if the freeway impact cannot be reduced to a less than significant level. City of Cupertino 29 Final EIR Main Street Cupertino Project December 2008 Section S.0 — Revisions to the Text of the Draft EIR Page 6 and 67-68 Revise the text in mitigation measure MM TRAN — 7.1 as follows: MM TRAN — 7.1: The applicant shall work with VTA, and the City, and GaltraHs to determine the appropriate location of the existing bus stops at Stevens Creek Boulevard/Finch Avenue and Stevens Creek Boulevard/Tantau Avenue to ensure that existing bus service is not disrupted by the project (e.g., addition of on -street parking) along those areas. The project shall include a 22 -foot curb lane for the existing bus stops at Stevens Creek Boulevard/Finch Avenue and Stevens Creek Boulevard/Tantau Avenue. The project proponent shall coordinate with the City and VTA on the final landscape plans on Stevens Creek Boulevard along the project site frontage: and coordinate with VTA to provide bus shelters per VTA's requirements. The bus stop at Vallco Parkway/Perimeter Road shall be incorporated into any designs for the roadway. Page 6 and 68 Revise the text in avoidance measure AM TRAN — 7.2 as follows: AM TRAN — 7.2: The City and applicant shall coordinate with Eakrans Bay Area Air Quality Management District, Caltrain, and private employers to determine the appropriate change in route for the Caltrain commuter shuttle that currently uses Finch Avenue as a turn -back along its route. It should be noted that the route could easily be re-routed to Wolfe Road. Page 7 and 69 Add the following text after the last sentence in mitigation measure MM TRAN — 9.1: The project proponent shall consult the VTA's Bicycle Technical Guidelines when determining appropriate bicycle 12arking siting and design. Page 8 and 84 Delete the following mitigation measure: MTN Page 10 and 86 Revise the text in mitigation measure MM AIR — 5.2 as follows: MM AIR — 5.2: The proposed project shall implement the following diesel exhaust control measures during construction: • Gensi tent with state- &A, Qiesel equipment standing idle for more than €tie two minutes shall be turned off. This would include trucks waiting to deliver or receive soil, aggregate, or other bulk materials. Rotating drum concrete trucks could keep their engines running City of Cupertino 30 Final EIR Main Street Cupertino Project December 2008 Section 5.0 - Revisions to the Text of the Draft E1R continuously as long as they were onsite and located more than 200 feet from residences. • Properly tune and maintain equipment for low emissions. • Construction equipment shall not be staged within 200 feet of existing residences. • Use alternative powered construction equipment (i.e., hybrid, compressed natural gas, biodiesel, electric) as feasible. • Use add-on control devices such as diesel oxidation catalysts or particulate filters as feasible. • Require all contractors to use equipment that meets California Air Resources Board's (ARB) most recent certification standard for off- road heavy duty diesel engines. Page 12 Revise the text in the table at the top of the page as follows: Impact C -AIR -1: The project (under either scheme) would result in a cumulative impact on regional air quality. Implementation of mitigation measures in Section 2.2 Air Quality (MM AIR - 2.1 through 2.4011) would reduce the project's emissions but not to a less than significant level. Significant and Unavoidable Cumulative Impact See MM AIR - 2.1 through 2.4-811 above. Page 15 Revise Table 1.0-1 as follows: Page 18 Replace Figure 1.0-3 with Revised Figure 1.0-3 on the following page. Table 1.0-1 Replace Figure 1.0-4 with Revised Figure 1.0-4 on the following page. Page 23 Replace Figure 1.0-8 with Revised Figure 1.0-8 on the following page. Summary of Develo ment Schemes Proposed Uses Retail Athletic Office Senior Hotel Open Space On -Site (sf) Club Club (s� Housing (rooms) with a Public Parking (units) Easement (ac) (stalls) Scheme 1 150,000 145,000 100,000 160 150 1.63 401.523 Scheme 2 1 146,500 1 --- 205,000 160 1 250 1.63 481,833 Note: sf = square footage, ac = acres Page 18 Replace Figure 1.0-3 with Revised Figure 1.0-3 on the following page. Page 19 Replace Figure 1.0-4 with Revised Figure 1.0-4 on the following page. Page 23 Replace Figure 1.0-8 with Revised Figure 1.0-8 on the following page. City of Cupertino 31 Final EIR Main Street Cupertino Project December 2008 ��. I "W-11 Commercial Office Z 1 f i �• IV, LL-CO� f� PARKVNVF AY Mixed t Commercial .; .r and Residential �� Office , l' r (Approved, but not yeti d ;� ti,' Jill " constructed) �, g 'J , ' '1, <•r ��! of �•• ,IQ. ''' ���6 f 5 z� Mixed Commercial Offce �.�. and Residential s=�# a i , :STE'VEN�Sx�� w:.CREE ,K; z bLVDrM- .:, ►'! Commercial �... r .,1. �'- !' '1. „`/j , _'f �'� a , ZK� I r• 4 tom" T* « fi �` L e{'F` •'�� v Project Boundary 1 r f ,. � •�- � t. �iN. .":. � {r n..�r3 „�. irl µ - . 11.f/�t �F •dd ��/'' , � � , � � �'�' �rt{x zi 4•'.r' .r •117 � . ,. i s A AERIAL RAPPHOTOGH FIGURE 1.0-3 (REVISED) W W I -- `...FiTUREj c MIXED USE — PROJEC7 1_ TfTrrrrrrtTf l -0 11 rMT..) semmNousm RAMPTO PAICINO SHOW ® DENOTES TRASH ROOM TABULATION RETAIL 150,000 SF 670 STALLS 4.5 /1,000 SF OFFICE 100,000 SF HOTEL 150 ROOMS790 STALLS SHARED PARKING ATHLETIC CLUB 00 145,0 SF J SENIOR HOUSING 160 UNITS 160 STALLS 1 /UNIT PARKING 1,620 STALLS STREET 91 STALLS SURFACE 236 STALLS GARAGE 1.266 STALLS TOTAL 1,.nWALLS S.0 V.W.D.J EASEMENT STEVENS CREEK BOULEVARD .._ M 0" 25' 5fY 100' 1W 2 - Source: KENNETH RODRIGUES & PARTNERS, INC, 12/5/08. SCHEME 1 - CONCEPTUAL SITE PLAN FIGURE 1.0-4 (REVISED) w \ \ TABULATION ------=� r o \ \ RETAIL 146,500 SF 808 STALLS 5.5 /1000 SF SHO ---F — 19.747 SF OFFICE 205,000 SF 707 STALLS 3.5 /1000 SF MIXED USi= — \ HOTEL 250 ROOMS 250 STALLS 1 /ROOM PROJECT _ SENIOR HOUSING 160 UNITS 160 STALLS 1 /UNIT 11 \ / MAJOR -- RETAIL / O / \ PARKING 1,925 STALLS �p' _}-.-(�' '}-� T�rI;7,_-'— 40,000 SF / \ V \ Sm EST ss sTAI Ls 1T 1 1 1 1 UT I I �! 11( I R I \` COA \\ SURFACE 2 SsTALL5 SENIOR HOLISM GARAGE 1,598 STALLS 1 I I I ItI I I DROP -OF _ C%'FRED ByOES \ qY \ TOTAL 1.MSTALLS 1LJ1W1L�t, I I I I fl . I I.1 TRUCKDOCK Fl— BOLLARD$ / I "_^ ON STREET PAA)UNO FLUS RAMP TO zz ZZPARKM– BELOW jl L I i Tbvy7 J 1 (IBB STALLS 1 1036 SF I ' RAMP TO -- - –_ �. 9ELOw1 — t PARKINO "i I I� `_______�� G 1 BELOW 1 (183 i Exlsn c!STALLS BELOW 1 ,I ' I I _. ,1ze s 1 Housl �T 1 PROJE T:i i i A — ruaA,LU Ay�tl "'`t 3 -STORY 4 I I1J ;°wH- °�,y 13�d L POFF CE ROJECT F 205.000 SF II PARK RETAt ( { I I! RETAe. 1, k + / n t J1 _ RETAIL 5 -ST RY h OTEL I SHOPS I SHOPS -L.'. _..:': SHOPS ' 250 RO MS oT PWA 4.1236E 1 e,Tez SF 6.1365E e 5 1 W PLAZA I 11 A = cOURTTARD RETAIL '1 I RETACPS R RETa0. El(ISTiNG 11 15581 SF I I x B ea. SF EMNN SCVWO. EASEMENT STEVENS CREEK BOULEVARD -- M 3s sa 100• 15a tar Source: KENNETH RODRIGUES & PARTNERS, INC, 12/5/08. SCHEME 2 - CONCEPTUAL SITE PLAN FIGURE 1.0-8 (REVISED) Section 5.0 - Revisions to the Text of the Draft EIR Page 29 Insert the following text at the end of the paragraph under 1.3.7 Plazas and Landscaping in the Draft EIR: In addition, the project proposes to preserve the existing_ Aleppo pine (tree #113) on the project site on Stevens Creek Boulevard. Page 29 Revise the text in 1.3.8.1 Public Street Improvements as follows: 1.3.8.1 Public Street Improvements The project (under both schemes) proposes to narrow Vallco Parkway along the project site frontage from six lanes (three lanes in each direction) to two lanes (one lane in each direction) and add angled parking on the south side of Vallco Parkway along the project site frontage. In addition, the pr-ejeet Boulevard aleng the pf:qjeet site ffentage (see Figures 1.0 4 and 1.0 8). Page 32 Revised the text under 1.3.10 Parking as follows: 1.3.10 Parkine For Scheme 1, parking for the proposed uses (including the retail, office, hotel, athletic club, and senior housing) would be provided in surface parking lots, in a five -level parking garage, and in one two-level below ground parking garage. Under Scheme 1, a total of 4-,-q4)-1,523 on-site parking spaces are proposed (269235 spaces in surface parking lots and -,2H91,288 spaces in parking garages). Of the 4-,55291,523 parking spaces, $53790 would be shared between the office, hotel, and athletic club uses. A total of 4-3597 on -street parking spaces are also proposed on Stevens CFee BealeYOF4,- Finch Avenue; and Vallco Parkway. Overall, Scheme 1 includes 1, 581.620 on-site and on -street parking spac -,s. For Scheme 2, parking for the proposed uses would be provided in surface parking lots, in a four - level parking garage located at grade, in one two-level below ground parking garage, in one one -level below ground parking garage, and on c.,,,..,.... reek Beule••a~a, Finch Avenue, and Vallco Parkway. Under Scheme 2, a total of 44,301,833 on-site parking spaces are proposed (269235 spaces in surface parking lots and 4-,_WQ 1,598 spaces in parking garages). A total of 4-3392 on -street parking spaces are proposed on Steyens r.°e', Beide-,""a, Finch Avenue; and Vallco Parkway. Overall, Scheme 2 includes 4-,9631.925 on-site and on -street parking spaces. Page 32 Insert the following text before 1.3.13 Cut and Fill: As part of the project, the structural design of the buildingfgs shall be designed, to accommodate future removal and/or replacement of the concrete box culvert. City of Cupertino 35 Final EIR Main Street Cupertino Project December 2008 Section 5.0 — Revisions to the Teat of the Draft EIR Page 34 Insert the following text in Section 1.5 Uses of the EIR after the last bullet point: Santa Clara Water District Permit for activities or modifications within the District easement or fee right of way or affecting the District facilities Page 62 Insert the following text before the impact statement for Impact TRAN -7: VTA is currently developing a strategic plan for a bus rapid transit (BRT) that would run along Stevens Creek Boulevard, i.e., the existing bus route 23/future route 523 line. The City of Cupertino's General Plan and VTA have also identified a potential transit station in the Vallco Area. This BRT project is currently being analyzed and no plans have been approved. Page 62 Revise the text under Parking Supply as follows: Parking Supply Vehicular Parking In Scheme 1, the project proposes 432-01,523 on-site parking spaces, including 269235 surface lot spaces and 4,681,288 garage parking spaces. Most of the on-site parking spaces (1,100) would be located within a five -story parking structure in the north -central area of the site. The senior housing building would include a below -grade garage with 468188 spaces. The remaining spaces would be surface parking within the site. In addition, the project proposes angled parking on the south side of Vallco Parkway along the project site frontage (9497 spaces) The total parking supply for Scheme 1 would be 43$1.620 parking spaces (on-site and on -street) for Scheme 1. In Scheme 2, the project proposes 4;8381,833 on-site parking spaces. Most of the on-site parking spaces (-1-,-1-281.128) would be located within a five -story parking structure situated in the north - central area of the site, similar to Scheme 1. A below -grade garage under the office complex on the easterly portion of the site would include 298282 spaces; a third structure under the senior housing building would have 469188 spaces. The remaining on-site parking spaces (268235 spaces) would be surface parking within the site, including the area surrounding the town square. In addition, the project proposes angled parking on the south side of Vallco Parkway along the project site frontage (9992 spaces) and parallel par -king spaees en the nefth side efgtevens Gr -eek l38UleYftFd along the site The total parking supply for Scheme 2 would be 4s3631.925 parking spaces (on-site and on -street) for Scheme 2.. City of Cupertino 36 Final EIR Main Street Cupertino Project December 2008 Section 5.0 — Revisions to the Text of the Draft EIR Page 63 Revise Table 2.0-9 and the paragraph below as follows: Table 2.0-9 Summary of Parking upp1 Estimates Project City Municipal Code ITE T ULI Proposed Scheme Weekday Weekend Weekday Weekend Weekday Weekend On -Site Parkin 1 1,457 1,435 1,326 1,266 1,450 1,312 4281.523 2 1,434 11,084 1,521 938 1,541 960 4-8391.833 Sources: City of Cupertino. City of Cupertino Municipal Code: Chapter 19.100 Parking Regulations, 2005. Parking Generation (Institute of Transportation Engineers (ITE), 3rd Edition); Trip Generation and Parking Design Guidelines (TRC Engineers, 2007); Shared Parkin (2nd Edition), Urban Land Institute (ULI), 2005. As discussed previously, Scheme 1 proposes 4-,_5401 523 off-street parking spaces plus 43997 on - street parking spaces (along Vallco Parkway and Stevens Gr -eek Soulev and Scheme 2 proposes 4;8381,833 parking spaces plus 43392 on -street spaces. Based on the methodologies presented in Table 2.0-9 above, both schemes provide sufficient parking when shared parking is considered. Page 85 Insert the following text before the last paragraph: MM AIR - 2.11 The project shall not include wood burning fireplaces or woodstoves in the proposed senior residences or the hotel. Page 88 Insert the following footnote after the third sentence in the second paragraph: Currently, 78 hotel room allocations are immediately available in the South Vallco Park area. The remaining 686 hotel room allocations in the South Vallco Park area are earmarked for Cupertino Square through a development agreement that is to expire in August 2009. These allocations may become available for the proposed Main Street Cupertino project after August 2009 To comply with the existing General Plan, the number of proposed hotel rooms could be reduced to 78, the project applicant can negotiate with Cupertino Square to release some of their earmarked hotel room allocations. or the City could convert commercial/retail square foot allocations to hotel room allocations (this was recently done with the approval of a hotel at the Oaks Shopping center). Page 89 Include the following text at the end of the last paragraph, before Table 4.0-1: Apple Inc. has informed the Cit that to have a new campus north of the project site at the southwest quadrant of Pruneridge Avenue and North Tantau Avenue. Apple Inc. is in the preliminary stages of planning this new campus and no specific information has been provided to the City (i.e., land uses proposed, square footage/intensity of development). For this reason, there is not enough information about this new campus to include in the cumulative analysis. City of Cupertino 37 Final EIR Main Street Cupertino Project December 2008 Section 5.0 — Revisions to the Test Page 91 Insert the following text at the end of Table 4.0-1 as follows: EIR 35. Fairfield 900 Kiely Boulevard 806 residential units Development Page 98 Revise the text in the table as follows: Intersections Peak Cumulative Cumulative Hour w/Scheme I w/Schente 2 3. Homestead Road and Lawrence Expressway — City of Santa Clara/CMP intersection PM X X 8. Wolfe Road and Vallco Parkway — City of Cupertino intersection PM X X 18. Stevens Creek Boulevard and I-280 ramps -Calvert Drive — City of Santa Clara intersectioi>4R ,t. ..t: eff PM X X 21. Lawrence Expressway and 1-280 southbound ramps- AM Calvert Drive — City of San Josh/CMP intersection PM X X 26. Bollinger Road -Moorpark Avenue and Lawrence Expressway — City of San Jose/CMP intersection PM X Page 99 Revise the second paragraph as follows: The cumulative impact at the intersection of Stevens Creek Boulevard/1-280 southbound ramps - Calvert Drive could be mitigated to a less than significant level with the addition of an eastbound right -turn overlap phase. This would consist of signal modifications, possibly including replacement of the existing traffic signal, pole, and arm mast. This intersection is located within the City of Santa Clara and is a GN4P intefseetien controlled and maintained by the City of Santa Clara C-kwa. The City has contacted the City of Santa ClaraCounty about this impact and mitigation. The City of Santa Clara does not require mitigation for cumulative impacts. For this reason, the project's contribution to the cumulative impact at Stevens Creek Boulevard/1-280 southbound ramps -Calvert Drive is significant and unavoidable. Page 102 Revise the text of Impact C -AIR as follows: Impact C -AIR — l: The project (under either scheme) would result in a cumulative impact on regional air quality. Implementation of mitigation measures in Section 2.2 Air Quality (MM AIR — 2.1 through 2.4011) would reduce the project's emissions but not to a less than significant level. (Significant and Unavoidable Cumulative Impact) City of Cupertino 38 Final EIR Main Street Cupertino Project December 2008 Section S.0 — Revisions to the Text ofthe Draft EIR Appendix A, page 8 Revise Table 3.0-1 as follows: Appendix A, page 9 Replace Figure 3.0-1 with Revised Figure 3.0-1 on the following page. Appendix A, page 13 Replace Figure 3.0-5 with Revised Figure 3.0-5 on the following page. Appendix A, page 19 Insert the following text at the end of the paragraph under 3.2.7 Plazas and Landscaping in the Initial Study (Appendix A of the Draft EIR): In addition. the pro'iect proposes to preserve the existing Aleppo pine (tree # 113) on the project site on Stevens Creek Boulevard. Appendix A, page 22 Revise the text under 3.2.10 Parking as follows: 3.2.10 Parking For Scheme 1, parking for the proposed uses (including the retail, office, hotel, athletic club, and senior housing) would be provided in surface parking lots, in a five -level parking garage, and in one two-level below ground parking garage. Under Scheme 1, a total of 4-,_q8-1,523 on-site parking spaces are proposed (269235 spaces in surface parking lots and 4-,2601,288 spaces in parking garages). Of the 4-,_5,N1,523 parking spaces, 53790 would be shared between the office, hotel, and athletic club uses. A total of 4-3-997 on -street parking spaces are also proposed on Stevens Creek Boulevard, Finch Avenue, and Vallco Parkway. Overall, Scheme 1 includes 4-,6r551, 220 on-site and on -street parking spaces. For Scheme 2, parking for the proposed uses would be provided in surface parking lots, in a four - level parking garage located at grade, in one two-level below ground parking garage, in one one -level below ground parking garage, and on Stevens Creek Boulevard, Finch Avenue, and Vallco Parkway. Under Scheme 2, a total of x.8381.833 on-site parking spaces are proposed (268235 spaces in surface parking lots and 4,5801,598 spaces in parking garages). A total of 4-3392 on -street parking spaces are proposed on Stevens Creek Boulevard, Finch Avenue, and Vallco Parkway. Overall, Scheme 2 includes 4-,96-31.833 on-site and on -street parking spaces. City of Cupertino 39 Final EIR Main Street Cupertino Project December 2008 Table 3.0-1 Summary of Development Schemes Proposed Uses Retail Athletic Office Senior Hotel Open Space On -Site (SO Club (sfl Housing (rooms) with a Public Parking (so (units) Easement (ac) (stalls) Scheme 1 150,000 15,000 100,000 160 150 1.63 4-,SN1.523 Scheme 2 1 146.500 --- 1 205,000 1 160 250 1.63 4381.833 Note: sf = square footage. ac = acres Appendix A, page 9 Replace Figure 3.0-1 with Revised Figure 3.0-1 on the following page. Appendix A, page 13 Replace Figure 3.0-5 with Revised Figure 3.0-5 on the following page. Appendix A, page 19 Insert the following text at the end of the paragraph under 3.2.7 Plazas and Landscaping in the Initial Study (Appendix A of the Draft EIR): In addition. the pro'iect proposes to preserve the existing Aleppo pine (tree # 113) on the project site on Stevens Creek Boulevard. Appendix A, page 22 Revise the text under 3.2.10 Parking as follows: 3.2.10 Parking For Scheme 1, parking for the proposed uses (including the retail, office, hotel, athletic club, and senior housing) would be provided in surface parking lots, in a five -level parking garage, and in one two-level below ground parking garage. Under Scheme 1, a total of 4-,_q8-1,523 on-site parking spaces are proposed (269235 spaces in surface parking lots and 4-,2601,288 spaces in parking garages). Of the 4-,_5,N1,523 parking spaces, 53790 would be shared between the office, hotel, and athletic club uses. A total of 4-3-997 on -street parking spaces are also proposed on Stevens Creek Boulevard, Finch Avenue, and Vallco Parkway. Overall, Scheme 1 includes 4-,6r551, 220 on-site and on -street parking spaces. For Scheme 2, parking for the proposed uses would be provided in surface parking lots, in a four - level parking garage located at grade, in one two-level below ground parking garage, in one one -level below ground parking garage, and on Stevens Creek Boulevard, Finch Avenue, and Vallco Parkway. Under Scheme 2, a total of x.8381.833 on-site parking spaces are proposed (268235 spaces in surface parking lots and 4,5801,598 spaces in parking garages). A total of 4-3392 on -street parking spaces are proposed on Stevens Creek Boulevard, Finch Avenue, and Vallco Parkway. Overall, Scheme 2 includes 4-,96-31.833 on-site and on -street parking spaces. City of Cupertino 39 Final EIR Main Street Cupertino Project December 2008 --'"'.......... MOW c MIXED US PROJEC Trrrrrrnrm rn t mn-v: ROOM �\ B O --.Z �- KETAL SHO \..747 sF TABULATION RETAIL 150,000 SF 670 STALLS 4.5 /1,000 SF OFFICE 100,000 SF \ ® DENOTES TRASH RJOM HOTEL 150 ROOMS 790 STALLS SHARED PARKING WJ / \ ATHLETIC CLUB 145,000 SF \ SENIOR HOUSING 160 UNITS 160 STALLS 1 /UNIT , MAJOR RETAIL 40,000 SF PARKING 1,620 STALLS / \ \� �'� \ 00p \ STREET 97 STALLS COVERED RETAI~ \ SURFACE ZMSTALLS TRUCK DOCK R SHOM y \ �A\ \ GARAGE 1,258 STALLS TRASH ROOM \ \ TOTAL I= aTALLS 9OLLAPDS - / \ \ \ NEY/ON STREET PARKING 1 ryes sr,.i s i RET s ''' " "{ ° '( I ? �` �e 15 3 -STORY OFFICE 100,000 SF — — -- BELavl yly y * r OVER E I S O S 32,170 SF t. � IA !a. Li E 1 1 EXISTI OIIFIT PROJw ASTORr i -01 T ' � I �, ,. F—A53 41- � +eo UNrta �.� tip � _..+. L • � �-^ TMBH ROOM �_i+: 11 BIIARED BY HOUSING I RETAIL I / Y` -'^ _,yR'�✓ ,I PARK RETAILRETAIL U RETAk r. ' f ` AL SHOP$ O , fI'W eF PLAZA A•12a BF I 1 � I 5.152 aFS s.13e 6F , IS 1 ? 25 TRASH ROOM ED R� TRASH ROOM ZSHO ' II PETAL RETAIL ' ' 1 (.mo"s A I 2 � esF e,a.sF . LL —.'- —— —_-- — — _ S.OV WD. EASEMENT I STEVENS CREEK BOULEVARD M 25 10' 100' 150' 20' Source: KENNETH RODRIGUES & PARTNERS, INC. 12/5/08. SCHEME 1 - CONCEPTUAL SITE PLAN FIGURE 3.0-1 (REVISED) 7 Z w 53 ff C " 1 3 -STORY ATHLETIC OUT0,3GA ANDD 5 CLUB ACTN" a 145,000 SF ARF. i 3ST Y OTEL 150 RO MS As OUTDOOR COURTYARD DSRNG EKISTING TREE TO PATIO O REMAIN / M 25 10' 100' 150' 20' Source: KENNETH RODRIGUES & PARTNERS, INC. 12/5/08. SCHEME 1 - CONCEPTUAL SITE PLAN FIGURE 3.0-1 (REVISED) MIXED U PROJEC -] q P.Aw To. PARXWG BELOW 1 1 t t 07 T EXIS"n HOUSIiICrI- PfAK TABULATION RETAIL RETAIL 146,500 SF 806 STALLS 5.511000 SF SHOPS 18.?41 SF OFFICE 205,000 SF 707 STALLS 3.5 /1000 SF HOTEL 250 ROOMS 250 STALLS 1 /ROOM SENIOR HOUSING 160 UNITS 160 STALLS 1 /UNIT MAJOR PARKING 1,925 STALLS RETAIL STREET 9z sluts 40,000S co, SURFACE 235 STALLS RETA GARAGE 1.96 STALLS _COWREO Sl= TOTAL 1.925 STALLS TRUCK DOCK ON STREET PARK NG 1sl. yurts t T C TO\ IF ()yNt PUAR�T�,l, j LZ s'2 A 1 U :F_ RAMPTO- BELG­ 4AM EL 65, it I # (282 STA_LS B —tl28-& ALLS PLAZA RETAIL RETAIL SHOPS SHOPS S.Qps 4.123 SF I I I A 5,782 SF 5.439 5F Z REM. RETAILRET­ 5. PS SHOPS 1,564W6,"4W Z SGv.wO. BASEMENT STEVENS CREEK BOULEVARD N 0) 11 21 11 111' 110' 211 1 1 1 1 1 Source KENNETH RODRIGUES & PARTNERS, INC, 12/5/08. SCHEME 2 - CONCEPTUAL SITE PLAN FIGURE 3.0-5 (REVISED) II 3 -STORY OFFICE PROJECT 205.000 SF :)TEL II 2 RO MS oT COURTYARD II EXISTING BE TO REMAIN N 0) 11 21 11 111' 110' 211 1 1 1 1 1 Source KENNETH RODRIGUES & PARTNERS, INC, 12/5/08. SCHEME 2 - CONCEPTUAL SITE PLAN FIGURE 3.0-5 (REVISED) Section 5.0 — Revisions to the Text of the Draft EIR Appendix A, page 29 Insert the following text at the end of the third paragraph: Through this Design Review process, the City will work with the project applicant and stakeholders/adjacent property owners to develop a detailed streetscape design prior to issuance of building permits for this project, if approved. Appendix A. page 40-41 Revise paragraph 4.4.2.4 Trees as follows: 4.4.2.4 Trees The 2008 tree survey evaluated impacts to trees based on tree health and the site design. Trees in building or parking structure or lot footprints were assumed to be removed. Trees in poor condition also are recommended for removal, even if they would not be impacted by site development. Under Scheme 1, it is anticipated that a total of 9392 trees would be removed and 13 trees could be relocated elsewhere on-site based on their high suitability for preservation. Under Scheme 2, it is anticipated that a total of .9493 trees would be removed and 13 trees could be relocated elsewhere on- site based on their high suitability for preservation. Additional details regarding tree disposition are included in Appendix B of this Initial Study. The prof ct proposes to preserve the existing Aleppo pine (tree #113) on the project site on Stevens Creek Boulevard. Under both schemes, the dead specimen tree (#126) would be removed. However, as shown on Figures 1.0-10 and 1.0-11, the project (under either scheme) proposes to plant two field grown oak trees` on the project site at Stevens Creek Boulevard and Finch Avenue to replace the existing dead specimen oak tree that would be removed as part of the project. Appendix A, page 43 Insert the following text at the top of the page: MM BIO — 2.2: The structural inte rity of existing trees that will be preserved and retained on-site shall be evaluated by a certified arborist to ensure public safety. Appendix A, page 56 Insert the following text before 4.8.1.2 Flooding: Under existing conditions, the peak runoff from a 100 -year storm event would be about 18 cubic feet per second (cfs). Appendix A, page 59 Insert the following text: 4.8.2.1 Hydrology and Drainage Scheme 1 The development of Scheme 1 would result in an increase of impervious surfaces from 2.4 acres to 11.9 acres, and a decrease of pervious surfaces from 16.3 acres to 6.8 acres. The increase in impervious surfaces would result in a corresponding increase in stormwater runoff from the project site. During a 10 -year storm event, peak runoff from the site would increase from approximately 2 A field grown trees refers to a tree that is fully mature. City of Cupertino 42 Final EIR Main Street Cupertino Project December 2008 Section 5.0 - Revisions to the Text of the Draft EIR 13.2 cfs under existing conditions to 23.1 cfs under Scheme 1.8 Under Scheme 1, the peak runoff from a 100 -year storm event would be about 31.6 cfs. Scheme 2 The development of Scheme 2 would result in an increase of impervious surfaces from 2.4 acres to 12.3 acres, and a decrease of pervious surfaces from 16.3 acres to 6.4 acres. The increase in impervious surfaces would result in a corresponding increase in stormwater runoff from the project site. During a 10 -year storm event, peak runoff from the site would increase from approximately 13.2 cfs under existing conditions to 23.6 cfs under Scheme 2.9 Under Scheme 2. the peak runoff from a 100 -year storm event would be about 32.2 cfs. Storm Drain Capacity Impacts Under existing conditions, a 30 -inch stone drain line in Vallco Parkway which connects to the existing culvert is over capacity. Under project conditions (either scheme), an 18 -inch storm drain line in Vallco Parkway which also connects to the existing culvert would be over capacity. The project proposes to construct 24 -inch stone drain lines parallel to the above mentioned 30 -inch and 18 -inch storm drain lines to divert site runoff from those lines. The proposed 24 -inch storm drain lines would connect to the northern portion of existing box culvert in Finch Avenue. In addition, both schemes propose to incorporate bioretention basins, vegetated swales, and hydrodynamic separators to reduce the amount of runoff from the site and improve water quality. With the incorporation of the two proposed 24 -inch stone drain lines and best management practices, there would be sufficient storm drain system capacity to accommodate the proposed project.10 The increase in impervious surfaces on the project site could result in the increase in the one percent flood water surface elevation of the culvert by about 0.05 feet (or 0.6 inches). To avoid an increase in the one percent flood water surface elevation of the culvert, the project proponent proposes to include_ on-site subsurface storage of peak stormwater flows (as needed). Appendix A, page 60 Insert the following text before 4.8.2.3 Water Quality: AM HYD — 1.4: The project shall be designed to detain water on-site (e.g., via buried pipes) as necessary to avoid an increase in the one percent flood water surface elevation of the culvert to the satisfaction of the Director of Public Works. Appendix A. page 63 Insert the following footnote after the first sentence in the third paragraph: Currently, 78 hotel room allocations are immediately available in the South Vallco Park area. The remaining 686 hotel room allocations in the South Vallco Park area are earmarked for Cupertino Sguare through a development agreement that is to expire in August 2009. These allocations may become available for the proposed Main Street Cupertino project after August 2009. To comply with the existing General Plan, the number of proposed hotel rooms could be reduced to 78, the project applicant can negotiate with Cupertino Square to release some of their earmarked hotel room allocations, or the Citv could convert commercial/retail square foot allocations to hotel room allocations (this was recently done with the approval of a hotel at the Oaks Shopping center). City of Cupertino 43 Final EIR Main Street Cupertino Project December 2008 Section 5.0 - Revisions to the Text of the Draft E/R Appendix, page 86 Insert the following footnote after the second sentence of the last paragraph: Currently, 78 hotel room allocations are immediately available in the South Vallco Park area. The remaining 686 hotel room allocations in the South Vallco Park area are earmarked for Cupertino Square through a development agreement that is to expire in August 2009. These allocations may become available for the proposed Main Street Cupertino project after August 2009. To comply with the existiniz General Plan, the number of proposed hotel rooms could be reduced to 78, the project applicant can negotiate with Cupertino Square to release some of their eannarked hotel room allocations, or the City could convert commercial/retail square foot allocations to hotel room allocations (this was recently done with the approval of a hotel at the Oaks Shopping center). City of Cupertino 44 Final EIR Main Street Cupertino Project December 2008 Appendix A Comment Letters Document Details Report State Clearinghouse Data Base SCH# 2008082058 Project Title Main Street Cupertino Lead Agency Cupertino, City of Type EIR Draft EIR Description The Main Street Cupertino project proposes two development schemes for the 18.7 acre project site. The approval of the project would allow for development under one of these schemes. Scheme 1 proposes up to 295,000sf. of retail uses (including 150,000 sf. of general commercial uses and a 145,000 sf. athletic club). 100,000 sf. of office uses, a hotel with 150 rooms, and 160 senior housing units. Schenk 2 proposes up to 146,500 sf. of retail uses, 205,000 sf. of office uses, a hotel with 250 rooms, and 160 senior housing units. Lead Agency Contact Name Gary Chao Agency City of Cupertino Phone 407-777-3247 email Address 10300 Torre Avenue City Cupertino Fax State CA Zip 95014-3255 Project Location County Santa Clara City Cupertino Region Latl Long Cross Streets Stevens Creek Boulevard and Tantau Avenue Parcel No. 316-20-078, 316-20-079 Township Range Section Base Proximity to: Highways 1-280 Airports San Jose International Railways UPPR waterways Calabazas Creek Schools Land Use Land Use: Undeveloped, GP: Commercial/Office/Residential, Zoning: I -Z-83; Mixed Planned Development (General Commercial, Office, Light Industrial, Hotel and Residential) Project Issues Agricultural Land; Air Quality; Archaeologic -Historic; Flood Plain/Flooding: Geologic/Seismic; Minerals; Noise; Public Services; Schools/Universities; Sewer Capacity; Soil Erosion/Compaction/Grading; Solid Waste; Toxic/Hazardous; Traffic/Circulation; Vegetation; Water Quality; Water Supply; Wildlife; Growth Inducing; Landuse; Cumulative Effects; AestheticNisual; Forest Land/Fire Hazard; Job Generation Reviewing Resources Agency; Department of Fish and Game, Region 3; Office of Historic Preservation; Agencies Department of Parks and Recreation; Department of Water Resources; Caltrans, Division of Aeronautics; California Highway Patrol; Caltrans, District 4; Regional Water Quality Control Board, Region 2; Department of Toxic Substances Control; Native American Heritage Commission Date Received 10/10/2008 Start of Review 10/10/2008 End of Review 11/24/2008 Note: Blanks in data fields result from insufficient information provided by lead agency. Sent By: CALTRANS TRANSPORTATIO PLANNING; 510 2B6 5560; Nov -24-08 3:24PM; Page 1/4 To: STATECLEARINGHOU At: 919163233018 ' •tea- 9' ,; • . . u a....'..uN DEPARTMENT DE' TRANSPORTATION F. O_ BOX 23660 OAKLAND, CA 94628-0660 PHONE (510) 622-5491 FAX (610) 286-5569 TTY ? 11 November 24, 2008 Com- RECEIVED Mr_ Gary Chan l I. City of Cupertino NOV 2 4 2008 10300 Torre Avenue Cupertino, CA 95014 STATE CLEARING HOUSE Dcar Mr. Chao: Maim Sheet Cupertino; DriA Envirainmental Impact Report •(DEIR) xYtx your poorer! be energy rf fiend SCL-280-8.37 SCL280349 SCH20080820.58 Thank you for continubig to include the'C; lifornia Department of Transportation (Department) in' . the environmental review :process for. the proposed project. We have reviewed the DEAR and.have the following comments to offer. . Traffic Forecasting Transportation Impact Analysis, page'31, Table 8, Trip Generation E.sdmates: For the same . location and the same Rind -of land use,*the same trip generation rate should be applied. Community Plainning Significant impacts should -be reduced even if they can not be fully mitigated. Given the fact that the proposed .project. will: generate over 100.trips during AM and PM peak hours (622 inbound and. outbound in •the.Alvl.peak`hourr and-1,264,inbound and outbound during PM peak hours for Scheme 1 and 583 inbound and: outbound in the AM peak hour and .1,036 inbound and outbound during PM peak hours for Scheme 2) (p.. 53-54), and segments of 1--280 in the project area are already operating at ah.unacceptable level of service (p. 60-61), the Department recommends instituting a Transportation:Demand. Management- (TDM) Programin: which future employees at the project site can receive transit .pmises at a reduced rate in lieu of free parking to encourage alternate forms of transpottgtion,.pioviding—bike. lockers and showers: for.future employees that choose to bike tb wank, and`redi�cing the.'parkingregvircments.:AM; according to Impact TR'.AN- 5 (p. 3); "Implernentation'of Scheme l would significantly impact se.vensegments on Interstate. m-280�and.iin l'eiiieitation'-of-Schei ie'2:would si ifieantl tm bdt:.six­ segments on I-280 burin, one of the peak hours." This is considered a Significant and Unavoidable Impact. The -City of Cupertino­si6uld consider. variotis-lbetasures for rcdueing'.thc motorized vehicle trip generation .fromthe.pmject. Reducing..the parking requirements should be feasible, given that there will be sufficient transportation: and.land uses, such as the ekistin.g bicycle and transit facilities; and office; comitiercial, and residential -development that wnll.serve the project. site (See Figure 2.0-3 (p. 40),and.2.0.4 (p. 42)). The project proposes 1,658'p . ng spaces for Scheme 1 and 1,963 parking spaceslbt. Scheme 2. In order to reduce. impacts on:the state highway 8:nd..to promote carpooling,, bicycling and public transit use, please reduce.patkinn.g for retail to 1.50-2.50 . "Callrnr4e improves mobility acroas California" Sent By: CALTRANS TRANSPORTATIO PLANNING; 510 288 5560; Nov -24-08 3:24P11; Page 2/4 Mc. Gary•Chao November 24, 2W8 Page 2 promote carpooling, �igtjirig ghd.publictransit 'use;�please reducepafking for retail to 1.50-2.50 parking .spaces.per 1000Ag are feet..(sf) a.nd •for office to 2.00-3,00 parking. spaces per 1000. sf, which is the recominended.aritount:per"'Reforming.Parking Policies to Support Smart Growth," a- Metrolx,Ii tan Transportation Commission. study funded by the Department. In addition, iniligation-mersufes-7.1 and.12 (p. 3). state that the City of Cupertino shall work with the Department for Impact TRAM -7: "Thc proposed narrowing -of Mdlt-o Parkway and the addition of.th&on=street parkingwould-im.�pact the -existing bus stop at Vallco Parkway and Perimeter Road. Although the we:etycourage The City. to work with';tlio Department, the commuter shuttles are•fund6d:by•th&,Bay-AArea Aii-Quality Managerhent District, Caltrain and private employers, and are operated by-Caltraih.. Please make that correction. Also, attached for your .refereiice. are.ctipies. of comments provided, its pari •of the early consultation collaborative on the Ihafr.Trafftc,Impact Report. Should you have -any oe®i tions'regalding this letter -please call Jose L. Olveda of my staff at (.5 1-0) 286-5535. Sincerely, LISA CARBON> District Branch Ch'ie& ::::.::.:.:: :.:.: .: • . .. Local Developmcnt - IntGzgovemrnental Review Attachments: e: State C1eannghome. `Caltrar s improves mabUity across Cali(arnia' Sent By: CALTRANS TRANSPORTATI0 PLANNING; 510 286 5560; Nov -24-08 3:24PM; Page 3/4 .U= OF QMAEORNIA6V4it 55 TRAA'SP6w&l.le ANa•11'f'7 (NC AC&t4 V ARNOLDBCHWARZENE GFR.C1SIYJS$jjn� DEPARTAVENTOF TRAN1§P611TAfn0N P. 0. BOX.�3660 OAKLAND, CA 84628-0660 PHONE (610) 622-5491 FlrsyourparuPr� FAX (5 10) 286-5539 Be enerhy e(j4cient/ TTY 711 October 21, 2008 Mr. Crary Chao City of Cupertino. - 10300 To. r. ' NQ V A 4 2008 SCL-280-8.37 SCL280348 SCH2O08082058 Cupertino, CA • 9501 Dear Mr. Chao: .... ... .. .. Main Street Cupertlrio; ;Transpor ation in k .Analysis (.IA) Thunk you for eontti.nuin.g: to incltidc t1ic-Calif6riii.ri Department of Transportation (Departtnent) in- the nthe environmental review. pipcess-fortlie'.proposed project. We have reviewed the TJA and'have •the following additional comments -to offer. Higliway.:Operations , ....::. .. , 1. Refer to the. `.Finan:Rieport';:`'Tr,ansportation impact Analysis.CM)", dated September 5, 200B.•Figures.7to:1?igure:.l:'�;..Study'Tittersection #20: Stevetis.Cr�ek Boulevard / t;awrence ' Expressway: 'Please:nclude:.the "Intl ratate.('1)-280 Northbound (NB) off -ramp" in the Traffic Wluffiie" ata; all:sc nari�s-of.the,TlA' and rel ated.Level.of Service Tables: ,Please incorporate. this information, nto the•analysis-and submit for our review and comment. 2_ The .off-ratnp.approactaes fo.inte'rsilc ons.#6,47, #18, #20; and 4021 queue back onto the freeway mainiiite and .xtnpact 1a and Southbound I-280. These impacts need to be mitigated. Should you have any.quesdans iegadin'9 this letter, please call Jose L. Olveda of my staff.at (5'10)' . 286-5535. Sincerely, OKI LISA CARBONi . District Branob'Gfii.df :.. Local Development - IntergoveritmCni: )'-Rzvievv- bc. LCarboni/ JOiveda/ LHall, Huey Ops/ , ile Chr6h File JLO/jlo Valtrane' improvee. Mobility' across CaM/ornial ' 1 : . . f ' **.. f. ' . : . . '-.' ;..'.'-. .- -.- *: " - '. .' .. . 'W. t.' : I . : : ��J! j *. i, ..--: . - t:vv , . .. . * : , ! -, ,.- * *: - - .. .. -Z '.� . . . p .. I �: . m � . . . : . . ' . - - : , : : . - . '. ; , - : '. . : � : . .. - .. - 1. . . :-., ..". . . . . . . , . . , -. - : - . i . � - . .. . . : , . - : ; - ... .: . .1 . . . . . . - . . , - . . . . : - : - '-'.". .. . 1. .. 'i '.'.- . . . i : . . . , ,.-,.,I 1. .... - - . ;- .. ..- : - .- C : : - .. .. '. ..:I , ! :.,.:. : . : . .-. , ` I �.* - ' .' - . .. .- . .. , . . . . . - * .. ... , 'i...' . * *. '_ ' '. ..'.: ... .."q, . ' .. "_ '. . : . . . . . . - . . . . 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'. + . *�.F` . . . . .. . . , * .. .. . . - I ' . .. . :' ;. * .. '.. '. : ;.. ' ), : .. , . - . : - . . .. .. . : . ; . .. ... . . . t . . . . . . .' . rz � ti : : 1%; . . gl;-ri; E. , : *: * .: . . :. , - . .: :' . .. . . . .. .. . . . . . . . . . ;. "I : '. - . . . : . . - ' . . . . . : . . . .. . . . .. , : . * . I . . . .. .. . : 1. . I . . . .. (1) . . . . : - , . . . . . . . . . . : . . . .: . . . . . : : . . . . ... I - I . , . I � I a . .7 I � .. . I - I � . �_ . _� . . .1 . .... . . .: ". . . . ,� ,- . � . � . I -, ..- . . � . I I COMMENT LETTER 2 STATEOF Cil IFORNIA--9� iNItS&. TRANSPQRTA,71.OX ADin JMJ.rA -d A61dNCY ---- lfiLN9) R sCHWAR�ENEgffJJ r.OVERNOR DEPARTMENT OF TRANSPORTATION I', O. BOX 23660 OAKLAND, CA 94628-0660 PHONF (510) 622-5491 Flex your power! FAX (510) 286-5569 Be energy efficient! XTY 711 November 24, 2008 SCL-280-8.37 SCL280348 SCH200808205 8 Mr. Gary Chao City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 Dear lvlr_ Chao: Main Street Cupertlno► Draft Environmental Impact Report (DEiR) Thank you for eofitimling to include the California Department of Transportation (Department) iii the environmental review process for the proposed project. We have reviewed the DEIR and have the following comments to offer. Traffic Forecasting Transportation Impact Analysis,. page 31, Table 8, Trip Generation Estimates: For the same location and the same kind of land use, the same trip generation rate should be applied, Community Planning Significant impacts should be reduced even if they can not be fully mitigated. Given the fact that the proposed project.will generate over 100 trips during AM and P.NI peak hours (622 inbound and outbound in the AM peak hour and 1,264 inbound and outbound during PM peak hours for Scheme 1 and 583 inbound and outbound in the AM peak hour and 1,036 inbound and outbound during PM peak hours for Schet'ne 2) (p. 53--54), and segments of I-280 in the project area are already operating at an unacceptable level of Service (p. 60-61), the Department recommends instituting a Transportation:Deinand Management (TDM) Program in which.future employees at the project site can receive transit passes at a reduced rate in lieu of .free parking to encourage alternate forms of transpOnation; :providing bike lockers and showers for future employees that choose to bike to work, find reducing. the parking requireamnts. Aisa, according to Irnpact TRAN- 5 (p. 3), "lmplcrnentation:df Scheme I would significantly impact seven segments on Interstate (I)-280 and irnple.rnentatiori of Scheme 2.would significantly irnpact.six segments on I-280 during one of the peak hours." This is considered a Significant and Unavoidable Impact. The City of Cupertino should. consider.various measures for.reuucing the motorized vehicle trip generation from the project. Reducing the parking requirements should be feasible, given that there will be sufficient transportation and land uses, such as the existing bicycle and transit facilities, and office, commercial; and residential development that will serve the project site (See Figure 2.0-3 (p. 40) and 2.0-4 (p..42.)). The project. proposes 1,658: parlung spaces for Scheme 1 and .1,963 parking space§` 64- Scheme 2. In order to reduce impacts. on the state highway and to promote carpooling, bicycling and public transit use, please reduce parking for retail to 1.50-2.50 "Caltrans improves mobility acroar Calilornta" Mr. Gary. ChAp. November 24, 2008 Page 2 promote curpoolingi bicycling Ahd:p,ahlic transit.use, please reduce parking for retail to 1.50-2.50 parking spaces per 1000 square feet (sf.). and for office to 2.00-3:00 parking spaces per 1000 sf, which is the recommendedamount per""P.eforming.Parking Policies to Support Smart Growth," a Metropolitan Transportation -Commission study funded by the Department, In addition, mitigation measures -7:1 and. 7.2 (p. 3) state that the City of Cupertino shall work with the Department for Impact. TRAN-7, ` lie .propos'ed narrowing of Vallco Parkway and the addition of the on- ,treet .parking woul+dirnpact the existing bus stop at Vallco Parkway and. Perimeter Road." Although- the we eocooiage The City to work with the Department, the commuter shuttles are funded -bythe.Bay Area Air Quality -Management District, Caltrain and private employers, and are operated by Caltrain. Please make that cotrectim. Also, attached. for your reference are. copies of comments provided as _part of the early consultation collaborative on the Draft TrAffjc Impact Rep6rc Should you have any questions weg iding this letter, please call Jose L Olveda of my staff at (510) 286-5535. Sincerely, �} . LISA C.aRBONI District Branch Chief Local Development Intergovernmental Review Attachments: c: State .Clearinghouse "Caitriznx iinpruvris md�ilicy acineex Califdrisiu' DEPARTMENT OF TRANSPOR'T`ATION P. O. BOX 23660 OAKLAND, CA. 94623-0660 . PHONE (510) 622-5491 FAX (510) 256-5559 TTY 711 October 2.1, 2008 Mr. Gary Chao City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 Dear Mr. Chao: Main Street Cop€rtino,'Fransportation Impact Analysis (TIA) _t. / i t ... \Ii Flex your power! Be energy e/jieient! SCL-280-8.37 SCL280348 SCH2O08082058 Thank you for continuing to include- the California Department of Transportation (Department) in the en vironmental review process for the proposed project. We have reviewed the TIA and have the following additional comments to offer. Highway Operations 1. Refer to the `Final lZeport', "Transportation Impact Analysis,(T(A)", dated September 5, 2008. Figures. 7 to Figure 17, Study Tntersection #20: Stevens Creek Boulevard / Lawrence Expressway: Please include the "lnterstAte. (I)-280 Northbound (NB) off -ramp" in the Traffic Volume Datil; all scenarios of the TIA and related Level. of Service Tables. Please incorporate this information inti) the analysis and submit for our review and comment. 2. The off -ramp approaches to intersections #6, #7, #18, #20, and #21 queue back onto the freeway mainline and impact NB and Southbound 1-280. These impacts need to be mitigated. Should you have any questions regarding this letter, please call Tos6 L. Olveda of my staff at (510) 286-5535. Sincerely, All-�4 t 1 JSA. CARJ30NI District Branch Chief Local Development - Intergovernmental Review bc: LCarboni/ JOlveda/ LHAll, Hwy 00s •ile Chron File Ji-.p/jlo "Caltralts improves mobility ocross Califnr itt,- S`fATF OF CALIFORNIA -- WSTNI-s 7'II�i�O�i'�T�j[.��. j��.�0 .FIQCY _..A}$.(�S?1.T S�HWAR7.F..NEC�ER �t��KNOR DEPAR'T'MENT OF TRANSPORTATION P• 0. 'F;C.iX.�ig660 � OAKLAND, CA 94623-0660 PHONE (5.10) 622-0491 h FAX (510) 286-5559 n R power+ . 'ITY 711 Be eertty ef�tcient? actabu 6; 2008 SCL-280-8.37 SCL280348 SCi2008082058 Mr. Gary. Chao City of -Cupertino 10300 Torre Avenue. Cupertino, Ca. 95014 Dear Mr. Chao: Main Street. Crtpertitkoi Iinpgct Analysis (TIA) Thank you for includthg`the. Callfornla.DeparWieht-6f Transportatioii (Department) in the environmental review:pt<ire&s far the picspc>d project. We have reviewed the TIA and have the following comments to offoi.. .a. Traffic 1Forecoting:. 1. Table 8, page.3.1.. Wtii►t:is.#:}fie basis far all ofbe'Pass-by ReductionRates? 2. Table 8, page 31.:\Nfty:cia:tlie-diffoieiit sch ittes have differentItip generation rates if they are for the same location .dhd .Wid -urges? The rate -applied should be -the same. Additional Departmental cornmetils -be fdrwarded as soon as they are received. Should you have-aoy quesb6 is regarditig this letter,.please call Jose L. -01veda of my staff ttt (510) 286-5535. Sincerely, t3.. LISA CA"ONI . District Bi anch•Chief Local Development - Intergoven-t rental Review IV z1. E. r� �M.. BAY AREA AiRQUALITY MANAGEMENT D 1 S T R 1 C T SINCE 1955 ALAMEDA COUNTY Tom Bates (Secretary) Scott Haggerty Janet Lockhart Nate Miley CONTRA COSTA COUNTY John Gioia Mark Ross Michael Shimansky Gayle B. Uilkema MARIN COUNTY Harofd C. Brown, Jr. NAPA COUNTY Brad Wagenknecht (Vice -Chair) SAN FRANCISCO COUNTY Chris Daly Jake McGoldrick Gavin Newsom SAN MATEO COUNTY Jerry Hill Carol Klatt SANTA CLARA COUNTY Erin Garner Yoriko Kishimoto Liz Kniss Ken Yeager SOLANO COUNTY John F. Silva SONOMA COUNTY Tim Smith Pamela Torliatt (Chair) Jack P. Broadbent EXECUTIVE OFFICERIAPCO COMMENT LETTER 3 November 24, 2008 Gary Chao Department of Community Development City of Cupertino 10300 Torre Avenue Cupertino, CA 95014-3255 Subject: Main Street Cupertino Project Draft Enviromnental impact Report Dear Mr. Chao: Bay Area Air Quality Management District (District) staff reviewed your agency's Draft Enviromnental Impact Report (DEIR) for the Main Street Cupertino Project (Project). We understand that the DEIR addresses the potential envu-omrlental impacts of two development schemes proposed for the site. Approval of the Project would allow the development of a mixed use center including up to 205,000 square feet of office space, 295,000 square feet of retail, a 250 room hotel, and 160 senior housing units on the approximately 18 acre site. The DEIR does not evaluate potential impacts from fireplaces at the residential and hotel portions of the Project. The final EIR should provide this analysis unless the Project specifically prohibits the installation of solid fuel burning devices and fireplaces. In the winter months, residential wood bunting and wood smoke are major sources of particulate matter (PM) in the Bay Area. Reducing emissions of wood smoke is a key priority for the District to help protect public health and attain state and federal air quality standards. The Bay Area is in non-attaimnent for the State's PM standards; and we anticipate that the region will be designated non- attaimlient for the new federal PM standards as well. The District is concerned about the amount of particulate matter that could be produced from wood -burning in future residential uses. This past July, the District adopted a wood burning regulation (Regulation 6, Rule 3) making it illegal to burn wood or firelogs in household fireplaces and woodstoves during a wintertime Spare the Air health advisory. This rule also bans the sale and installation of non -EPA -certified wood - bunting devices in new construction or re -models. We recotrumend that the final EIR quantify potential wood burning impacts. The final EIR should also contain measures to minimize wood smoke emissions such as, at a minimum, supporting compliance with the District's wood burning regulation, or possibly prohibiting the installation of any wood -burning device in new buildings or outdoor areas. MM AIR 5.2 in the DEIR states that the City of Cupertino shall implement a number of mitigation measures to reduce diesel exhaust emissions. Due to the magnitude of the Project, we reconunend that the final EIR include all feasible mitigation measures that minimize construction equipment exhaust emissions, specifically diesel particulate matter, a known carcinogen.. Such measures could include, but are not limited to: maintaining properly tuned engines; minimizing the Nj 1! "r, 1,1 75 - :t , -- !-tn t _.. •�•. :-3L l u 1. .'J 7 '04!, !�(-< r .� v, !ed arm tell ,p a 939 ELLIS STREET ° SAN FRANCISCO CALIFORNIA 94109 - 415.771.6000 • PA W.BANMUGOV Mr. Gary Chao -2- November 24, 2008 idling tune of diesel powered construction equipment to two minutes; using alternative powered construction equipment (i.e., hybrid, compressed natural gas, biodiesel, electric); using add-on control devices such as diesel oxidation catalysts or particulate filters; and requiring all contractors to use equipment that meets California Air Resources Board's (ARB) most recent certification standard for off-road heavy duty diesel engines. The Project's Initial Study quantifies the Project's potential impact on global climate change, however, greenhouse gas (GHG) emissions are not addressed in the DEIR. We recommend that the EIR analyze greenhouse gas (GHG) emissions in accordance with the technical advisory issued by the Governor's Office of Planning and Research, CEQA and Climate Change: Addressing Climate Change Through California Environmental Quality (CEQA) Act Revie"). In addition, the California Air Pollution Control Officers Association (CAPCOA) recently released a resource document addressing GHG emissions from projects subject to CEQA. The resource document, CEQA and Climate Change, contains an overview of available tools and models for evaluating GHG emissions and strategies for mitigating potentially significant GHG emissions from projects. The report may be downloaded at http://www.cNcoa.org. The Project should seek to minimize its contribution to climate change by implementing all feasible mitigation measures to reduce GHG emissions, especially those measures targeting the Project's vehicle miles traveled, as transportation represents approximately 50 percent of the Bay Area's GHG emissions. If you have any questions regarding these conunents, please contact Sigalle Michael, Environmental Planner, at (415) 749-4683. Sincerely, r� i1 Je Roggenlcamp'i D i 1 Air Pollutioll - ontrol Officer JR:SM -cc: BAAQMD Director Erin Garner BAAQMD Director Yoriko Kishimoto BAAQMD Director Lis Kress BAAQMD Director Ken Ycager File: 30774 Calabazas Creek )EN EXPWY 95118-3686 )8) 265-2600 8) 266-0271 water.org AN EQUAL oPPORTUNMY EMPLOYER Re: DEIR for the Main Street Cupertino Project November 24, 2008 Mr. Gary Chao Senior Planner Community Development Department City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 Dear Mr. Chao: Subject: Draft Environmental Impact Report (DEIR) for the Main Street Cupertino Project Santa Clara Valley Water District (District) staff reviewed the subject document for the proposed development on an 18.7acre site north of Stevens Creek Boulevard and west of Tantau Avenue, received on October 14, 2008. The DEIR describes the impacts resulting from the two development schemes for the proposed Main Street Cupertino Project, the difference being the area of retail and office uses between the two schemes. The project will ultimately result in the implementation of one of the two schemes considered in the document. The proposed development would increase the impervious surfaces on the site from 2.4 acres to 11.9 acres (Scheme 1) and 12.3 acres (Scheme 2), approximately 10 acres. The Initial Study states that the peak runoff from development unng a 10 -year storm event would increase from approximately 13.2cfs under existing conditions to approximately 23.6cfs under project conditions. The environmental documents should include hydrologic analysis to determine the impacts due to peak flows and volumes for not only 10 -year but also for a 100 -year flood event. Any increase in runoff due to the proposed development must be mitigated such that there is no increase in the 1 -percent flood water surface elevation. Storm drainage from the site is proposed to be directed through new 24 -inch and 18 -inch storm drain lines, into Calabazas Creek. The document does not address the impacts to the receiving Calabazas Creek culvert as a result of the increased runoff due to the development. Conceptual Site Plans for both the schemes show that the retail shops located at the southern end and the northern end are located fairly close to the existing culvert. More specific detailed plans are needed to determine the distance to the culvert itself. However, the District recommends that the retail building structure be setback further to the east to avoid any The mission of the Santa Clara Volley Water District is a healthy, safe and enhanced quality of living in Santo Clara County through watershed ,n stewardship and comprehensive management of water resources in a practical, cost-effective and environmentally sensitive manner. Le' Mr. Gary Chao Page 2 November 24, 2008 encroachment of foundation within the easement or on to the box culvert. A minimum distance of approximately 20 feet from the culvert edge to the building is requested to allow for reconstruction of the culvert should it be necessary in the future. Conceptual Site Plans for both the schemes show a town square, fountain and the parking for the site are proposed within the District's 32 feet wide easement right of way for Calabazas Creek. In accordance with the District's Water Resources Protection Ordinance, activities or modifications within the District easement or fee right of way or affecting District facilities require a permit. We look forward to the incorporation of these comments in the final EIR and the project plans. I can be reached at (408) 265-2607, extension 2731 or by e-mail at uchatwani@vaileywater.org. Sincerely, �4L d11VJW-1V,,11 Usha Chatwani, P.E. Associate Civil Engineer Community Projects Review Unit cc: B. Goldie, S. Tippets, J. Christie, U. Chatwani, File 30774 51300us11-24 COMMENT LETTER 5 November 24, 2008 City of Cupertino Planning Department 10300 Torre Avenue Cupertino, CA 95014 Attention: Gary Chao Subject: City File No.: U-2008-1 / Main Street Cupertino Dear Mr. Chao: Santa Clara Valley Transportation Authority (VTA) staff have reviewed the Draft EIR for two development scenarios for an 18.7 -acre site at the northwest corner of Stevens Creek Boulevard and Tantau Avenue involving a mix of retail, hotel, and housing uses. We have the following comments. Transit Planning and Site Design Land Use and Site Design VTA supports the proposed land use mix and site design within walking distance of Stevens Creek Boulevard, a significant transit corridor. The proposed mix of land uses, the inclusion of a significant residential component, the pedestrian orientation of the development, and the inclusion of ground -floor retail along many of the building frontages are consistent with the principles in VTA's Community Design & Transportation (CDT) Manual of Best Practices for Integrating Transportation and Land Use. Intersection Level of Service Impacts and Mitigation Measures — Impact on Bicycle Safety The Draft EIR text states that one of three measures could be used to mitigate the level of service impact of the project at the Wolfe Road/Vallco Parkway intersection (MM TRAN — 7.1). VTA _ recommends against implementing option 2 (adding a second, westbound right -turn lane) because it would adversely impact bicycle access and safety. Instead, we suggest that the City require the adoption of option 1 or 3 as a mitigation measure. For more information on best design practices to avoid conflicts between bicycles and vehicles at intersections, please refer Section 5.1.4 of VTA's Bicycle Technical Guidelines (BTG). This document may be downloaded from www.vta.org/news/vtacLnp/Bikes. For more information on bicycle systems and parking, please contact Michelle DeRobertis, Development and Congestion Management Division, at (408) 321-5716. City of Cupertino November 24, 2008 Page 2 Pedestrian and Bicycle Facility Impacts and Mitigation Measures VTA supports requiring the project applicant to provide pedestrian crosswalk improvements at Finch Avenue & Vallco Parkway and at the project's eastern driveway & Vallco Parkway, as discussed on page 61 of the DEIR. VTA also supports requiring the project applicant to provide Class I and Class I1 bicycle parking spaces per the City's Municipal Code. VTA supports bicycling as an important transportation mode and thus recommends inclusion of conveniently located bicycle parking for the project. VTA's Bicycle Technical Guidelines provide guidance for estimating supply, siting and design for bicycle parking facilities. Transit Facilities Impacts and Mitigation Measures The Traffic Impact Analysis in Appendix C notes that the proposed project may impact plans for a future transit corridor being planned for Stevens Creek Boulevard; however, this language is not included in the body of the DEIR. VTA requests that the DEIR discussion on Transit Facilities Impacts (MM TRAN — 7.1) be modified to include language about plans for enhanced transit services along Stevens Creek Boulevard. The DEIR should note that VTA is currently developing a strategic plan for Bus Rapid Transit (BRT) service which could include service along Stevens Creek Boulevard, and it should note that the City of Cupertino's General Plan and VTA have also identified a potential transit station in the Vallco area. We request that the City coordinate with VTA to ensure that any changes proposed for the project's frontage on Stevens Creek Boulevard do not conflict with future VTA plans along this corridor. Current Bus Service There are two existing bus stops on Stevens Creek Boulevard located adjacent to this development. In order to provide convenient access to transit service, VTA staff recommends that the project include the following improvements: Bus Stop on Stevens Creek Boulevard, west of Tantau Avenue • A 22 -foot curb lane or bus duckout (see attached VTA standards for articulated buses) • A large 10' X 75' PCC bus stop pavement pad for future articulated buses or BRT • No trees or planter strips in the bus loading area Stevens Creek Boulevard, west of Finch Avenue • A 22 -foot curb lane or bus duckout (see attached VTA standards for articulated buses) • A large 10'X 75' PCC bus stop pavement pad for future articulated buses or BRT • No trees or planter strips in the bus loading area Transportation Impact Analysis City of Cupertino November 24, 2008 Page 3 CMP Intersections Upon selection of a preferred alternative (scheme), VTA recommends early consultation with the County of Santa Clara and VTA staff on the final selection and design of the proposed mitigation measures, including identification of fair -share contribution opportunities, for the impacted CMP intersections as identified in the DEIR: • CMP ID 5625 Lawrence Exp / Homestead Rd. • CMP ID 5633 Lawrence Exp / Bollinger Rd / Moorepark Ave • CMP ID 5636 Lawrence Exp / Calvert Drive (I-280 on-ramp) Parking The parking study indicates that 1,658 parking spaces would be needed for Scheme 1 and 1,963 parking spaces for Scheme 2. VTA supports the proposed reduced parking supply (based on City of Cupertino's parking supply rates) of 1,790 parking spaces for Scheme 2. VTA strongly encourages shared parking and implementation of transportation demand management programs that encourage use of alternate modes of transportation. Freeway LOS The freeway analysis indicates impacts of additional trips exceeding I% of capacity along segments of 1-280 between Lawrence Expressway and I-880. VTA suggests early coordination with the appropriate agencies in identifying potential mitigation measures and fair -share contribution opportunities based on VTP 2030 projects in the project area. Transportation Demand Management (TDM) In order to reduce the number of single occupant vehicle trips generated by the project, VTA requests the city to require implementation of a comprehensive TDM program as a condition of approval or mitigation measure. Effective TDM programs include: • City-Carshare -- • Parking Cash -Out • Direct or Indirect Payments for Taking Alternate Modes • Transit Fare Incentives such as Eco Pass and Commuter Checks • Employee Carpool Matching • Preferentially Located Carpool Parking • Bicycle Lockers and Bicycle Racks • On-site or Walk -Accessible Employee Services (day-care, dry-cleaning, fitness, banking, convenience store) • On-site or Walk -Accessible Restaurants • Guaranteed Ride Home Program City of Cupertino November 24, 2008 Page 4 We request that the City coordinate with VTA in the identification of appropriate measures to be included in the comprehensive TDM program. Thank you for the opportunity to review this project. If you have any questions, please call me at (408) 321-5784. Sincerely, Roy Molseed Senior Environmental Planner F933WIT cc: Samantha Swan, VTA cuo502 _= i z November 24, 2008 �F r` i Mr. Gary Chao City Planner City of Cupertino 0 10300 Torre Avenue Cupertino, CA 55014 Z' CONDIENT LEITER 6 Santa Clara All -kuru City Punning Division zoui Re: Draft Focused Environmental Impact Report — Main Street Cupertino Project — Dear Mr. Chao, Thank your for including the City of Santa Clara in the public review process of the Draft —' Focused Environmental Impact Report (DEIR) for the Main Street Cupertino Project. The Planning Division and Traffic Engineering Division reviewed the document and have the Q following comments: Planning Division U • Figure 1.0-3: Please identify the City of Cupertino/City of Santa Clara border on the Aerial Photograph. • Page 594 Intersections 3, 21, and 26 have becn identified to have significant level 6T service 'iriipacts.' The ---LOS for these intersections should be mitigated" to background conditions. Also, County expressway plans and the east bound through lane Tier 1C projects should contribute their fair share to regional facilities. The City of Santa Clara has been working with other jurisdictions and the County to determine project's "fair share" contribution to regional facilities. We would be happy to share our methodology if that would be helpful. The City of Cupertino should institute a fair share agreement to address impacts to regional facilities inside and outside of its jurisdictional boundaries. • Page 65: The discussion under the Lawrence Expressway/I-280 southbound ramps -Calvert Drive Intersection Impact states that the City of Cupertino and the County of Santa Clara had not coordinated on an appropriate mechanism for mitigating impacts to this intersection, and therefore the impact is significant and unavoidable. A lack of coordination between jurisdictions is not an acceptable reason to determine a significant and unavoidable impact. The analysis should either identify potential mitigation or a "fair share" contribution toward known regional improvements that would serve as project mitigation. The City of Santa Clara has been working with other jurisdictions to determine project's "fair share" contribution to regional facilities. The City of Cupertino should institute a fair Share agreement to address impacts to regional facilities inside and outside of its jurisdictional boundaries. • Page 70: Impact TRAN-5 indicates that the implementation of transportation demand measures would reduce impacts. Please indicate what these transportation demand measures are, or where they can be found. 1500 Warburton Avenue Santa Clara, CA 95050 (406) 615-2450 FAX (408) 247-9857 wwwzi.santa-deraza.us Page 91: Please note that Pending Developments 28 and 29 have been approved by the City of Santa Clara. Please refer to the following table for the City of Santa Clara's latest Pending and Approved project list. Approved Projects as of July 21, 2008 Project Location and APN Description Intel SC -13 2250 Mission College Blvd 100,000 sf of office land use 104-39-021 Informix 3925, 3935 & 3965 Freedom 400,000 sf of office land use Circle 104-40-034, 035 Applied 3333 Scott Boulevard, Santa Existing industrial use redeveloped to 840,000 sf Materials Clara 216-31-080 of research & development 3 Ce /Cognac 5402 Great American Parkway @ Existing office use redeveloped to 278,000 sf of Great America Yerba Buena, Santa Clara office/research &development 216-31-075 Yerba 5351 Great American Parkway Vacant/undeveloped site developed to 911,000 sf Buena/Irvine CO Yerba Buena, Santa Clara of office use 104-01-057 Sobrato 2200 Lawson Lane, Santa Clara 516,000 sf of office use 224-44-015 Santa Clara SC- 535-555 Reed Street, Santa Clara 312,000 sf data center IV Data Center 230-03-080 Intel SC -12b 2350 Mission College Boulevard, 100,000 sf of office land use Regency Santa Clara 104-13-097 Intel SC- 2200 Mission College Boulevard 14/South Bay @ Freedom Circle, Santa Clara 400,000 sf of office land use Dev 104-40-036 Hewlett- 5301 Stevens Creek at Lawrence Existing industrial use redeveloped to 727,500 sf d/Agilent 316-17-018 of office and research & development Technologies 1655 Scott Boulevard at El Existing industrial use redeveloped to 132 Shea/UL site Camino Real, Santa Clara housing units Ten rezoning areas to high-density residential North San Jose development totaling 8,841 residential units, Phase 1 North San Jose, CA 147,000 sf of commercial use, and 1,488,609 sf of industrial ark/office develo anent 3800 Homestead Road Kaiser Hospital (Westside of Calabazas Creek), 130,000 sf of medical offices Santa Clara 90 Winchester Boulevard @ BAREC Forest Avenue, Santa Clara 165 apartment units and 110 sf 303-17-047 Valley Fair 2855 Steven Creek Boulevard 678,000 sf expansion of existing shopping center 274-43-043,071, ETC Prometheus 502 Mansion Park Drive, Santa 124 apartment units Development an Clara 097-08-024 1331-1333 Lawrence Existing office use redeveloped to 277 multi - Marina Playa Expressway, Santa Clara family units and 63 single family units 1525 Comstock Street & 1500 Pelio One story data center and enclosed equipment Investments Space Park, Santa Clara yard. Demo existing building 224-08-049,121 Pending Projects as of July 21, 2008 Project Location and APNDescription , Regency Plaza 2'150 Mission College Boulevard, 300,000 sf of office use and 6,000 sf of retail use Santa Clara 104-13-097 Augustine 2620-2727 Augustine Drive Bowers Industrial (includes properties Bowers 1,969,600 sf of office and 35,000 sf of retail ), Santa Avenue and Scott Blvd), Campus / Clara Equity Office Lowe Existing light industrial redeveloped to 215,000 Enterprises 3250 Scott Boulevard 216-29-117 sf of office use San Tomas Business Park 2600, 2800 San Tomas 1,950,000 sf of office and high-tech lab buildings Campus / Expressway & 2400 Condensa replacing approx. 690,000 sf of office space. Harvest Street, Santa Clara Properties 4301-4401 Great America @ Sobrato Mission College Blvd, Santa 600,000 sf of office use Clara 1525 Comstock Street & 1500 Space Park Space Park, Santa Clara 224- 350,000 sf data center Partners LLC 08-049,121 San Francisco 4900 Centennial Blvd, Santa Proposed 68,500 seats, expandable up to 75,000 49er Stadium Clara seats Tasman/Patrick Nine parcels bounded 1'as, Henry and Old 3,000,000 sq. ft of office/R & D PH, Democracy Way.. 0] Ironsides Construction of new 5 -story building with 3300 Olcott Menlo Equities associated site improvement in conjunction with 224-47-017 demo existing 2 -story building 200,000 SQ.FT. Kohl/Santa 3610-3700 El Camino Real, Santa Existing shopping center redeveloped to 490 Clara Square Clara housing units and 171,000 sf of retail use Fairfield 900 Kiely Blvd 806 housing units, 45 SFD, 225 towiiInouses/ Development Kiely and Homestead 290-26-022 rowhouses and 536 apartments 2585 ECR 2585 El Camino Real, Santa Clara Mixed-use- 60 dwelling units, 3,300 sq. ft. retail Hotel Le 2875 Lakeside Drive, Santa Clara Existing hotel expanding to 170 -room Grande hotel/condominium North San Jose City of San Jose 1,500,000 sf of research & development/office Phase II space and 5,353 residential units Swim Center at 909 Kiely Boulevard, Santa Clara 2 Olympic -sized pools, special event venue Central Park Mission MC Blvd and Great America College Master Parkway 427,000 sq. ft. Plan e Please identify how this project complies with AB 32 relating to climate change. Traffic Engineering Division • At the intersection of Homestead Road and Lawrence Expressway, the County has identified in their Countywide Expressway Plan a Tier 1C improvement to add an eastbound through lane. The Project should contribute a fair share to this improvement • The Project should provide Class I and 11 bicycle parking as stated in MM Tran — 9.1 on Page 69. • The Project should implement TDM measures to reduce vehicle trips. Please consider our comments when preparing the Final Focused EIR. Again, thank you for including the City of Santa Clara in the review process for the Draft Focused EIR for the Cupertino Main Street Project. Please provide the City of Santa Clara with a copy of the Final Focused EIR for review. We look forward to working with you in the future. Sincerely, t,= V FOR% Carol Anne Painter City Planner CC: Kevin Riley, Director of Planning Rajeev Batra, Director of Public Works/City Engineer Milpitas 190 Barber Lane, Milpitas 900 multi family units and 12,800 sq. ft of retail Square Yahoo! 5010 Old Ironsides Drive 3,000,000 sq ft office campus development 13 6 - story buildings and 3 2- story common buildings e Please identify how this project complies with AB 32 relating to climate change. Traffic Engineering Division • At the intersection of Homestead Road and Lawrence Expressway, the County has identified in their Countywide Expressway Plan a Tier 1C improvement to add an eastbound through lane. The Project should contribute a fair share to this improvement • The Project should provide Class I and 11 bicycle parking as stated in MM Tran — 9.1 on Page 69. • The Project should implement TDM measures to reduce vehicle trips. Please consider our comments when preparing the Final Focused EIR. Again, thank you for including the City of Santa Clara in the review process for the Draft Focused EIR for the Cupertino Main Street Project. Please provide the City of Santa Clara with a copy of the Final Focused EIR for review. We look forward to working with you in the future. Sincerely, t,= V FOR% Carol Anne Painter City Planner CC: Kevin Riley, Director of Planning Rajeev Batra, Director of Public Works/City Engineer MORRISON I FOERSTER November 24, 2008 Gary Chao r; Department of Community Development City of Cupertino 10300 Torre Avenue Cupertino, CA 95014-3255 PLEASE RESPOND TO P.O. BOX 8130 WALNUT CREEK CALIFORNIA 94596-8130 101 YGNACIO VALLEY ROAD SUITE 450 WALNUr CREEK CAI1FORMA 94596-4094 TELEPHONE: 925.295.3300 FACSIMILE: 925.946.9912 1WiNNIC- i19ifl COMMENT LETTER 7 MORRISON R FOEKSTEK IAA NEW' YORK, SAN FRANCISCO, LOS ANGELES, PALO ALTO, SAN DIEGO, WASHINGTON, D.C. NORTHERN VIRGINIA, ORANGE COUNTY, DENVER, SACRAMENTO, WALNUT CREEK TOKYO, LONDON, BEIJING, SHANGHAI, HONG KONG, SINGAPORE, BRUSSELS Writer's Direct Contact 925.295.3310 DGold@mofo.com Re: Apple Inc. Comments to Main Street Cupertino Project DFEIR (City File Nos. U-2008-01, TM -2008-01, ASA -2008-06, TR -2008-08, SCH#2008082058) Dear Mr. Chao: This letter is submitted on behalf of our client, Apple Inc. ("Apple") to provide input regarding the Draft Focused Environmental Impact Report for the Main .Street Cupertino Project dated October 2008 and prepared by the City of Cupertino (the "DFEIR"). Apple owns significant properties in Cupertino, including approximately 56 acres intended for its new corporate headquarters (the "New Campus Site") and its existing corporate headquarters at 1 Infinite Loop (the "IL Campus"). The New Campus Site is bordered by Pruneridge Avenue on the north, N. Tantau Avenue on the east, Highway 280 on the south and the Hampton Apartments on the west. Both the New Campus Site and the Main Street Project site share eastern borders contiguous to N. Tantau Avenue. Apple also owns properties at 10300 and 10400 N. Tantau Avenue, and at 19191 Vallco Parkway. Apple recently acquired 19333 Vallco Parkway. The N. Tantau properties are located near Highway 280, and the Vallco Parkway properties are directly across the street from the Main Street project. Apple recognizes the substantial positive aspects of the Main Street Project proposal, and Apple supports the general direction of the various Main Street development scenarios. Apple would welcome the opportunity to work with the City and the project's developer, Sandhill Properties, to resolve its concerns in a timely manner. -- Apple's primary concerns with the DFEIR are as follows: 1. The Main Street DFEIR Should Properly Identify and Assume Apple's Proposal for the New Campus Site, as Part of its Cumulative Impacts Analysis. As you know, a DEiR's discussion of cumulative impacts should include "past, present, and reasonably anticipated future projects." (Laurel Heights Improvement Assn. v. Regents of Univ. of Cal., 47 Cal. 3d 376, 394 (Cal. 1988).) Similarly, the CEQA Guidelines provide that an adequate discussion of significant cumulative impacts should include a "list of past, present, and probable future projects producing related or cumulative impacts— .." (CEQA Guidelines § 15130, subd. (b)(1)(A).) Apple's proposal to develop its future corporate headquarters on the New Campus Site meets the CEQA requirements for a cumulative project. On April 16, 2006, Apple announced to the Cupertino City Council that it had purchased the New Campus Site and intended to build a new corporate headquarters on it. Apple currently is in the early planning stages for this project. Apple also currently occupies 10300 and 10400 N. Tantau and 19191 Vallco Parkway, and it intends to renovate and occupy 19333 Vallco Parkway, within the next year or so. we -139564 MORRISON I FOERSTER Gary Chao November 24, 2008 Page Two In view of the above, Apple expected that the DFEIR, at the least, would list Apple's sizeable new campus as a "reasonably anticipated future cumulative project" on its list of 34 cumulative projects. It didn't. We request that the FEIR expressly list the new campus on the cumulative list. Please also confirm that the City's General Plan already assumes that the New Campus Site will be rebuilt to at least replace the approximately 1 million sq. ft. of existing office space. Also, Apple is uniquely positioned to qualify for a substantial portion of the City's retained pool of 150,000 sq. ft. of Existing Major Company Expansion allocations. As a result, it makes sense to assume the New Campus will be built out at a reasonable amount in excess of the existing development on the New Campus Site. It well may be the case that these assumptions were already factored into the DFEIR analysis, and this request to list Apple's future campus as a cumulative project will not change the DFEIR's cumulative analysis. 2. The Main Street DFEIR Does Not Adequately Address the Adverse Consequences Related to Transferring Office Development Allocations From the City's Employment Centers. As background, the Cupertino General Plan (2000-2020) established a Community Development framework directing various uses to particular Special Centers, such as Commercial Centers or Employment Centers. The General Plan further identifies "Development Allocations" for the City's commercial, office, hotel and residential build out. Apple's IL Campus is within the N. DeAnza Boulevard Employment Center and the New Campus Site is within the Vallco Park North Employment Center. The Main Street Project site is located within the Vallco Park South area, which is a designated "Commercial Center." The following are our primary concerns with the manner in which the DFEIR addresses this Office Development Allocation and redistribution issue: • First, the DFEIR correctly acknowledges that Cupertino's General Plan allocates no new office space for the Vallco Park South Commercial Center. (DFEIR at p. 113-114.) Nevertheless, the Main Street project Scheme 1 proposes 100,000 sq. ft. of gross Office Development Allocations, and Scheme 2 proposes to absorb 205,000 sq. ft. of gross Office Development Allocations. At the same time, the DFEIR affirms that the project proponent did not apply for a General Plan Amendment or any other legislative act to add office space allocations to the Vallco Park South Commercial Center. Instead, in order to satisfy CEQA consistency requirements, the DFEIR attempts to reconcile this apparent general plan inconsistency by concluding that transferring an Office Development Allocation of 100,000-205,000 sq. ft from an Employment Center to a Commercial Center is "insignificant". (DFEIR at p. 114.) To support this conclusion, the DFEIR cites Cupertino General Plan Policy 2-20, which allows some flexibility for assigning allocations to geographic areas "if necessary and if no significant environmental impacts, particularly traffic, are identified." The DFEIR then acknowledges that there are significant traffic impacts resulting from the project, but states that "These transportation impacts would not be unique to this location". DFEIR at page 114. We respect that cities have latitude to construe their general plans. However, this particular explanation and approach cannot withstand minimal scrutiny, since numerous significant traffic and other project impacts are identified. In fact, the DFEIR Table 6.0-1 checklist undercuts this consistency conclusion by acknowledging that the project is only "somewhat" consistent with the City's General Plan Allocation policies. We believe that a transfer of Office Allocation in the size proposed is inconsistent with the General Plan. • Further, the DFEIR does not identify from which Special Center the Office Development Allocations will be transferred. From a CEQA standpoint, without this basic information, Apple and the City's wc-139564 MORRISON i FOERSTER Gary Chao November 24, 2008 Page Three decision makers will not be able to ascertain the extent to which the proposed transfer will trigger environmental impacts. The clear intent of the General Plan was to support the growth of the Employment Centers by assigning the majority of the new Office Development Allocations to these centers. When Cupertino's General Plan update was adopted in 2005, 94% of the newly created Office Allocations were specifically assigned to the Employment Centers. In fact, the Commercial Centers, including Vallco Park South, actually had Office allocations decreased by 6,675 sq. ft. in the current General Plan. The DFEIR should highlight that, if Scheme 2 is adopted, only 53% of the Office Development Allocations designated in the General Plan would remain for the Employment Centers. Apple is concerned that the proposed allocation transfer approach would be a fundamental shift away from the City's apparent intent to discourage office development within Vallco Park South. Again, Apple generally is supportive of the Main Street Project, and it strongly encourages the City to find a solution to the Office Allocation issue that does not require significant transfers of Office Development Allocations from Employment Centers. The City might consider the following approaches: 1) Apple would support a General Plan Amendment increasing the Office Development Allocations within the South Vallco Center, as well as in the designated Employment Centers. 2) In view of the Mixed Use characteristics of this proposal within South Vallco, perhaps the City could find that (a) South Vallco's "commercial" allocations can be utilized for the proposed office uses, without needing to obtain transfers of Office Allocations from Employment Centers, and/or (b) fractional Office Allocations, rather than full Office Allocations, would be appropriate by applying a different traffic equivalency factor to this area. Irrespective of which approach the City ultimately considers, Apple is more supportive of Scheme 1 (and its health club use) rather than Scheme 2. Also, Apple wants to ensure that the City fairly applies comparable exaction and mitigation requirements to the use of Office Allocations, whether existing or new, and whether utilized within a designated Employment Center, or within South Vallco. 3. Apple is Concerned With the Proposed Reductions to Traffic Lanes on Vallco Parkway and Requests That the EIR Clarify its Analysis of This Proposal. The Main Street Project proposes to reduce the existing width of Vallco Parkway from 6 traffic lanes down to 2 traffic lanes, and add angled parking on both sides of the street. (See DFEIR § 2.0, p. 55.) Apple requests that the City reconsider this proposed circulation modification for the following reasons: • It is unclear whether the assumptions used by the DFEIR traffic analysis accurately reflect the capacity or user profile of the Apple staff working at 19191 Vallco Parkway, or assume full occupancy of 19333 Vallco Parkway. Please confirm. • We request that the long-term suitability of the proposed Vallco Parkway reductions more fully consider the cumulative impacts and anticipated future growth within the properties abutting Vallco Parkway. Apple is concerned that a short-term decision to narrow lanes within Vallco Parkway by 66% will have to be reversed a few years later. The Apple properties on Vallco Parkway have FA -Rs of .39-.40, and similar properties in the region are being redeveloped with FARs of .80. We request that the FEIR consider the extent to which the proposed modifications to Vallco Parkway could compromise the reasonable future expansion of the Apple properties and threaten future infill developments in the area. we -139564 MORRISON I FOERSTER Gary Chao November 24, 2008 Page Four • The Main Street Project is an 18.7 -acre site with approximately 4,800 lineal feet of public street frontage. Due to Highway 280 and other fixed site constraints, the combined Apple properties (25.5 acres) on the north side of Vallco Parkway share only approximately 1,450 lineal feet of public street frontage, which translates to only 22% of the Main Street Project street frontage, based on site area. Apple is concerned that this roadway reduction will exacerbate the existing site access constraints of Apple's sites. We request that the FEIR provide more comprehensive analysis as to the long-term site access impacts to these properties. • Apple is concerned that the proposed single lane traffic and diagonal parking along Vallco Parkway likely will cause a significant level of service degradation and delays, particularly where there is only a single lane of traffic. Apple requests that the FEIR include additional analysis concerning delays within affected intersections and the viability of accessing adjoining parking lots. These concerns should be fully addressed in the DFEIR's traffic analysis. Based on this expanded analysis, we request that the City establish a decision making process involving the multiple property owners potentially affected by this major proposal to reduce the width of a public street. 4. Apple Requests That the FEIR Provide Additional Aesthetic Analysis Concerning the Proposed S -Story Parking Garage Fagade Fronting on Vallco Parkway The northeast facade of the Main Street Project's 5 -story parking garage appears to be the dominant visual feature on Vallco Parkway between North Tantau Avenue and Finch Avenue. Moreover, directly in front of the proposed parking garage, Vallco Parkway angles northward, thereby presenting the full length of the parking garage facade into the field of vision for drivers and pedestrians approaching from the east. This visual dominance is further emphasized by the proposed 5 -story garage height and by the minimal 25' setback of the garage facade from the street edge. We note that the other Main Street Project street setbacks are typically 35'. Apple is concerned that the DFEIR does not adequately address the far-reaching visual and aesthetic impacts on the Vallco Parkway streetscape. We request that the FEIR include elevations, renderings or massing studies enabling Apple to assess whether or not the garage's massing or facade treatments are appropriate and will improve the visual environment, or detract from it. Apple is concerned that the garage design not contribute to Vallco Parkway feeling like a lifeless "back alley," conflicting with the City's streetscape goals and policies. By way of example, the proposed parking garage appears inconsistent with Policy 2-14, Strategy 3 of the General Plan, as indicated on page 112 of the DFEIR: `Building and Site Design Strategy 3: Parking Placement in New Development. Place parking out of sight, behind or underneath buildings." The two development schemes propose a total of either 1,520 or 1,830 parking spaces, with the vast majority, or 1,100 of those spaces, in the 5 -story parking garage fully visible above grade. Apple requests that the FEIR analyze whether a greater portion of the parking can be sited below grade to make the project consistent with the City's General Plan Design Strategy 3. At a minimum, please consider whether two of the five stories of the parking garage could be located below grade. Below grade parking could extend beneath the retail component adjoining the garage, and parking could also be located beneath the health club, similar to the office parking in Scheme 2. It also may be possible to develop the northeast garage facade with a visually more attractive use to avoid a "blank garage facade syndrome." We request that the FEIR consider the Main Street Project parking garage facade in relation to the design treatment that was applied to the Stevens Creek Boulevard and Town Square facades. At a wc-139564 MORRISON I FOERSTER Gary Chao November 24, 2008 Page Five minimum, we request the FEIR provide the following additional information regarding the proposed 5 - story garage (and an alternate garage that locates two of the garage's 5 levels below grade): • . Massing Studies (as viewed from the street level); • Rendered Elevations (similar to the other elevations submitted); • Facade Concept Drawing (similar to the other fagade concept drawings submitted),- Rendered ubmitted);Rendered perspective looking at the northeast garage facade, viewed as one approaches from the Vallco Parkway/Tantau intersection; • Cross-section through the proposed garage, perpendicular to its northeast facade, through Vallco Parkway to the face of the Apple office building on the north side of Vallco Parkway, showing the proposed street edge and streetscape design. S. Apple Proposes That Areawide Landowners Join in a Vallco Parkway Streetscape Design Process, if a Single Streetscape Design is Intended for all of Vallco Parkway The DFEIR indicates that the Main Street Project is consistent with the Design Guidelines proposed by the South Vallco Master Plan for the Vallco Parkway streetscape. (DFEIR, p. 113.) Apple notes that these Design Guidelines are very conceptual in nature and do not identify specific plantings, signage, materials, street furniture or lighting. If the City intends for there to be a single streetscape design for all of Vallco Parkway established by the Main Street Project, then Apple requests that the City provide other Vallco Parkway landowners with the opportunity to provide input regarding streetscape design, including the landscaping, signage, street furniture or lighting elements. 6. Sewer Capacity. For both development schemes, the Main Street Project proposes to connect to existing utility (water, storm drain, and sewer) lines and install two new 24 -inch storm drain lines to the existing Calabazas Creek culvert. Additionally, if a sanitary sewer flow test determines that the Main Street Project would exceed the capacity of the existing sewer lines at or downstream of the site, the Main Street Project would require larger sewer lines and connections downstream in Tantau Avenue from 1-280 to Pruneridge Avenue. The New Campus Site is within the area between I-280 and Pruneridge Avenue and likely would also be served by this sewer line. Apple requests that the sanitary sewer flow test account for flow from the proposed Apple Campus, or at least treat the site as fully occupied rather than reflect existing vacant space. --- On behalf of Apple, we appreciate the opportunity to provide these comments on the Main Street Project DFEIR. Very truly yours, David A. Gold cc: Steve Piasecki Kelly Kline Steve Cook Jim Fowler Mike Foulkes wc-139564 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, CA 95014 CITY OF CUPERTINO PLANNING COMMISSION APPROVED MINUTES 6:45 P.M. December 9, 2008 TUESDAY CUPERTINO COMMUNITY HALL The regular Planning Commission meeting of December 9, 2008 was called to order at 6:45 p.m. in the Cupertino Community Hall, 10350 Torre Avenue, Cupertino, California, by Chairperson Marty Miller. SALUTE TO THE FLAG ROLL CALL Commissioners present: Chairperson: Marty Miller Vice Chairperson: Lisa Giefer Commissioner: Paul Brophy Commissioner: David Kaneda Commissioner: Jessica Rose Staff present: Community Development Director: Steve Piasecki City Planner: Gary Chao Senior Planner: Aki Honda Snelling Public Works: David Stillman APPROVAL OF MINUTES: None WRITTEN COMMUNICATIONS: None POSTPONEMENTS/REMOVAL FROM CALENDAR: None ORAL COMMUNICATIONS: None CONSENT CALENDAR: None PUBLIC HEARING: None BUSINESS: 1. -2008-01 (EA -2008-07) Use Permit and Architectural and Site Approval for a SA -2008-06, TM -2008-01, master plan for a mixed-use development consisting of TR -2008-08. Kevin Dare/ approximately: 147,000 sq. ft. of retail commercial; 500 Forbes, LLC (South 100,000 sq. ft. of office; a 150 room hotel; a 160 unit Vallco) Location: North Side senior (age restricted) housing facility; 145,000 sq. ft. Of Stevens Creek Boulevard athletic club; a four level parking garage and a 1.6 acre Between Finch Ave. & Tantau park/town square. (A project alternative consists of Ave. approx. 205,000 sq. ft. of office and a 250 room hotel In place of the athletic club). Tentative Map to subdivide 3 parcels (approx. 18.7 acres) into 5 parcels for a master plan for a mixed-use development consisting of approx.: 147,000 sq. ft. of retail commercial; 100,000 sq. ft. of office/ a 150 room hotel; a 160 unit senior (age restricted) housing facility; 145,000 sq. ft. of athletic club; a 4 level parking garage and a 1.6 acre park/town square. (A project alternative Cupertino Planning Commission 2 December 9, 2008 consists of approx. 205,000 sq. ft. of office and a 250 room hotel in place of the athletic club). Tree Removal request to remove approx. 93 trees in conjunction with a proposed master plan for a mixed-use development. Continued from the October 28, 2008 Planning Commission meeting. Tentative City Council dates: Dec. 16, 2008 and Jan. 6, 2009. Aki Honda Snelling, Senior Planner, presented the staff report: • Reviewed the background and summary of the application as outlined in the staff report. The Planning Commission reviewed the proposed project on October 28, 2008 and expressed support for the project and provided preliminary comments and suggestions for the applicant to consider. At that time the Commission did not discuss any of the potential environmental impacts since the draft EIR was being circulated for public comment. • She reviewed the Option A and Option B development options to be considered that provide a variation in the mixture of uses. Details of the options are outlined in detail in the staff report. She then discussed parking and tree removal; it has been determined that both Option A and B provides sufficient parking for the project. Traffic Impact Analysis, Air Quality Analysis and environmental impacts were reviewed as outlined in the staff report. • Staff recommends that the Planning Commission review the plans and consider the following options: ■ Review the proposed development options and discuss which option is preferred; ■ Provide direction and comments on the project; ■ Consider a special meeting on January 6, 2009 to allow the project to remain on schedule. The applicant is requesting the special meeting. • She noted that the Commission cannot make a formal recommendation to the City Council tonight because the final EIR has not yet been prepared and circulated. The Commission cannot make a formal recommendation until after the January 2, 2009 circulation period. • Staff answered Commissioners' questions relating to the proposed project. Chair Miller: • In considering Option C, what impact does that have on the EIR. Staff: • Option C was not analyzed in this document; it would have to go through its own review process; you can also do a supplemental environmental review for it, but it hasn't been analyzed at all in this document. Steve Piaseeki: • Staff feels it is less than an impact on the surface but it hasn't been analyzed. Staff: • Referred to Table on Page 81, regional air quality impacts discussion; based on the project's vehicle miles traveled, the BAAQM District sets up a threshold of 80 pounds per day of certain vehicle emissions including reactive organic gases, nitrogen oxide and PM 10 and the project trip emissions plus that threshold of 80 pounds per day, then it is considered a significant impact. Based on discussions with the air district, it is calling it out as a significant impact; it is not really meant to deter the lead agency to not approve a project. Most infill projects have significant regional air quality impacts; it just wants to call that impact out and require the lead agency to mitigate it as much as possible. The district would normally be supportive of a project like this because it is infill, it is near transit, it's pedestrian and bicycle oriented. Cupertino Planning Commission 3 December 9, 2008 David Stillman, Sr. Civil Engineer, Public Works Dept. • Said with the loading dock, to enhance safety, the key is to avoid as many conflicts as possible. The point was brought up earlier where putting the loading dock facing the plaza would potentially cause conflicts with pedestrians; by placing the loading dock on Vallco Parkway, it ads to that potential conflicts with vehicles and also potentially bicycles, if there is bike traffic along Vallco Parkway. The best way to minimize the number of conflicts is to not have the loading dock facing on public street, but instead into the plaza. As much as an out of the way location as can be found on the site with respect to pedestrian or vehicle travel, would be best from staff's point of view. Ken Rodrigues, Project Architect: • Reviewed a slide presentation showing a series of images and design concept for the master plan application. Said they were attempting to create a pedestrian friendly outdoor retail shopping and office mixed use environment; a mixed use of retail, office, senior housing, retail would include restaurants and the office would be of a size and scope large enough to not only attract a major corporate user to the site, that is the goal of the developer vs. a series of small office users. Discussed changes and updates; the hotel was flipped to save the existing pine tree; any of the existing trees that can be saved is our goal We were also asked to look at the senior housing dropoff and entry point; creating a strong entry off Stevens Creek; town square area with flexible areas, and strong pedestrian circulation through the site. • Trees on the property are also being transplanted as part of the plan. Ken Rodrigues and Gary Lieman responded to comments: • Save the pine tree along Stevens Creek Boulevard: The hotel has been flipped, creating a U-shaped courtyard which could be a very nice space to dine outdoors; the goal is to save the existing tree. • The exterior elevations of the parking garage: Shown in the presentation; added that the exterior landscaping along the Vallco elevation enhances what is already a nice architectural treatment on the building. There are some existing trees that occur all along Vallco; we are going to enhance those, as will be shown in an upcoming photo. • Can the lower level of the garage be converted to retail along Vallco Parkway which both the Commission and Council asked at earlier meetings: Responded that they could; they feel that as Vallco Parkway matures and starts to absorb the square footage on the project, it is a natural location to add some additional retail; adding approximately 9,000 more square feet of retail, losing 43 parking stalls. Activating Vallco Parkway over time is important. • Redesign the garage to be flexible both for garage and for retail: Said they punched out the retail elements and extended them 10 feet out in front of the garage. They would all be normal glass storefront that could be added to the existing garage, signage bands would occur up above; it would occur all along the pedestrian walkway along Vallco Parkway. • Optional parking on Vallco; could it be phased? As retail might get built, and then later add parking in phases; it doesn't necessarily have to go in at once. If Public Works and the developer feel it is the best way to go, the plan is flexible to allow that. • Senior housing lobby dropoff. He illustrated the location of the dropoff in the upper corner; opening up to the courtyard separating the retail from housing. Cupertino Planning Commission 4 December 9, 2008 • Mitigation of the major retail loading space: Should the loading space be located inboard or outboard. We have had thousands of elements we have worked on with staff, stakeholders, the public; I think from my standpoint this is one where I may deviate slightly from staff. I also feel that having the retail out on Vallco can be mitigated; it can be screened and it could be handled very nicely architecturally. I can't speak to the safety issues; the Public Works rep already did; I would like to be able to work with them to see if we could get that to work. The loading zone could be well screened to work. Members of the Metropolitan complex discussed a security gate for their project. The plan allows a potential location for them where they could add some security to allow entrance at off -times in the evening appropriate, either with card key access or similar. This is a major circulation corridor for them; I understand their concern about security; it was always everyone's direction in both the public hearings and workshops held to enhance this walkway piece across here, which would give the opportunity for Rose Bowl to have access; it would give metropolitan access and get you out to Vallco Parkway. Possible parking along Stevens Creek Boulevard: It would work out there; I don't want to go up against City Council, from that standpoint; you asked me to look at it; I did. Here you could see we would have a series of parallel parking stalls that would fit within the right-of- way and be located in front of our project. Would it help our project? Absolutely; would it activate the Metropolitan retail project — without question; it would be a big help to their retail now which is still not leased. It is something worth discussing; I do believe that it is something we should think about. • Look at additional senior housing: Where would that be located if we were to remove the park area? He illustrated an enlarged area of parking could be created and screened effectively within a parking court that would activate all of the retail shops. He illustrated where there would be retail on the ground floor, which is consistent with the Master Plan and other design elements up and down Stevens Creek; there would be a series of pedestrian connections. He showed where there would be 30 units of senior housing above retail, which would increase the senior housing unit count from 160 to 190. • Alternative uses on the athletic club: Besides the office, as Gary mentioned underground parking would be accessed via Vallco Parkway; there would be two buildings with additional parking located across the street being created, that you would walk across for the office. • What would happen if there was no athletic club or office project in that area: Considered adding retail, which the Commission, Council and members of the public asked for. This is a plan that would continue the retail edge along Stevens Creek Boulevard; it would have a small restaurant pad, outdoor dining as well as potential for large major user. It is great from a parking standpoint, because it provides some surface parking. • Consideration of green building ideas: It is the client's goal to have the project a LEEDS certified project. He said that the recent Sand Hill Properties Sunnyvale downtown project is 6 blocks of LEEDS certified. Also water efficiency, energy and atmosphere efficiency; looking at materials and resources and indoor environmental quality. • Use of drought tolerant materials: Use of drought tolerant and native type plant materials and incorporating sustainable landscape principles and create exciting environments, such as butterfly gardens, and introduction of elements of ecology. Also looking at sustainable strong water treatment, permeable pavers, and water purification. Cupertino Planning Commission 5 December 9, 2008 Tree disposition: There are currently 146 trees identified as part of the tree inventory. Of those existing trees, 86 will be preserved and 17 trees will be transplanted, including redwood and palm trees onsite. 60 trees are scheduled to be removed as part of the project. How many trees will be incorporated into the final plan; 445 new trees, replacing them on a 7:1 ratio. With respect to Ash trees along the street, some changes evolved; we have been able to preserve more of the existing Ash trees; double row of Ash trees will be continuous along Stevens Creek Boulevard, creates a buffer and pedestrian experience and an identity to that part of town which is important. We are also looking at increasing the number of ash trees along Vallco Parkway, creating double rows where there are currently single rows, and filling in gaps in other parts of the project. Said they have worked with staff for about a year now; and agree with staff on most of the items, with the exception of those following. • The first is the comment regarding the reduction of office square footage to 60,000 square feet. Said they disagreed, and said that office is a crucial, integral part of their overall plan. The plan as proposed provides them with the ability to have landmark style office buildings that will avail the opportunity to speak with and work with landmark quality office users. This would be a classy office, top tier tenants needing larger format style square footage floor plates and also square footage. They don't want to be in multiple buildings, there are multi -tenant buildings up and down Stevens Creek presently; but cutting our ability to provide the larger format users, we are cutting our ability to work with a larger pool of potential tenants. • The other element regarding the office square footage, what we are building here is a true mixed use project; we need a balance of uses and a balance of scale of those uses also. We are looking for each component to be properly represented and 60,000 square feet does not properly represent this particular type of use. If the issue is the available office square footage, City Council has initiated the process about the housing element to potentially incorporate and increase the amount of square footage in conjunction with the housing element. Another possible solution is as Apple suggested to consider transferring commercial square footage and applying that to our site so that we can use that and apply that toward professional office as described in the project. • Said they disagreed with Planning staff about incorporating retail on the ground floor of the parking garage across from the hotel. Their main concern is the lack of visibility along Stevens Creek to that edge; they do not want to build retail just for the sake of building retail, that is not what the plan is about. They are looking to bringing in quality retailers that can work together synergistically and come together on line at the same time and they do not feel they will be able to do that if that requirement for retail is implemented. • The issue of the loading dock and retail configuration as ascribed in the recommendation from Planning staff; the first recommendation was putting a loading dock off the town square, and secondly the retail line to extend the retail line from the western portion of the property to Finch itself. Regarding the loading dock, we believe that a loading dock is better served on Vallco Parkway. We agree with Metropolitan that this is going to be an impact to their lifestyle because of the noise impacts early in the morning. One suggestion was made to move the loading dock more eastern portion of the site. Our concern with that is that if you look at where the entrance to the property is in terms off Stevens Creek, if you move the loading dock any more easterly it will line out and when you enter, you will see the loading dock; your line of sight will be toward that area; we are concerned about that. There are numerous issues with the loading dock on that comer edge. • Another issue is the question about enough sufficient parking for retail along for these users (Site Plan Q. We believe that providing sufficient parking for these users is a valid point and we think that providing parking outside the front edge of the building alleviates that concern. Cupertino Planning Commission 6 December 9, 2008 We have a lot of street parking that can be used for multiple different users and it alleviates that issue. • We believe that the configuration associated with Site Plan C makes sense; the retailers we are working with are requiring that we have parking outside the front door. We have to set the table correctly for the right retailers to come. What they are saying to us and we are getting the direct feedback is that we have to give them every reason to come, if they don't have parking outside their front door, it is a non -prototypical type of format; the Best Buy was a non -prototypical format and it didn't work. Retailers see that and say they are not going to get themselves into that situation. What they are looking for is something that makes sense as a whole for our project but will still work for them and something they can be confident, because given the state of the economy, they know that they have to go to something that makes sense, while they love Cupertino, they are not willing to put their neck out and say they will try something new where in reality they know that this is not necessarily going to work for them. I cannot emphasize enough how important this edge for these types of retailers we are working with, that is their voice. If we don't have it, they won't come. I ask you to consider that; we are looking for this format to be implemented in all three of our plans. • Regarding the passive park, our original submittal shows our park space between Metropolitan and our site; the idea was to create a buffer between the properties. Also it creates green space for us to be able to use for this retail. At the previous Planning Commission meeting, we heard suggestions for alternative uses at that park space; that is what we did. We came up with Site Plan C. The reason why they asked for it was, they asked how the passive park fit into the rest of the plan itself. As defined by the General Plan, this is supposed to be a regional oriented commercial center. After analyzing the plans and comments we think that there is merit to this concept; it activates the entire street edge and makes it more consistent with the General Plan. We understand there are concerns from Metropolitan, but we also think there are benefits. In association with the overall plan, it does fit, taking this format into more of a commercially oriented center and we think this should be implemented not only in this plan, but also the other plans. • Another issue is eliminating the square parking plaza to the east of the town square; the concept is to remove all the parking. This is an element to the plan that we think would be very special and be removing the parking spaces, it will kill that. The vision behind the area is it will be a European auto court, with pavers that will close off the entrance and in the evening have valet parking. By making it a street, it becomes just a street, whereas we are looking at it becoming something very unique. • Relative to the requested January 6, 2009 meeting, keeping to a 12 month schedule is imperative from a standpoint of success and also from our fmancing partners' standpoint. Project delays out of our control pushed the schedule back. We are asking that the Planning Commission consider the items discussed, provide recommendation for approval of three plans with changes discussed. Com. Kaneda: • Relative to outdoor seating for restaurants and creation of a lively outdoor dining experience, in some areas it appears to be a 15 foot setback. Is there something magic about the 15 feet that has to include sidewalk and beyond that a private patio area for the restaurants. Ken Rodrigues: • Referred to Santana Row, which he said began as a fashion concept with 8 to 10 feet of sidewalk in front of most of the retail spaces; it has now evolved into entertainment center, restaurants in particular. The tables are crowded; they had to remove some parking which was on the street, which is always a mistake, and it doesn't feel comfortable there. We studied that dimension and said if we had our way the minimum dimension here is 15 feet and 20 feet Cupertino Planning Commission 7 December 9, 2008 between these towers, 20 feet here, and then we have gained large plaza areas that are in the neighborhood of 30 to 50 feet that occur along other restaurant areas. We have so much more outdoor dining area and we specifically tried to address that. Com. Kaneda: • The town square has double loaded parking, there is parking along the town square and then parking along the perimeter of the buildings; my sense is to put that double loaded parking that is a lot of parking almost blocking off the town square if it is all being used and I am uncomfortable with just lining that town square with angled parking, and I would like to hear your thoughts. Ken Rodrigues: • Said staff came up with some interesting challenges that we are trying to address; the plaza has to be flexible, be a people space, it should be a circulation space because it is Finch Avenue and should have parking to support some of the retail, but it has to work for any one of those three or all of them at the same time which is a difficult design challenge; which we may have accomplished together. The entire plaza area will have no curbs; it will truly be a European plaza. He said the Euro pavers used in Europe would work well in the project. I concur with staff on how to make the parking stalls not look like parking stalls; I would not want to paint the Euro pavers, but use contrasting colors to line them; I think they will look like a joint in a sidewalk anyway. It is flexible. I think we have solved the issue in this case; Healdsburg and downtown Sonoma have double loaded parking around their town square. It is a way to get more cars there, and easier to back out. Steve Piaseeld: • One of the thoughts we have had in talking with this applicant is this is unique and we don't know how this is going to function in the future; we will know when it is installed and we may find that we don't need one row of parking, or that it is a barrier; in which case the bollards might be yet placed, and the parking is modified to accommodate however the world wants to use this fairly unique space. We need to be flexible, not unlike when this building was built and this dais rolls back and this becomes a stage or the front plaza area, it should be flexible enough to accommodate whatever the community ends up doing with the space in the future; that is actually a positive. Com. Kaneda: • Said he liked the idea of using controllable bollards, because it can make a big difference. Ken Rodrigues: • The dimension of 20 feet, plus a 20 foot stall would have a 40 foot seating area. All are big bonuses; it could be spectacular if we don't need those cars; at least it is flexible enough to work either way. Com. Kaneda: • The original design was for an athletic club; presently it is for an office and potentially retail. What are the triggers that would push a change from the athletic club to office space. Ken Rodrigues: • Originally we submitted two plans, one for the office and one for the athletic club. We were supportive of either plan; it is a Planning Commission or City Council decision, which is better for the community. Com. Brophy asked if we don't support the office because it is too much office square footage; let's say you can't given the state of the economy, you can't get Cupertino Planning Commission 8 December 9, 2008 Lifetime Fitness, what do you do. That is a fair question; and is why we came up with Site Plan C. What we were looking for formally was that we have before you two formal plans, one with the athletic club and the other is the office building. We believe that going forward and asking for formal approval of these two plans, makes sense. If we cannot get Lifetime Fitness, then we will have to re -submit for the change of that as use. That is why, as part of this discussion, we are bringing it before you now, what is your feedback and is this something you can support. Applicant: • Added that staff has a condition in there, whether it is office or retail, that the design of that corner at Stevens Creek and Tantau be a gateway element with some architectural feature; we agree with that. • The streetscape down at the pedestrian level has some type of plaza, with bench seating, artwork; we agree with that. We would work in any case to zone in or condition in these elements now so that whichever plan the market drove, we had the basis of good design elements. We agree with staff in that condition. Steve Piasecld: • We agree with Mr. Rodrigues that this needs to be a gateway building, use some of the artwork, depending on whether we include the open space on the west end; put some of the open space into a plaza on the east end; there are a number of options. I think it is important, the use should be less important than the form in this case, where the form is, this is the gateway to your community, it needs to pop and be exciting. Now the fitness building does not seem like it is achieving any of that yet, but they are willing to have the conversation; I would suggest if you allow that option or even the office building would be easier to design, but either one that you have a condition that says the proof is going to have to be in the pudding; show us why this is going to be a great building and a great gateway; we haven't seen that yet. I don't think they have really performed to that level yet. Applicant: • Said he agreed with the condition; we think that going forth through the process, the gateway features are an important element, but we would ask for approval with conditions as Mr. Piasecki mentioned. Ken Rodrigues: • The last thing I would like to add to that is that we typically come before you with a project; there is so much uncertainty in the marketplace presently, I am grateful for Sand Hill Properties to do this project. I think we need to allow the developer some flexibility; one great thing about Cupertino, Kelly understands her stuff; she knows what she is talking about and it is great to work with a city who is sympathetic to not only just design and planning, but also the economics. It is prudent on Sand Hill's point to look at all the uses, so that we have a project that is full and thriving. Jim Randolph, Project Leasing Agent: • Said it was his responsibility to ensure that the buildings were leasable; he has been involved with the components of the site plan from the beginning and seen the evolution. I was the one who warned Sand Hill Properties and Ken Rodrigues that the space was his biggest concern, in Schemes 1 and 2 it is unleasable; I can't get a tenant in there. I understand what staff wants to do but when we start to break down the project and come up with who are the anchor tenants for this center, how is it going to work; we looked at that area as being a prime spot for a specialty market, who could probably live with the lack of identity to Stevens Creek Cupertino Planning Commission 9 December 9, 2008 Boulevard, but the accessibility to that site is very good. You have to be able to accommodate a shopping cart and the fact that the density we had -before made you cross Finch Avenue and go into that parking structure. A tenant is going to turn us down on that; they will not look at that. Personally I believe the solution on the loading dock off Vallco Parkway is a good one and would be one that works for t he tenant also, because it is not only that they have some surface parking; it is important to realize it, this is sometimes referred to this type of parking as teaser parking; it is not enough, but is enough to get enough customers in the store and at the same time people who could use the parking garage, can. When you make the comment about when you enter Stevens Creek and you see the parking lot; one of the things you would see is; you see the town square; it depends on the trees and the architectural elements you have but I also think your eyesight would focus on architectural elements of the build designed there. There is gateway entrance function that you can see from the street. I feel comfortable with this layout; that it is leasable and we can attract a very high end market user there. I already commented that we are thinking of a specialty market type of use and that is a good location for it, because it would energize the town square. Commented on the plan; when we went out and tested the plan with some major users, one comment we received was that if we go on this project, we have to be on Stevens Creek otherwise we loose a competitive advantage to our competitors up and down this street. That is why we put this major retailer on the corner with the parking field behind it and we think that is what will be successful in finding a major retailer for that position. Steve Piasecld: • This was focused on again by the architectural advisor in our discussions with him, could the specialty market be in this location. Jim Randolph: • Said yes, it could be in that location, but he wouldn't advise it because it is a waste of that use; because the alternative is to support this amount of retail and when you deal with a tenant that is 25 or 35,000 feet or above because you cannot just keep filling it up with small tenants, the only place that a regional or national type store is going to go with visibility to Stevens Creek Boulevard. That's why it is the best of both worlds because a specialty market, would be easily to get to; it would have some teaser parking, it still could access the garage, and it spills over into the town square. Vice Chair Giefer: • With regard to LEEDS certification, what level of certification is the goal? Applicant: • Because this is a campus style setting, we cannot necessarily pinpoint each of the buildings right now; for example we built the Apple building down the street and we ended up with LEEDS silver certification. In this campus style setting, we were going for a threshold of certification and then will take on a building by building basis, what we can maximize and implement all the green building initiatives and concepts and get as high as we can get. Vice Chair Giefer: • Can you refresh my memory, how many square feet is the building that is leased to Apple? (answer 60, 000 square feet) Cupertino Planning Commission 10 December 9, 2008 Jim Randolph: • Said that Apple takes a lot of small square footage up and down that area because it is across from their campus. It is a unique situation and why they are seeking to consolidate into their other campus. Vice Chair Giefer: • I don't know if this is for you or staff; with the proposed senior housing, we do require 6 square feet of personal outdoor space. I am not seeing that in any plans, and would like clarification on that. Com. Brophy: • Asked Mr. Date what they were being asked to approve. Mr. Dare: • The request is for formal recommendation to the three site plans proposed this evening, and subject to other comments made, in particular walk through them briefly, the first being the office square footage; that it doesn't get reduced down to the office square footage and some of the other comments. Com. Brophy: • Said his understanding was that they could not even consider Option C; are you asking us to approve more or less either Option A or Option B depending on what happens with the fitness center. Mr. Dare: • If we cannot submit a formal request for approval of Site Plan C, at least provide some substantial comments to which we can then subject to later and come back with an approval around that; at least we will have received your comments. Com. Brophy: • Can we in January recommend approval for the developer to do either A or B; how would there be a change if the modifications that Mr. Randolph says is required in order to lease that space; how is that perceived? Staff: • Said it depends on which component C that you are going to incorporate into the plans. If you were to just take the one component that deals with the north piece we are discussing along Vallco Parkway and Rose Bowl. It is correct that if the square footage is less than what was originally proposed, it is the same use; you might be okay in terms of pulling it off as an appropriate modification to the plans, which you could always tweak within reason within the scope of the EIR. We might have to look at circulation, traffic and get back to you and have Fehr and Peers take a look and Public Works take a look as they haven't really evaluated the circulation aspects of this parking lot relevant to everything else, with pedestrian safety and bicyclists and all that staff, so we have to look at that and come back with recommendation on those aspects. Applicant: • To provide some context, with the evolution of the plan itself, initially the plan as you see proposed, in Site Plan A and B originally was driven by the request to include retail along the entire edge from where our property started on the west side to Finch itself. In doing so, we have received comments from the community about having sufficient parking for retail area, Cupertino Planning Commission 11 December 9, 2008 along with saying they understand the city's request is to make this a pedestrian oriented edge along Vallco Parkway; is this really feasible? It is sequential in a sense that we have to come up with a plan that makes sense to staff and also to the city and then we can take to market. What we are getting feedback from is that is why this is a very organic process and that is why we are reaching the conclusions we are reaching. Com. Brophy: • Does the staffs idea of putting retail along agent; does that make any sense? Vallco Parkway, in your experience as a leasing Chair Miller declared a recess. Upon reconvening, Chair Miller opened the public hearing. Chair Miller: • There has been a discussion about housing vs. office space; what is happening in town is two of our major corporate citizens are asking for more office space. What happens when you build more office space, Sacramento says you have to build more housing to house the people who are going to be working in the office space. Part of the discussion that has been going on here tonight has been about whether there should be more housing on this site, perhaps and less office space perhaps to offset some of the office space that we are going to provide for others in the community. If any of you have a comment on that, we would certainly welcome it because we are always having this discussion about housing and the potential impact it has on the schools. Christine Kennedy Pierce, Senior Commission for City of Cupertino: • Applauded the presentation and development as I saw it this evening. Many of the elements of it, the pedestrian focus, the mixed use development; they meet many of the criteria of an aging friendly community, the curbless approach works for all the age spectrums from strollers to wheelchairs. I am appreciative that the senior housing has been located in the area with good access to transit and I do want to suggest that the developer provide additional details about the proposed housing, I am grateful to hear being addressed. From comments made, at the Senior Commission there is an interest in looking at a spectrum of housing for seniors in Cupertino and personally I want to point out that seniors going forward are going to look very different than we have known seniors to be in the past; the aging boomers are going to be hitting 78 million of them and different configurations of housing are going to be of interst including live/work space and lofts. I suggest that we look at a spectrum of housing that accommodates people 50 years and older. Jennifer Griffin, Rancho Rinconada resident: • Commended Sand Hill Properties for their work and their outreach to the community. It is a. What a extraordinary time for the residents of Cupertino to be able to master plan one of the last remaining holdings in the city. We didn't have that ability through the history of the city for the last 70 years. Let's hope that this thing that is going to be on this site is going to be something that lasts, it is beautiful, it's a benefit to the community; it is going to make people in the eastern areas want to shop there, take their relatives to, etc. • Said she favored Plan A; and was grateful for the attention given the trees; there are a number of very hardy Ash trees that have survived around the perimeter of the property, they look like they are in good shape. I think the community is hopeful, there will be no clear cutting of those Ash trees on the perimeter of the property; there is a great sensitivity to the neighborhoods; that is the only landscaping we have to look at day in and day out over there. If we have to replace any of them, make sure they are 36 inch box, maybe 48 inch box. She expressed appreciation for attempting to preserve the Allepo pine tree; it is within 20 feet of Cupertino Planning Commission 12 December 9, 2008 the sidewalk. The hotel looks fantastic; thank you for stepping the front of it. Traffic is a problem; I think we are going to need to look at the 280/Stevens Creek/Lawrence interchanges. Make sure there is a construction management plan in place during construction. Jeff Schulken, Calvert Drive: • Expressed concern about the traffic impact to Rancho Rinconada and Loree Estates neighborhoods based on limited access via Tantau and Finch to the south areas of Stevens Creek. There are numerous accidents at Stevens Creek and Calvert Drive; although it is in San Jose's sphere of influence it impacts the neighborhood; we are Cupertino residents and something needs to be done especially with this new development. There will be a lot of cut - through traffic. We cannot prevent them from coming into the neighborhood, but we expect it to be safe; no worse than it already is. It is important that steps are taken to ensure the neighborhoods are safe and protected. Stephen Lim, Cupertino resident: • Relative to Plan C, removal of the park area will not serve the benefits of having Metropolitan homeowners to be able to look at a big parking lot. It doesn't fit in with the town atmosphere of the development. I strongly advise the Planning Commission to make sure that Metropolitan homeowners property values are not devalued. There is a solution that will benefit both; Sand Hill Properties their retail as well as Metropolitan users. I don't think that we have fully explored all the different uses of that space outside of Metropolitan. • The lack of focus that Chair Miller brought up earlier to several properties on the senior residential housing and that they didn't know if it was going to be active or assisted living. Given the fact that we want it to be an upscale area and we also want to attract a higher level of clientele who can spend money and revitalize the economy. I am sure everyone's property values go up and we need to ensure that we have a good revenue base that we can charge out of the project. We want to have units that reflect that; having assisted unit living, only about 600 sq. fl., is not in line with what the division of this project is. Emily Shieh, Cupertino resident: • Said that she was a Metropolitan owner and also architectural designer. She said she was concerned about what is going to be next door to her. She suggested some grid changes for a more workable arrangement. Jennifer Chang, Metropolitan resident: • Supports Sand Hill's position to put the loading dock on Vallco Parkway, since it will affect the Metropolitan residents and the future residents of Sand Hill Properties and Rose Bowl residences. • Shared some experience about noise; last year when Cupertino Square was built we had AMC they were building an underground sewage system; truck loading noise at 3 a.m. Make sure it will not occur again. Robin Su, Cupertino resident: • Propose to put the park back. • Keep truck loading dock on Vallco Parkway. • Referring to Plan C, they don't have any green space, except for town square. Elaine Chong, Metropolitan resident: • On the board of the Metropolitan homeowners. • It is fine to follow the application mechanism to try to remove the easements along pathways through their community. Cupertino Planning Commission 13 December 9, 2008 • Said it would be good to follow the application mechanism to try to remove those easements; it would be good to tie the removal of the easements the approval of the plans, because we would hate for the plans to move forward and not have the easements removed. Terry Lydon, Cupertino resident: • Metropolitan resident: • Divider between the Metropolitan and remainder of the unit; there wasn't much discussion on it; there are a lot of units facing out to the complex and as somebody brought up earlier, there are stairways and steps right out of their units. One thing being the park. • The other side is keeping the park in place; keeping the people in the park longer, probably get them to shop more. Theodore Hwa, Metropolitan resident: • Reiterated the importance of keeping he park at its present location; it is of benefit not only to the residents of the Metropolitan, but to all of the future residents of the Rose Bowl project, proposed senior housing. • It may be important to the success of the project as a whole because people may be attracted to the area by the presence of a park there. Winston Chen, Metropolitan resident: • Suggested that they keep the park, in the spirit of more green, for Rose Bowl and senior housing and surrounding neighborhoods. Ron Jou, Metropolitan resident: • Home overlooks Sand Hill development and windows in his house face that way. The Planning Commission likes alternatives and you like more than one option. Keeping the park might be a solution, but an alternative might be what Chair Miller described to pull back the buildings away from Metropolitan so it doesn't feel like urban jungle, with buildings up against buildings, looking at the back of retail space. Angeline Lim, Metropolitan resident: • The park is a good idea to serve as a buffer for the Metropolitan and remainder of the units west of the development. Public green space and urban parks have demonstrated again and again what a positive impact they have on the physical and mental health of community residents. Forwarded a copy of a magazine article discussing health benefits of parks and green space. Ken Wong, Board member of Metropolitan: • Agreed with many things Sand Hill Properties said today, particularly as it relates to the loading dock. The safety concerns discussed earlier are significant, the trucks come in early morning and late evening. • Truck deliveries are better served on the Vallco Parkway streets instead of the town square. • Shared other residents' concerns. Shawn Kim, Metropolitan resident: • Reiterated that the park should be preserved. • Make parking spaces under the retail spaces underground. Kent Vincent, Cupertino resident: 0 Expressed concern that much of the retail built in Cupertino has been unsuccessful. One thing Cupertino Planning Commission 14 December 9, 2008 to consider with the Main Street property is to make sure it is very competitive with other retail establishments like Santana Row and Valley Fair. The place needs to be a `happening' place where people go for the experience; go to shop and be entertained. Attracting the best restaurants and night clubs are important. It needs to be a festive place to attract people to. Rachel Yuen, Metropolitan resident and board member: • The town square attracts families and the park area is needed. The following persons completed speaker cards, but did not speak: Ming Li, James and Rene Yeh, Gun Turi, and Gene Sonu. Chair Miller closed the public hearing. Staff responded to concerns stated by the speakers: Jason Nesdall, Fehr and Peers: • Relative to cut through traffic, he said they conducted the traffic study for the project and analyzed locations down to Miller, Bollinger, Tantau as well as the Calvert area. Conducting the study of roadways, resulted in 10 peak hour trips per hour on any one roadway, which is not a significant impact to the roadway system. Parking right up against Metropolitan: • Steve Piasecki said the concern spoke for itself; if there is parking across from one's front door, there could be some disturbances. References were made to plugging the park back in or some type of buffer area to soften it. Shifting the grid for a different arrangement: • Ken Rodrigues said the grid was established on a walkable block between 280 and 300 feet, which is a normal city block. There were about 10 meetings which laid out the various uses and the pedestrian connectivity in the block. Said he was comfortable with the current design; and would not favor moving or shifting the blocks. Putting back the park area: • Steve Piasecki said the park was originally placed in this project along with the town square because with the RoseBowl and Metroplitan and senior units being added into the project, there is a larger population occurring in a neighborhood that doesn't have any parking. • The General Plan calls for a park standard of 3 acres per 1,000 population; staff felt it was a necessity; if it as to be relocated, reformed into plazas at the corners or green spaces elsewhere, it could also be a buffer zone as described. Request from Metropolitan to remove public easements: • Would have to be handled through separate application; although one board member asked if it could be included as part of this project. This project the use permit deals only with this particular property. If Metropolitan wants to request removing those public easements, they would have to modify their use permit. • Steve Piasecki pointed out there was a conscious reason to have those in their location since it was believed that Metropolitan and whatever happened on this property should be integrated with one another and they should not exclude people or not have that kind of integration. If people are seeking to achieve a greater level of security, they can provide that at their balcony, and they could have a gate they control access to. Cupertino Planning Commission 15 December 9, 2008 Truck loading dock located on Vallco Parkway: • Both the applicant and a number of Metropolitan residents have suggested that it might make more sense on Vallco Parkway. The concern for safety, during the middle of the day there may be an issue, but if truck loading and unloading hours were restricted, it could mitigate the concerns. Staff said the applicant could explore other options including limited hours for that particular loading dock if it is off Vallco Parkway; and show a diagram to show truck turning movements. • The other concern was that there is a driveway serving the Rose Bowl, and even if it is empty most of the time serving the truck loading dock, it creates a 50 of 60 foot wide gap that a pedestrian would have to walk past to go from the shops at the Rose Bowl to the shops fronting on Vallco Parkway which is not good retail design. • The other option is the loading dock could be designed similar to some in San Francisco that are well hidden. The applicant could also consider an east side loading dock or front loading if there is a specialty market designed. Putting Senior housing neat to town square would potentially create a noise issue for the seniors residing there. • Staff said the Commission should scrutinize the conditions carefully to make sure that if there are highly active evening uses located not too proximate to any of the living quarters, including the living quarters associated with the Rose Bowl, Metropolitan and the seniors. • The applicant said they would not have food uses in the retail directly underneath the seniors' housing. Putting parking under the retail, which would allow more green space on top: • Staff said that it would be a question for the applicant since it is a large money factor to build over parking. • The applicant said they would not consider doing it as it doesn't work from a security standpoint. Dealing with retail during inclement weather: • Said there were arcades designed into the building, as well as canopies. Importance of having the retail contiguous: • The applicant said that they have a series of retail components by block, which will start to evolve about types of uses, one that works well next to other uses. Restaurants would be grouped and other areas could be soft goods or fashion. He said he was comfortable with the walkability of the plan. Chair Miller: • Referred to past discussion of a pedestrian path between North Vallco and South Vallco, and questioned if it was in future plans. Steve Piasecki: • Said it was considered and is still in the plan for the long term. That particular site is not part of this parcel; we could ask staff to contribute their proportionate share to whatever that might be in the future. Since Apple has purchased the two adjacent properties and the properties to the north, they have security concerns about having the public access Calabazas Creek. They may have some comments about implementing that at this stage. • Provided a summary of the Rose Bowl site, which is immediately to the west that is 4+/- acres that Evershine group has purchased as part of the out parcels including the Rose Bowl site, the two sites next to Highway 280 they currently own. They are actively developing the plan sets Cupertino Planning Commission 16 December 9, 2008 for development of the Rose Bowl site; made some modifications to address some of the issues that Mr. Randolph raised earlier about the earlier plan being too ambitious and they scaled it back to make it more conventional retail depths. They fully intend to move ahead with it in 2009. Com. Brophy: • Said that they need to save the park; the residents expect that from the applicant. • The square is the central part of the project; the project needs to have as much surface parking as possible if retail is to work. Said he was opposed to reducing the amount of surface parking as proposed by the city's architectural advisor. • Given the demand for future office space, he said he was concerned that office space is inappropriate for the site because of the state requirements that we produce yet more housing to support the additional office. Said he hoped that they could look at the possibility of replacing some or all of the proposed office space with appropriate residential structures, no more than an average of 2 bedrooms per unit, and square footage equivalent to the proposed office space. • Relative to the loading dock issue, said it made no sense either from a safety or aesthetic perspective why the loading dock would come through the square where there is a large number of pedestrians. There would be less of a problem having it on Vallco Parkway, although there are questions as to whether or not Mr. Randolph's comments were not sufficiently pessimistic. He said he had doubts whether retail could work on Vallco Parkway given the lack of traffic there. • The easement for Metropolitan that is not part of this issue, but I disagree with Mr. Piasecki, we should look at eliminating that easement if and when Metropolitan proposes it, I don't see how having that easement, it creates a problem for Metropolitan without producing any offsetting public benefit. • Senior Housing on the square; there is a large living facility adjoining Santana Row on Winchester that is up against a parking lot and there are no problems there. Com. Rose: • Said she supported keeping the park and would like to have it be a multi-age designation, not just grass with park benches. It will be a magnet toward the retail that isn't going to be in that area as well. • Move the loading dock over to Vallco Parkway; not opposed to parking on Stevens Creek. • Regarding the use of the Tantau/Stevens Creek comer, I don't have a strong opinion about what goes in there, but I think I would lean towards either something retail or a health club. • Regarding the proposed major retail on Vallco Parkway, in the third plan it includes a better parking scheme. My concern is that it eats away at the whole idea of having Vallco Parkway be some of the Main Street feel itself. The final plan eliminates some retail that was going to be on the Parkway. Com. Kaneda: • Said he liked Plan A and B; Plan C is questionable with the chief concern being with putting parking lots along Vallco Parkway as opposed to keeping it fairly contiguous retailing. • The concept of taking out all the office spaces and converting it to residential is interesting, and if a developer was interested in entertaining that, it has merit. I presume that a significant amount of office space is one of the key parts of this project and I do not feel it is critical. • A comment was made about not having green space for the retirement community. In addition to the town square, the architects designed a green roof structure on the top of the podium, so that people living in the units will have access to and would be able to see out their windows if Cupertino Planning Commission 17 December 9, 2008 they are facing the west. I am also in favor of keeping the park but have a concern because I feel that the park is for public use and one of the chief beneficiaries I would have thought are the residents of Metropolitan. I am concerned that they want to have that public access to the park, but they don't want to give public access to the other parts of the community for the right-of-way which connects as part of this design where as a master plan there is connections between this project and the Rose Bowl and the Metropolitan and other areas. The right-of-way and park should stay there. Said he was in favor of parking along Stevens Creek. Also comfortable with the truck loading dock as seen onto Vallco Parkway. I have heard some comments about how retail can't survive in Cupertino and I think it is rubbish. I think retail can survive easily in Cupertino; it is a matter of the quality of the buildings and design of the buildings. There is thriving retail in different areas and everyone has the potential to do well. Vice Chair Giefer: • Supports a major retailer on the Vallco side with surface parking. • With Apple's acquisition of properties across the street, I don't know that it will become a long term retail. I don't see the entire street progressing into a flow of retails. • Supports truck loading dock, either loading as far east along Vallco Parkway from Rose Bowl or if it is a specialty market, we can front load off Finch through the surface parking area. • Supports the street parking along Vallco Parkway. The park should remain where it is; it makes sense to group residential and recreational spaces in the same area. It is a good valuable noise buffer. • With regard to Stevens Creek Boulevard, have always supported having parking on Stevens Creek; in order to have successful mixed use, there needs to be teaser parking or some amount of parking available to the retailers up and down Stevens Creek. • Would prefer to see the three story athletic club on the corner in Option A, or the retailer in Option C. Relative to Com. Rose's comment about having the vista of that retailer, that needs to happen and be presentable. My earlier comment about Finch Avenue, I would not want to look across town square and see a loading bay or parking lots; there would need to be some screening. I like the idea of the jewel box building at the edge of the town center. • No opinion about the European auto court; it appears to be a good idea and look forward to seeing more on that. • Expressed concern about the ABAG number, our housing to commercial square footage and would not want to invest our commercial balance in this project. If we go with office, I would prefer smaller proportion of office space in this project. I feel we should be adding more professional townhouses and condos in this area to have a true mixed use type, which is not being presented to us tonight. • Would like to see Finch Avenue aligned with the creek trail head across the street; realign Finch Avenue over the box culvert. • Would like to see senior housing adjacent to the residential use, but need to see more detail on that in terms of unit size; if the units get bigger, do the quantity of units available get smaller, we wouldn't want to see that reduction either. • In thinking through the hotel use in/and the adjacency to the parking structure, if the developer is okay and whoever they are approaching with the hotel is okay, I am alright not having token retail facing the hotel, because when you stay at a hotel and there is no specific parking for that use, you want to have proximity to your parking as close as possible; I was trying to visualize finding the entrance into the parking structure and what type of retail might be there. I think that the parking structure is adequately screened now and I am comfortable with what is being proposed. Cupertino Planning Commission 18 December 9, 2008 Chair Miller: • Said he was sensitive to the applicant's comments and Mr. Randolph's comments that if they want retail in town and we want it to be successful, so we should within reason be doing everything we can to make it successful. If it makes this project more successful to have parking on both Stevens Creek and Vallco Parkway, it makes sense. • There were comments about not having it facing the hotel, and if it is not going to be successful there, I would rather not have it there; we have enough examples in town of retail that is sitting vacant. • The comments about Plan A, the retail structure 11,564 feet at the southwest comer of the project which was pointed out would be a problem. That needs to be reworked in Plan A. The rework for Plan C puts the parking structure; the retail is parallel to the other retail in Metropolitan; however, the parking surface area comes too close to the retail. I think there should be more effort put into, can we put some park in that corner, even is smaller than initially designed and still have some parking and keep the buffer between the Metropolitan and this project in tact and still have some amount of park area there. • In Plan A, the large 40,000 square foot retail is not going to be very attractive on Vallco Parkway, and perhaps a specialty market might be given that we put some parking over there; I would ask that staff and the applicant relook at that piece and see if there is some way to accommodate some parking and provide an attractive walkway through the area from the Rose Bowl into the rest of this project. • In terms of the amount of office space, putting 200,000 square feet of office here and not an accompanying amount of housing to me is the wrong way to go. I would not support more than 100,000 square feet. • It is important we put more housing here; if the number of bedrooms is limited to 2 bedrooms, it will not generate a large number of children going to our schools; it is not a conducive area for children. In this particular project, I would look at the number of students that are being generated and see if that fits in with the numbers that the school system is projecting. I would look at those numbers again and see if and where we could put some housing; everybody wants office and nobody wants housing and the State says we cannot do that. • Asked the applicant to consider putting more housing in, perhaps it would be a mix of housing that has some lofts and studios, or some other version of housing. I believe that 2 bedrooms is not going to generate a lot of kids in the middle of a shopping mall. • 1 like the European auto court concept; it has varied uses. I would not be opposed to either the athletic club or a major retail tenant on the comer of Tantau and Stevens Creek as emphasized by Plans A and C. Applicant: • Said they would take the comments into consideration. Said he understood there was a concern about having office space at this location. There was a discussion about the special January 6, 2009 meeting. Gary Chao noted that no special notice was required for the special meeting. Jennifer Griffin, Rancho Rinconada resident: • Expressed concern that the application was not ready to go forward to the City Council and her objection to scheduling a special meeting during the holiday season. Chair Miller closed the public hearing. Cupertino Planning Commission 19 December 9, 2008 Motion: Moved by Vice Chair Giefer, second by Com. Kaneda, to send City Council a Minute Order regarding the Sand Hill project, suggesting that the next City Council meeting be informational only since the Planning Commission has not completed their deliberations or recommendation on the project. (Vote: 5-0-0) Chair Miller expressed his appreciation for the well attended meeting, and thanked the speakers for their input, and their patience with the lengthy process. Motion: Motion by Vice Chair Giefer, second by Com. Kaneda, to schedule a special Planning Commission meeting on January 6, 2009. (Vote: 4-0-1, Com. Brophy abstain) The application was continued to the January 6, 2009 Planning Commission meeting. REPORT OF THE PLANNING COMMISSION Environmental Review Committee: Chair Miller reported that the topic of the meeting was the Sand Hill project. Housing Commission: No meeting. Mayor's Monthly Meeting with Commissioners: Report given at previous Planning Commission meeting. Economic Develonment Committee: No report. Report of the Director of Community Development: Mr. Piasecki reported on his attendance at a League of Women Voters meeting. Adjournment: The meeting was adjourned to the special Planning Commission meeting on January 6, 2009 at 6:45 p.m. There will be no Planning Commission meeting on December 23, 2008. Respectfully Submitted: /s/Elizabeth Ellis Elizabeth Ellis, Recording Secretary Approved as presented. January 6, 2009 OFFICE OF THE CITY CLERK CITY HALL 10300 TORRE AVENUE • CUPERTINO, CA 95014-3255 TELEPHONE: (408) 777-3223 • FAX: (408) 777-3366 To: Planning Department From: Grace Schmidt GS Subject: Consider Application Nos. U-2008-01, EA -2008-07, ASA -2008-06, TM -2008-01, TR -2008-08, Kevin Dare / 500 Forbes, LLC (South Vallco Main Street Project); North Side of Stevens Creek Boulevard between Finch Avenue & Tantau Avenue, APN Nos. 316-20-078, 316-20-079, 316-20-085. (This is an introduction only to this application since the Planning Commission is still hearing it). Date: December 18, 2008 On December 16, 2008 the City Council made the following action: TOOK PUBLIC COMMENT AND CONTINUED THE ITEM TO JAN. 12 Community Development Di, __tment Cupertino, CA 95014 (408) 777-3308 APPROVED MINUTES OF THE REGULAR MEETING OF THE ENVIRONMENTAL REVIEW COMMITTEE HELD ON December 4, 2008 Committee Members: Marty Miller Dave Knapp Gary Chao Glenn Goepfert Committee Members absent: Ralph Qualls Steve Piasecki Kris Wang Staff present: Aki Snelling Hannah Chow David Stillman APPROVAL OF MINUTES: November 6, 2008 ACTION: No action was taken, as there was not a quorum of Committee members present from the November 6, 2008 meeting MOTION: SECOND: ABSTAIN: VOTE: NEW ITEMS: 1. Application No.: U-2008-01, ASA -2008-06 (EA -2008-07), TR -2008-08, TM -2008-01 Applicant: Kevin Dare/500 Forbes, LLC (Main Street) Location: 19191 & 19333 Vallco Parkway Use Permit and Architectural and Site Approval for a master plan for a mixed-use development consisting of approximately:150,000 square feet of retail commercial; 100,000 square feet of office; a 150 room hotel: a 160 unit senior (age restricted) housing facility; a 145,000 square foot athletic club; a five level parking garage and a 1.6 acre park/town square. (A project alternative consists of approximately 205,000 square feet of office and a 250 -room hotel in place of the athletic club.) Tree Removal request to remove approximately 94 trees in conjunction with a proposed master plan for a mixed-use development. Tentative Map to subdivide 3 parcels (approximately 18.7 acres) into 5 parcels in conjunction with a proposed master plan for a mixed-use development ❑ Air Quality o Mitigation efforts will be in place to improve air quality, but are not expected to reduce the emissions to within tolerable limits since the current ambient air quality already exceeds the recommended particle matter levels. o The design of the proposed development will encourage alternate transportation. Mitigation efforts will include bicycle and pedestrian pathways. ❑ Transportation ❑ Trees ❑ Noise o The only intersection impacted in the City is Vallco Parkway @ Wolfe Road. Mitigation efforts will reduce the impact to less than significant; the significantly impacted intersections are outside the City's jurisdiction. o The developer is working with the other agencies to mitigate their concerns o A" Cut Through" study will be performed after the development has completed. The current projections indicate the surrounding neighborhood streets could expect to share an increase of 50 trips during peak hours or 1 car every 6 minutes o The applicant may be required to participate in a "traffic calming" measures project in the future o Crosswalk improvements/ upgrades o Upgrade potential for the non -signalized intersections at Ridgewood & Miller and E States & Stevens Creek Boulevard. This is an existing condition that may worsen due to the traffic increase from the project o The hotel configuration has been re -oriented so that the Aleppo pine tree can be saved o The potential noise from the loading dock area will be mitigated by restricting delivery hours or enclosing it. o Additional study on noise impacts from loading dock ❑ Additional Discussion o One sanitary sewer pipe may need to be increased in size, but other existing utility systems can support the proposed development o Are the existing utility systems sufficient Potential Public Safety issue with no cell coverage in the hillside areas o Logistics of the trash bin storage and pick up area ACTION: Recommendation for approval of the DRAFT Environmental Impact Report MOTION: Dave Knapp SECOND: Glenn Goepfert NOES: none VOTE: 4-0 OLD BUSINESS None Respectfully submitted, /s/Beth Ebben Beth Ebben Administrative Clerk G/planninglerc,lapprovedminu tesl20408 Cupertino Planning Commission 4 October 28, 2008 ing Department, which includes information on the rules pertaining to tr oval and treection; such as if they are in a residential neighborhood not a planned developme ngle family home, these are the protected trees; 'T planned development such as Seven Sp don't touch a tree; if you own a bu ' s don't touch a tree until you come in and find out i is a landscape approva Regardless if it applies or not, it appears to be the only way to c t loop_!a,is encouraged to pursue it. • The way we put the fee structure in licants is; if you come in and you are in compliance and ask for a tree ren permit, you a e fee; but if you come in for retroactive tree permit as plicant has, the fee is considerab y ssence we are penalizing them be we have levied a higher fee for retroactive perms in the beginning; be the city attorney advises us that we could not put a penalty in place to pursue cants who are out of compliance. We tried to build that into the policy; I don't I f it helps you out. Motion: Motion by Vice Chair Giefer, second by Com. Brophy, to approve Application TR -2008-13. (Vote: 3-0-0; Coms. Rose and Kaneda absent) 2. -2008-01 (EA -2008-07) Use Permit and Architectural and Site Approval for a ASA -2008-06, TM -2008-01, master plan for a mixed-use development consisting of TR -2008-08. Kevin Dare/ approximately: 147,000 sq. ft. of retail commercial; 500 Forbes, LLC (South 100,000 sq. ft. of office; a 150 room hotel; a 160 unit Vallco) Location: North Side senior (age restricted) housing facility; 145,000 sq. ft. Of Stevens Creek Boulevard athletic club; a four level parking garage and a 1.6 acre Between Finch Ave. & Tantau park/town square. (A project alternative consists of Ave. approx. 205,000 sq. ft. of office and a 250 room hotel In place of the athletic club). Tentative Map to subdivide 3 parcels (approx. 18.7 acres) into 5 parcels for a master plan for a mixed-use development consisting of approx.: 147,000 sq. ft. of retail commercial; 100,000 sq. ft. of office/ a 150 room hotel; a 160 unit senior (age restricted) housing facility; 145,000 sq. ft. of athletic club; a 4 level parking garage and a 1.6 acre park/town square. (A project alternative consists of approx. 205,000 sq. ft. of office and a 250 room hotel in place of the athletic club). Tree Removal request to remove approx. 93 trees in conjunction with a proposed master plan for a mixed-use development. Tentative City Council dates: December 16, 2008 and January 6, 2009. Aki Honda Snelling, Senior Planner, presented the staff report: • Reviewed the application summary for a mixed use project on a 17.4 acre property incorporating a Main Street concept into the development including retail, office, senior housing, hotel, sports club and public park in Town Square located on the north side of Stevens Creek Boulevard, east of Wolfe Road and west of Tantau Avenue. • Originally Hewlett Packard owned the property and the site received approval for a residential condominium project with a retail shopping center and public park to be developed by Toll Brothers. However, the project approval was overturned by Cupertino voters on November 7, 2006 when Measure E failed to pass during the elections. Sand Hill Property Company subsequently acquired the property in 2007 and has submitted the proposed mixed-use development. • Reviewed the South Vallco Master Plan, Options A and B. Option A includes 100,000 sq. ft. of office space; a 150 -room hotel; a 145,000 sq. ft. sports club and a 5 level parking garage; whereas Option B includes 205,000 sq. ft. of office space, a larger hotel of 250 rooms; no sports club, and a 4 level parking garage. Option A is the applicant's preference. Cupertino Planning Commission October 28, 2008 She reviewed the General Plan development allocations for the project as detailed on Pages 9 and 10 of the staff report. She noted that staff is recommending reduction of the office space component to 60,000 sq. ft. because the development is intended to emphasize retail/commercial development mixed-use, and rather than having an office component overwhelming the development, staff recommends reducing it down to 60,000 sq. ft. and then taking the 60,000 sq. ft. from the allocation from other neighborhoods and centers within the city that have available office allocation. The Planning Commission can look at this option or look at also possibly General Plan amendment or eliminating the office complex completely. Regarding commercial allocation, Option A would need about 18,000 sq. ft. of commercial allocation from elsewhere in the city or from other means. Staff recommends that the proposed option A retail use with the retail shops and athletic club is preferred with the limiting of the athletic club membership to 9,000 members and using the Fehr and Peers traffic generation equivalent of 98,800 sq. ft. building and drawing this allocation of 18,000 sq. ft. from other neighborhoods and centers within the city. The Planning Commission can recommend looking at that option or otherwise would have to consider a General Plan amendment to increase those numbers. Relative to hotel allocations, Option A would need an additional 17 rooms over the available allocation, and Option B would need an additional 172 rooms over the available allocation. Some of the options that the Planning Commission can consider include working with the Cupertino Square Mall to release a portion of the earmarked hotel rooms from the mall, to reduce the number of hotel rooms or to redirect commercial/retail space from other areas to hotel rooms as was done with the Oaks Shopping Center; and the Commission can also look at recommending a General Plan amendment. She reviewed the staff concerns and comments relative to the senior housing pick up and drop off area, the lobby area of the senior housing; the loading dock along Vallco Parkway; the architectural design and garage elevation of the parking garage; and additional landscaping be provided along the frontage to soften the elevation as well. Relative to the athletic club, they do not have the detailed elevations of the front and side of the athletic club, and because of that staff wants to emphasize the importance of this portion of the building facing the eastern gateway entrance to the city and would recommend that some thought and enhancements be given to that area to provide some good architectural enhancement. Staff also points out that there are two buildings, the hotel and the athletic building that are proposed over the typical maximum height of 45 feet allowed in this area. However, the General Plan allows you to go up to 60 feet in excess of the 45 feet if you provide some retail along the frontage. These are the two buildings that will have to take that into consideration and also we will have to look at building setbacks as well. The building setback requirement along Stevens Creek Boulevard is 1-1/2 feet to 1 ratio, so that the building setback will have to be set back 1-1/2 foot for every foot of height of the building. We would need to ask the applicant to look at that as well. As previously mentioned, the predominant element in this development to create a more pedestrian friendly environment, is the town square located in the center of the project. The city's architectural advisor has looked at the proposal and recommends that the town square be shifted to one side of the parking aisle. Presently the town square is proposed to have parking around the entire town square around the perimeter. What the city's architectural advisor is requesting is that the drive through be allowed only along one side of the town square and allow the retail and restaurant activities to spill out on the other side and to activate that town square area. The Planning Commission can look at it to consider making one of those driveways a pedestrian only access and also to reduce the parking around the town square. Cupertino Planning Commission 6 October 28, 2008 • Briefly reviewed the proposed tree removal for the project which includes the proposed removal of 94 trees. • The Housing Commission, Senior Commission, Teens Commission and Environmental Review Committee have also reviewed the project. • Tonight's meeting is to introduce the Planning Commission to the project, staff answer questions about the project; the next meeting is in early December after the Draft EIR public circulation has ended. At that time the Commission can make their recommendation. Com. Brophy: • Said he was puzzled about the list of staff recommendations; some of them appear to be design details such as where the lobby to the senior housing center is; which seem premature to decide now and possibly even in December; whereas they have slipped over the important question of General Plan allocation. When staff recommends that we not approve more than 60,000 sq. ft. of office space and possibly zero, you are essentially telling us that you want us to reject the developer's application. Gary Chao: • Said that was not what staff was saying; they support the project. Initially when the project was discussed with the applicant, staff was comfortable with 60,000 sq. ft. but mainly because they wanted the project to be synergistic and have the uses feed off each other; and based on the objectives specified in the General Plan and South Vallco Master Plan, this area is meant to be more of a regional commercial draw. So mainly retail and commercial predominant use with the other uses as ancillary and supplement to the retail use they thought that 60,000 sq. ft. seemed to be a good number. In terms of the options that were laid out, those are simply options for recommendation. • The Planning Commission has a variety of choices in their recommendation; so does City Council; you could ask them to amend the General Plan to add more commercial; you can discuss amongst yourselves whether you are comfortable with 60,000 sq. ft. or you would like to recommend more or not, zero office allocation. Com. Brophy: • As I understand it, if you are saying that this should be predominantly a retail project, we are talking about a large scale retail project. Is there any sense either from this applicant or from anybody else you have talked to, that this site can support large scale additional retail above and beyond what is already in Cupertino. Steve Piasecla: • Staff is concerned that if you bring in 200,000 sq. ft. of office or 100,000 sq. ft. of office that the dynamics of the center starts to change and you probably would want to hear what the public testimony is and you could mix and match this project to suit what you think would be the best fit for Cupertino. • The applicant was put on notice from the beginning that we didn't want to see this turn into predominantly an office center which is why you are hearing those comments. The rest of the components, senior housing, we prefer the larger hotel; we don't have a problem with some office component; we just don't want it to be a dominant component. Com. Brophy: • For this site, if both the applicant and staff are willing to support the senior housing project at its current size and you are willing to support a hotel at either the current or larger size, the question is what else can be built there, and you would rather not see office space there and would like to see retail, but I am skeptical that there is a retail component that can be put there Cupertino Planning Commission October 28, 2008 that would fit into this town square appearance that is supportable in Cupertino. The history in this town is not very strong of small shops and to tell the applicant to go out and build it, and if he builds it, the tenants will come; there is nothing in terms of either planning theory or economic theory that would justify that position. Steve Piasecki: • Said they were not asking that they put more retail in; simply reduce the office. Staff feels it is too ambitious on the office front, it is going to appear too dense and it is going to generate too much traffic. Staff approves of leaving the retail size as is, which is located in a way that is proximate to Cupertino Square and the future Rose Bowl site. They are comfortable with those numbers and are comfortable with having non -retail uses on the far eastern side of the site; the hotel, either an athletic club or some degree of office. We are not asking that he convert; the numbers he is showing are fine and I think he is comfortable with those numbers from a market sense. Vice Chair Giefer: • Referring to the site plan, potential loading dock, with the previous Rose Bowl project, one of the things discussed was having an access road that would service a loading dock, and seeing that this project is not active, is that a potential for access for the loading dock so they are not coming from this area. Gary Chao: It is a potential and is something staff has been discussing with the applicant; and Sand Hill has approached KCR, the owner of the Rose Bowl site to discuss that possibility. There is an access drive that connects to two parking lots, the surface perimeter of Rose Bowl to the driveway leading to the north elevation of the senior housing; to have that component in between the two properties, it would be more complicated, there are going to be some parking stalls that would have to be displays on the Rose Bowl site and potentially some noise impacts to the condos up above, therefore staff has approached the applicant. Vice Chair Giefer: • One of the big issues with the Rose Bowl project was compatibility and accessibility. On this project I would like to make sure we emphasize that both projects should be able to access one another both from a pedestrian/vehicular fashion. On Page 2.8 of the document, there is a statement regarding building height and ground floor retail presence that the applicant must demonstrate they can create a strong retail base for ground floor. How do they demonstrate that to get that allocation? Gary Chao: • The genesis of that comment is from the General Plan's provision where in this area the height limitation is 45 feet, but it does say that you can go up to 60 provided that you show mixed use development. In this case we wanted to make sure that ground floor retail works were appropriately located; it does have the interfaces necessary to activate the spaces, the plaza and we are relatively comfortable with the retail space provided under the senior housing and also under the office. We are still unsure as to how the ground floor retail of the fitness club is going to work out in terms of how it relates to the rest of the shopping center and that could be for discussion at the next meeting for the applicant to address. Cupertino Planning Commission Vice Chair Giefer: October 28, 2008 • In the EIR, one of the comments that is repeated over and over again is that transportation impacts are significant and unavoidable based upon this development, but we are proposing that we remove the bike lane on Vallco Parkway. Gary Chao: • The bike lanes are still going to be there; they are going to be relocated back of the diagonal stalls. Vice Chair Giefer: • I think that is a huge mistake; I forwarded some photos of bike lanes in Montreal where they have sheltered bike lanes between the sidewalk and parking spaces in the lane of traffic and I cannot imagine moving a bike lane behind cars that are parked on potentially a heavy pedestrian mall. Steve Piasecki: • One of the advantages of having this presented in a couple of hearings is that we can ask the applicant and the traffic engineer to identify alternatives to the conventional bike lane and angled parking space arrangement and bring those back to the Commission and the community. Gary Chao: • Said there will be a condition providing bike parking throughout the project. Vice Chair Giefer: • There was not a lot of detail about the senior housing project. Will that project include personal outside space balconies; is it the same requirement we currently have for high density housing. Gary Chao: • The senior housing is on the podium; partially the idea of putting the senior housing building there is for the seniors to be able to use that passive park. Also the podium level is designed to be a podium level courtyard where those are outdoor spaces serving two functions; one to provide the outdoor space necessary for the seniors; also to buffer the visual mass of the building from the Metropolitan condos so that they can cascade it back and set it back so you see that U shaped building on top of the podium with the interior courtyard being completely open for use. Vice Chair Giefer: • Another compliance requirement was related to using native plants and low water usage plants; it was marked "somewhat" as opposed to "no issues". Gary Chao: • Said that staff supported that concept; the project landscape architect is present for further discussion if needed. Vice Chair Giefer: • Relative to the requested amount of office space, she questioned the compliance with the General Plan because the General Plan says it should be a predominantly retail area. Cupertino Planning Commission 9 October 28, 2008 Steve Piasecki: • Said it is for the Commission to make a recommendation to the community to comment on. You could look at the project overall and if you look at it as a mixed-use development from a land area basis, it is still dominated by the retail/hotel depending on which option. If you go to Option 2, then the office starts to become a dominant element. General Plan allows you to move allocations around so if you find through this process that that fulfills the intent of the General Plan and the South Vallco Plan, you could approve the 200,000 sq. ft. of office; you would have to move it from other areas. That was the biggest problem we had with the 200,000; even though the Council has authorized an evaluation of additional office within the General Plan it is provided that it doesn't require any additional housing above the General Plan. That may solve the issue if there is a ground swell support for the idea of a fairly significant office component here. If that doesn't happen, you could have an either/or option. • Our feeling was that under the current General Plan it is too big of an allocation to commit to at this time; we were concerned about other businesses in the community that were relying on that and don't think it should be all concentrated here. Chair Miller: • Asked staff to clarify what they were trying to achieve with the project, from their point of view. Gary Chao: • Said a lot of the objectives of this area are already outlined in the South Vallco Master Plan and touched upon in the General Plan which is to create a development that would draw more of a regional crowd in terms of commercial product to activate the streets. The focus of this project in our mind is to how to activate Vallco Parkway as it transitions from the previously approved Rose Bowl site and also across the street north of Vallco Parkway, J. C. Penneys, retail fronts; how can we create and activate the Vallco Parkway so that it can become more of a mainstream type of feel and that is all consistent with the intent of the South Vallco Master Plan, and also connectivity of the project to the other developments is a top priority and how it relates from a massing perspective but also from a circulation perspective in terms of interface of pedestrians, bikes and vehicular; those are some of the focuses and objectives that we feel are important in this development. Chair Miller: • Asked if staff was saying there should be some synergies here between what we have and what we are proposing. Steve Piasecki: • Said there should be some synergies; there is a struggling mall; Cupertino Square hasn't jelled yet for a variety of reasons. It is hoped that this becomes a bookend that attracts pedestrian traffic along Vallco Parkway, in front of the Rose Bowl project which also has ground floor retail plan as well as on the north side of Vallco Parkway in front of Penneys parking garage which also has retail plans. The future retail roughly in the Rose Bowl is another 75,000 or so, so there is an opportunity to use this project, Rose Bowl, Cupertino Square to begin linking these projects together and causing the cross traffic that will make them all successful. Chair Miller: 0 Suggested further discussion on what the linkages are, both physically and functionally. Cupertino Planning Commission 10 October 28, 2008 Gary Chao: • This is a plan that is put together by the applicant to show the enhancements that are going to be made to the roadway to achieve the connectivity and circulation discussed. The concept with this diagram is to demonstrate that this development is going to be extremely walkable, it is going to be similar to the city block system with your Main Street arterials, Stevens Creek along the south end and Vallco Parkway and Tantau around the perimeters but within you also have the ability to access the site from different blocks to create an intimate environment. Chair Miller: • Is there going to be any coordination of any nature in terms of the types of stores and shops that go on this side vs. those that go on the Rose Bowl, or is that just happen as a natural course of things as things get developed. Gary Chao: • Said it would be based on market demand. Aki Honda Snelling: • The parking shown on the south side of Arco Parkway does not exist. The idea is to modify Vallco Parkway has 6 lanes, 3 in each direction, so the proposal would have the south side, one lane going in each direction and the southside of Vallco Parkway having these diagonal parking spaces constructed with this project. We are going to narrow Vallco Parkway. Chair Miller: • Staff talked about the possibility of allowing a parking structure but the lower floor has to remain available for retail at some point in the future but not today. Aki Honda Snelling: • Correct; basically the idea is to have the lower floors facing the ground floors facing the town square to be retail to really activate that site as a pedestrian friendly area. It is also consistent with the provisions of the South Vallco Master Plan as well. Gary Chao: • I think the concern is that if you look at the diagram now, there is a lot of parking stalls around that town square and obviously no point in putting a town square there so that space could be activated, it could be used frequently and could have a lot of pedestrian and community activities in there. With all the parking around, it is going to be intimidating for people to be able to walk through the cars to get to that particular plaza. Our city architect made some suggestions from other examples that exist in adjacent cities; where one of the options is you probably don't have to shift it but you can do something to one of the drive where it is more predominantly closed off, bollard off with more pedestrian oriented activities. It may involve some shifting or deletion of parking stalls, maybe it is a combination of a couple of things, but it is just to ask the Commission to think about that concept and discuss it with the applicant to see if there are any solutions that free up that space more. Steve Piasecki: • Said there was another iteration of this where you could have a hybrid where one of the streets or portion of the street could be convertible as demand exists, such as Castro Street in Mountain View where if the restaurant locates there and they wish to spill out into what is a parking space, they can do that; they put the bollards in so they have a convertible space. There are a number of different options and what the architectural advisor is saying is it might enhance the area if you had the opportunity for the retail uses to spill into the town square. Cupertino Planning Commission 11 October 28, 2008 Chair Miller: • The reason for putting parking there in the first place is because we are short on parking spaces. What is the parking issue? Steve Piasecki: • The original direction was that if you look at conventional town squares, they tend to be ringed by the travel lanes as well as some kind of parking arrangement; that this is going to be a pedestrian dominated street that the cars are going to have to go slow; the theory was that by ringing it, it would not only serve the adjacent uses, the retail, but it would also dominate the area with the pedestrian movement and this is not a place you want to go speeding through. I think it was trying to reflect the old town squares, and I know that the applicant's architect did quite a bit of research when we went through the South Vallco Master Plan and probably could relay different styles of town squares both with and without the parking. It works either way so it is an interesting choice the community gets to talk about. Chair Miller: • Santana Row has no parking on the streets that go through Santana Row and the traffic does not go through there very quickly. They have the green space in the center and no parking at all. Was a solution considered of not having any parking here; just putting it here in the structure. Steve Piasecki: • The architectural advisor suggested looking at one option that would allow that to occur on one side of the town square. We would have to evaluate the parking demand and supply to fmd out if eliminating the parking is an option. There are many variations on this theme with or without parking, larger, smaller, Healdsburg, Sonoma have town squares that are surrounded by parking as well. It can be an enticement to shop there to just pull up and get your coffee and utilize the space. Chair Miller: • Another thought would be that this might be an area for perhaps some outdoor entertainment; was some thought given to allowing some area here that could be used for perhaps music or some other forms of outdoor entertainment. • The areas need to be planned for; some space has to be allocated and you need to put electricity to it so that you can hook in microphones. Steve Piasecki: • The applicant can explain how he would accommodate needs for microphones, electricity, etc. In a number of areas, one of the things you are hearing from us is that we need to drill down on the details of the retail shops, of the town square, the details of the athletic club in Option A; there are a number of interesting components to this. Chair Miller: • Relative to the athletic club facility, he questioned why the developer would build a 145,000 sq. ft. facility if they are going to use only 98,000 sq. ft. He expressed that the General Plan does not make any provisions for reducing square footage allocations based on anything, and he was concerned that could be viewed as an attempt to circumvent the General Plan and avoid a General Plan amendment. Cupertino Planning Commission 12 October 28, 2008 • If we are going to do this and this has come up before, my preference would be that we change the General Plan to make it clear as to when we would allow these conditions to happen because I could see this spilling over into other areas of allocations such as housing. Steve Piasecki: • While it isn't explicitly stated in the General Plan, the city has a long history of allowing "amenity space" to be discounted in various projects, particularly relating to office. Following those precedents one could make a finding that this development or this project, you would have to be convinced by the applicant that this is amenity space; this is a very exclusive type of facility, so they think it is consistent with their marketing scheme; at the same time that they can live with the restricted membership numbers comfortably and still market this concept. It is a question of whether it goes above and beyond in terms of amenity space. Chair Miller: • Relative to allocation of office space, I know that we are talking about office space in connection with the housing element; there is probably going to be a General Plan amendment with regard to office space in any case, is that true. Steve Piasecki: • We are talking about it and the Council has authorized a discussion with the housing element. Chair Miller: • From the allocation standpoint as opposed to whether it fits in the project or not, I want to separate the issues. I think the allocations are a separate issue that is going to be dealt with separately, and we should look at this project as is, does 60,000 sq. ft. of office make sense there or 100,000 or zero regardless of what the allocation issue is, because I think that is going to be addressed separately. Is that a fair approach. Steve Piasecki: • I think that is fair; let me qualify that the Council's authorization to move ahead was the result of being approached by a couple of our larger corporate office developments, and they are seeking a long range assurance that there is some capacity in our General Plan and that would be probably earmarked for those larger office users in the community. It wouldn't necessarily be available to the other projects in the numbers we are talking about. • Said that subdivision of three to five; was not a substantive issue given the size of the property and the need to parcel out the sites so that the individual developments can occur, because there are separate and distinct uses occurring here. That doesn't mean that they will be independent of one another, they will be highly dependent in terms of cross circulation easements, and parking agreements. This will function seamlessly as a shopping center would otherwise function; that doesn't go away, so the public interest is still preserved even though you are increasing the number of parcels slightly. Gary Chao: • Relative to parking, he said that currently both options have a surplus of parking. Steve Piasecki: • In large portions of the parking garage on the south end, to some degree the southwest side is masked by the retail and office building planned and they have seen recent examples in other communities where parking structures have been designed so that you can't tell they are not an office development, and there has been some desire to have that convertible space on the ground floor into retail should Vallco Parkway ever convert to a retail street. If the applicant Cupertino Planning Commission 13 October 28, 2008 can be encouraged to come back and demonstrate or condition it in a way that requires they treat those exposed perimeters similar to some of these other developments seen, it would be a satisfactory solution. • Said it is not currently shown on the plans to have parking on Stevens Creek and the Council affirmatively took a position when they talked about the Heart of the City Plan that they don't want to see parking on Stevens Creek Boulevard. Com. Brophy: • I understand there are two options that deal with and without the health club, and I presume that the reason for this is that the applicant doesn't know whether or not he can conclude a deal with the health club. Assuming that is the case and there is an opposition to getting the office space up to 205,000 sq. ft., what use would you suggest to go for where the health club is currently shown. Steve Piasecki: • Said staff supports up to 60,000 sq. ft. office building with some ground floor retail on Stevens Creek or it could be a smaller format health club which has also been discussed. There was an iteration or version of the plan that talked about indenting in for onstreet parking and the applicant has since indicated that is not their desire. Ken Rodriguez, Architect for Sand Hill Property Company: • Reviewed a slide presentation outlining the various elements of the proposed project, including the elevations, landscape plan, retail spaces, plazas, and outdoor spaces. As a result of community input, staff input, Planning Commission and City Council input, the design team's input, they feel the proposed project is a downtown -type Main Street mixed-use project with incredible excitement. He reviewed their input on various issues which is outlined in the staff report and attachments. Kevin Dare, Sand Hill Property Company: • The project was shaped in many ways by the community and the community outreach that was performed and many of the comments created helped to form what is presented. If I were to describe some of the attributes or key themes that were discussed; one of those themes is that the community was looking for a `place' place, a place that would serve the community as a whole and that the community can be a place where they can come and gather and be very proud of. The second component is that they want to be representative of Cupertino itself, so Cupertino is not Santana Row, it is not other cities; they want to have something that is unique to Cupertino itself; and the last is that they want to have something that is very successful and is thriving. • The question was asked "why not retail?" To understand the context of our site itself, we are next to Valley Fair which is three miles away and they have over a million square feet of retail and are adding another 600,000 to 800,000 sq. ft. Stanford Shopping Center and Valley Fair are the number 1 and 2 malls throughout the Northern California area; and then there is Vallco or Cupertino Square. We recognize that we can add more retail beyond that 150,000 sq. ft. but it would be a very different type of retail than what we are proposing; more of a power center style retail with traditional parking in front and that is not something that the community voiced they were looking for. We believe the 150,000 sq. ft. of pedestrian oriented retail is the maximum we are going to be able to put and have it be there successfully. • Relative to the key themes, the community is looking for a `place' place; they are looking for Main Street style retail and a mix of uses. Cupertino Planning Commission 14 October 28, 2008 • Early on Sand Hill expressed to the community that we didn't want to impact the schools because the impacts to the schools were a hot topic, and not something we wanted to step on those bounds. • Said they were working on creating something that has activity at different times of the day; not just busy at night or during the day; that is why they included the senior housing, the hotel, and the athletic club to bring out those different types of uses at different times during the day. • Specifically office for us in this plan is a viability driver; it is something that is crucial to not only generate traffic and people through the project itself, but also to be a fundamental piece of our puzzle. There are two different alternatives presented, and one of the questions was why do you have two different alternatives. Com. Brophy said is it because of the viability of being able to get the athletic club. That is one of the key pieces of why we are actually submitting two different plans. • The other component to that is that the athletic club has a higher traffic impact and also has more air quality impact. We think that we have Alternative No. 1 which is something we are extremely excited about; and a second alternative the office component is something else that would be something that we would support. • We can also look at other alternatives on the eastern portion of the site to have a different set of uses or a mix and match of different types of different sized uses at that location also. More than anything we want to create a place that is a diamond for the city that the community can be proud of, that they can point to this and say this is Cupertino; this reflects us and I think that is what we are trying to go for. Vice Chair Giefer: • Asked what the applicant's plan would be if they were limited to 60,000 sq. ft. of office space to be in greater compliance with the current General Plan. Kevin Dare: • Said that office was an important component to them; it is a major driver economically and also from an activity standpoint. Relative to Alternative No. 1 which is the athletic club versus Alternative No. 2, the traffic impacts and parking impacts are even much less with Alt. 2 than with Alt. 1. It is something they would have to consider in terms of what the other alternative uses would be or other types of mix and match of building sizes and product types. Ken Rodrigues: • From a planner's standpoint, look at the other downtowns mentioned, they typically had the office built there or have built office in downtown; they have now just added most of them a bunch of residential. We fortunately have projects that are approved here; I think with the senior use, with the Metropolitan and Rose Bowl site those are great starts to add to this foot traffic, but Santana Row is now adding 60,000 sq. ft. of office; that is phase one; the next phase for them is going to be triple that size. There is obviously the economics to that; from a planning standpoint it adds foot traffic all afternoon to the retail projects, so that the restaurants do really well, the retail shops should come out of your office, you want a 45 minute break, you go shopping, you sit down and have a cup of coffee, you meet people; all of those things that in the past we did in downtowns, but now these small projects that are trying to be a mixed use haven't thought about it and I think what you are going to see at Santana Row is this new addition of office and I believe their daytime foot traffic is significantly going to improve in the week days. • Regarding some other possible uses for the sports facility site if it were changed in the future, he said that the Decathalon Club in the 80s had to have an alternative plan for the facility Cupertino Planning Commission 15 October 28, 2008 • before they could get financing; each one of the tenants still has to go through that rigorous design element; it could be used for a lot of things such as office, retail on ground floor, office above; two story retail. Applicant: • Relative to the parcels owned by HP and Apple, those buildings are specifically dedicated for HP and Apple; there is a depth of market that continues to be at this type of location to be able to enjoy the amenities for the project itself. There is a different type of office user than just HP or Apple which is purely dedicated for their use and for that single tenant. Chair Miller: • There are two reasons for the office space; one to provide feet on the street to help make the retail successful; and whether it is HP or Apple or some other company. The other thing you are saying is from a economic standpoint, there is going to be demand for office space right outside of HP and Apple and you want to capture that market. Applicant: • Correct, there is a trend as companies are looking to provide different amenities for their employees, the employees like to be in an environment that is very dynamic and has a mix of uses; such as restaurants or athletic clubs. He said they believe they can bring in Class A type of users to be able to draw on this type of environment. Chair Miller: • How did you arrive at the 100,000 sq. ft. number as opposed to 60,000 or 80,000 or 120,000. Applicant: • I think early on as we are working through our different permutations of the plan itself, we are looking for the types of users that are able to be substantial, whether it is a one user; so we want to have the flexibility to provide a different type of format for larger users, whether it is smaller accountants. One of the draws to this project, as some of the community members said we want a landmark site with landmark type of office. A Microsoft or large user are not going to necessarily come and take a 30,000 sq. ft. plate or 30,000 sq. ft. building; they are going to want a larger space, a larger footprint to maintain all their employees to be together. Those are the types of users we want to be able to attract and I think that having 100,000 sq. ft. minimum is something that can help us get to that goal. Those are elements; that is one example of why we are thinking of a floor of 100,000 sq. ft. Chair Miller: • Asked why they were proposing to build more than 98,000 sq. ft. if the limited membership of 9,000 equates to only 98,000 square feet. Applicant: • When we talked to the Lifetime Fitness, their point is that it is not driven by square footage, 24 hour fitness, they are driven by the number of members they have. Their goal is to limit the number of members, provide the highest quality and then equate the number of members to a traffic requirement. In effect, if you look at it from an ITE standpoint, it equates to a 98,000 square foot building. Said in terms of the physical layout of the facility, it is different from a retail store. They have an outdoor and an indoor swim pool, and an indoor pool takes up a lot of square footage, but bodies per square foot are significantly less than a retail component. They are overbuilding because their uses are bigger than they have within the space. Cupertino Planning Commission 16 October 28, 2008 Steve Piasecld: • Said it would help to see the floor plans, and suggested that the applicants provide a layout of one of the buildings because they have rock climbing walls, day care centers and expansive spaces. Ken Rodrigues: • Relative to parking on Stevens Creek Boulevard, it was discussed a lot at the master plan stage. Said he would like to have some parking along Stevens Creek Boulevard; parallel parking that extends from Tantau down to Metropolitan. It would help the Metropolitan retail as it is still not leased and won't be until there is an adequate amount of parking and ease of parking. Chair Miller: • Another issue that came up along Stevens Creek was the setback requirements; if they are adjusted to the height of the building it is likely you will have some buildings set back further than other buildings; is that good or bad from an architectural standpoint. Ken Rodriques: • In the current Plan A which has a three story hotel component, we are at the 45 foot or lower, so we meet all the setbacks along there. The athletic club is still debatable now; we are trying to get some information from them on what their heights are. A varied setback, a taller building on the street; it can help to have a little more landscape. If we do a 5 story hotel which is Plan B, and the office building, we would have to have a greater setback or step the building is another alternative. It will be shown in more detail at the next meeting. Kevin Dare: Addressed the size of the senior housing units, which vary between 650 to 800 square feet and said they were in the process of creating more detail to show at the next meeting. We are looking at two kinds of senior; one is for active senior living, which is age restricted, whether for sale or rent has not been decided. The other component would be assisted living type of senior housing, with more services. We are willing to look at expanding the size and scope of the units themselves. The standard size in the industry is 500 to 600 square feet for senior housing. We are open to different concepts of making them larger. Ken Rodrigues: • Provided history on some other senior housing projects he has been involved in building in the past, where they range from 500 sq. ft. and 800 sq. ft. Chair Miller: • The target audience is critical. If talking about assisted living the numbers are accurate. If people are assisted living, they are not going to be getting out to shop as often and won't be using the athletic club and doing a lot of the things that you want to have done there. If you target the active senior adult community, that is a different market entirely. If you start going below 1200 or 1300 square feet, you are not going to get people going there because it is typically two adults who are downsizing from larger units and I don't think they want to downsize from 3,000 square feet to 600 square feet. They will downsize to something less than they have and want to spend less money, but they are not going to go down to 600 square feet. You won't get that owner in there. • Recommended that the applicants take a more careful look at the demographics and where the demand is and how it better plays into their overall concept. He said that although more assisted living units are needed, he did not feel they were appropriate for the proposed project. Cupertino Planning Commission 17 October 28, 2008 • Said the more upscale would probably fit in better with what is going on here. If you consider that people are working longer and age restricted starts at 55, I wouldn't be surprised if you got folks that worked at Apple and HP that met that age requirement that would be looking for a place just like that with all the amenities and walking or biking distance from the office. Please look at it carefully because it is an area where you can improve upon this. Kevin Dare: • Relative to the phasing of the project, he said they would prefer to have the entire project up and running at once, subject to the ability to obtain financing. If they had to phase it, they would start with the town square area and create that frame first; single level retail, and the components moving from west to east, and the parking garage to support the retail being created. Chair Miller declared a short recess. Upon reconvening the meeting, Chair Miller opened the public hearing. Al De Francesco, Cupertino resident: • The two parks individually are unusual, and don't understand why they are not combined into one bigger park. Said he was hesitant to give anyone the ability to phase the project because phase zero has been sitting dormant for 22 years and could have been farmed. I am not a proponent of parking on Stevens Creek Boulevard; I think if we ever had a more vibrant city, we would just have more accidents on Stevens Creek; and I don't think we should be parking on Vallco Parkway which would create a safety hazard. It is something that could be added at a future time if needed. What we are trying to do is bring the people into the main street off the park; you don't want people parking outside, you want them to pull in and park inside and walk down the main street. The circulation around the park should be circular, one way. It could be blocked off at any given time which has been discussed. Said he would prefer to have the hotel on the end. • My last comment is from a green perspective I would like to be sure that we plan the parking structure such that we could accept the solar panels on the roof. In general I like the concept, I think it has a lot of merit; I think we need to move on and not wait for the rest of the city to catch up to us. If we wait for the other components of the city, we will be in trouble. Keith Murphy, Cupertino resident: • Expressed appreciation for all the public outreach done under very unusual circumstances for them being both an applicant and also somebody who had to develop a master plan for the city. Here is another case where unfortunately during the community outreach portion of the South Vallco Master Plan, allocations were never discussed. It is unfortunate that Apple and HP did not choose that opportunity to say there is an upcoming problem that has to be addressed and it is going to impact the South Vallco Master Plan area, and how are you going to address the office, the hotel, and the commercial allocations, and you discussed this tonight. This would have been something that would have been very helpful to the community to know what was going to be the future problems that would impact the community. All of those increases means there will be an equal housing demand on our city at some point and I really don't see how that is being addressed through any of these master plans we have seen. During the referendums, not only was the impact of schools an issue, but specifically in the South Vallco area it was park size and also parking, and people didn't want to have Vallco Parkway and Finch really altered in such a way that traffic would become an issue, and I don't think that has been fully addressed. We see that Finch will be given up for a park which is great, but we still have a problem with is traffic going to be affected and if speeds slow down to 15 mph Cupertino Planning Commission 18 October 28, 2008 on Finch, and Vallco Parkway is decreased in size for diagonal parking, what is that going to do to traffic if you have a successful rejuvenation of this area, and maybe any diagonal parking should be considered provisional, as to if it is actually going to work or be needed in the future. It could become a provisional item. Setbacks along Stevens Creek Boulevard; some of these buildings are big, and I think Mr. Rodrigues said they could be terraced; I think that should be considered. He pointed out that Calabazas Creek could be included in some fashion in the South Vallco master plan area; I don't know how that would all be Apple or HP could talk about this and you could have a linear park concept which has been talked about many times during the community outreach. The senior housing, people were concerned about making sure there is maybe a zoning ordinance developed to address senior housing specifically, so that if you entitle the property that it will remain senior housing and that if it isn't developed or it is phased, that it will actually be senior housing in the future. Jennifer Griffin, Rancho Rinconada resident: • Thanked the project team for working with the community to come up with something that they will be proud to have there for many years to come. • Said it was important to ensure they keep the full 35 foot public right of way setback along Stevens Creek Boulevard from Finch down to Tantau and slightly beyond. It is important to the citizens of Cupertino to maintain the double row of Ash trees, lawn, and is what is seen as one drives along Stevens Creek Boulevard. • Another issue is the removal of the 95 trees on the property; there are 80 Ash street trees that rim the property now. She said she was worried that they would lose many of the trees; although the trees look much better than they did about six months ago. Do not remove the Evergreen Ash trees until an arborist report is received; preserve the pine tree that is within the 35 foot right of way that was shown by Toll Brothers. The pine tree is a landmark for the people in the eastern end of town. • The hotel is too tall; we don't want 60 feet down there; we need to terrace it or flip the hotel around; no parking on Stevens Creek or Vallco Parkway and we need to protect the corridor of Calabazas Creek at all costs. • There needs to be security on site; and construction plans need to be known so that traffic is not tied up at that end of town. Robin Su, Cupertino resident/Metropolitan Board of Director: • Said the major concern of the Metropolitan community is security, because when the Metropolitan Condominiums were built, they did not foresee that there would be retail stores nearby. Presently there are three buildings, and foot traffic of non-residents causes security concerns. Non-residents enter onto the property and infringe upon the privacy of the neighbors, sometimes sitting on their outdoor furniture and leaving trash on the grounds. • Parking is an issue because we share the parking space with the office tenants and in the daytime the parking space is not adequate. It would be good if we had the five story parking garage; in favor of the parking structure. Ken Wong, Metropolitan Condominium owner/Member of HOA of Metropolitan: • Said he was empowered by the HOA to form a committee for the purposes of working with Sand Hill Properties as well as the Rose Bowl site. Thanked Sand Hill Properties for the good work and time they spent listening to their concerns. • In the last six months the condominium units have experienced theft, crime, and vandalism and they feel that the proposed retail would bring in additional crime as a result of the foot traffic. As mentioned, they would prefer the flow of traffic to go around the project rather than Cupertino Planning Commission 19 October 28, 2008 directly through the Metropolitan project. Because of the theft, vandalism, etc. they would prefer to keep the general public and walkability of it to the outskirts of the project and try to keep the internal workings of their project secure. Presently there are no functional gates because the understanding is that the city did not want gates at these locations because they try to create connectivity. From our perspective, unless you live at the Metropolitan and have experienced the things that they have experienced, you would reconsider that particular entry or exit point from the Sand Hill Project. Parking — as indicated, we are an advocate for more parking, presently the parking situation is relatively tight and whenever someone tells us that there is surplus parking, that is a good thing, and trying to parking is not advisable from the Metropolitan. Tom Huganin, Cupertino resident: • Said he attended the meetings Sand Hill held regarding the project; one of the features that was looked for was a gateway feature for people coming into Cupertino up Stevens Creek Boulevard. It does not appear that they accomplished that objective; the feature is not a part of the project. • The other issue is the park along Stevens Creek seems out of place and there should be a way to take the park and spread it around and also to move the retail where that park is or put more retail in that area; that may be a more effective design. Jennifer Chang, Metropolitan resident, expressed her concerns: • Truck docking area — Concerned about the noise from the trucks loading. If the truck loading area is moved and there is senior housing, it affects both the Metropolitan residents and the senior residents. Said she was also concerned about the hours the trucks unloaded. • Parking - Said she did not feel they had surplus parking, and parking was one of the issues. She expressed concern about having enough parking when the residents returned to their homes, and that the people shopping in the retail did not always take the residents' parking spaces. • What are the construction hours, the list of the projects and the noise level and traffic. How will this project affect Metropolitan homeowners. Jon Willey, Tilson Ave.: • Said he attended one of the focus sessions but left disappointed because it appeared the focus was more on Starbucks versus bagels as opposed to his concern about traffic. He said he was concerned about the magnitude of the project, which from a size standpoint was similar to Santana Row, and would impact their part of town. • He said there was no discussion about how they would deal with the traffic; and pointed out the traffic nightmare in the Valley Fair area. The city previously denied the Toll Brothers project because of the traffic impacts. He asked to see a traffic plan if there is one; one that deals with the traffic and how that is going to be handled. Chair Miller closed the public hearing. Staff answered questions from the speakers: Security: • Relative to security concerns from the Metropolitan condominium residents, staff agreed that since it would be a secure center, the center itself will likely have some security and rather than a vacant lot where anyone can enter any time of the day, it will be more difficult for non- residents to enter the area. The residents can propose a low gate to hinder the non-residents from entering the condominium property. Cupertino Planning Commission 20 October 28, 2008 Truck Loading Areas: • Staff said they have gone through this on a number of other occasions on previous proposals. Staff would like to see enclosed truck docks, where the truck goes into the covered service area, shuts off their engines and unloads them. They are designed in a way that minimizes noise. The Rose Bowl site has residential also adjacent to this location, about 40 or 50 feet away, this location is about 150 feet away. • If we are successful in finding a way to bring a truck loading dock in, it will also be enclosed and there are hours of operation to adhere to, to minimize any of the offsite impacts as much as possible. • He encouraged the speakers to monitor the process and ensure that this is happening to their satisfaction. Construction Hours: • Hours are limited by ordinance; weekday from 7 to 8; weekends more stringent; more accurate information will be provided at the next meeting. Traffic Impacts at Various Intersections: Gary Chao: • Said there was data available; copies of the draft EIR are available in the Planning Department and online at Cupertino.org/mainstreet. Staff is not prepared to talk about the details of the traffic because they are still getting input from adjacent jurisdictions, a lot related to mitigation measures, etc. Information on detailed trips being generated and mitigation measures will be available at the next meeting. Steve Piasecki: • There have been references to Valley Fair and Santana Row and I mentioned that we should get the numbers on Santana Row and Valley Fair because the orders of magnitude there are significantly greater than what has been proposed here; Valley Fair being in excess of 2 million square feet and Santana Row more than .5 million sq. ft. of retail. • Said they thought there should be a gateway feature, but does not know what that would be at this point. The General Plan talks about creating a gateway; we have talked with the applicant about designing the building to be the gateway building as you enter from the east; I am not satisfied and I don't think staff is satisfied that we have accomplished or understand what that is going to be. It could be something both in the right of way and/or in the building; the building should be a great looking structure and we are not convinced we are there yet. Senior Housing being converted in the future: Gary Chao: • Normally there is a covenant that would be recorded on the property that would restrict the type of use; in this case restricting it and limiting it to the usage of senior housing. Concern about phasing the project: Steve Piasecki: • Said it was a good observation and comment because most every project they have is phased to some degree. We would ask the applicant to try to be more specific about when they visualize as the phasing, and present it to the public for a better understanding. Cupertino Planning Commission 21 October 28, 2008 Chair Miller: • Said that phasing was sometimes required by the lending institutions, and may be in many cases the driving factor. Steve Piasecki: • Said that just the practical realities of obtaining loans and then having sufficient capital to write the loans against, requires that they do some degree of phasing. Concern about building commerciaUoffice space and not addressing the impact on housing.- Steve ousing: Steve Piasecki: • The numbers in this plan are within the current General Plan which does have sufficient housing to provide the offsets required by ABAG. Staff is comfortable that this project is not going to strain those numbers. • The Council has authorized an expansion within the parameters of the General Plan; if we go beyond that, Mr. Murphy's comment is appropriate; in either case, we should be looking at ways to balance the community and provide some housing opportunities along with non- housing opportunities. Question why there was a park at the western part and perhaps it didn't fit, Steve Piasecki: • The point was made by the applicant, and it was agreed that is where the housing is clustered, the Metropolitan condos, the senior units and the future Rose Bowl units; so while the Main Street plaza will belong to the entire community and will be utilized in a variety of forms, having some kind of open passive park facility that the residents in the area can use, seems to be a valuable concept. • The placement of it proximate to residential as well as using it as a buffer for the Metropolitan development and putting it in a location where it is highly visible to the general population was part of the motivation to put it there. It could possibly be shifted; but as you start to move it around, it starts to be in less desirable locations in our observation. Vice Chair Giefer: Said she was concerned about the office square footage that is included in this plan because the General Plan is fairly specific on what type of activity goes in there, and does not want that comment to be misinterpreted. Said she was not referring to emphasizing additional retail, just that they need to consider what they would do with the plans as presented with reduced squares in terms of office space. There is a need within our city for some of our major corporate headquarters that are here in tenants, and I don't feel this is a strong enough case because it is not consistent with the General Plan. Said in general it was a good start; she was not opposed to a larger scale hotel; liked the concept of being developed as city blocks; it has a comfortable distance; and has a good pedestrian circulation plan. She pointed out that when they discussed the Heart of the City Plan at the previous Planning Commission meeting, they agreed that bicycle lanes and parking on Stevens Creek made sense; however the Council has directed that they don't want to see parking anywhere in the Heart of the City. She said that if they firmly believe in that concept, they should send it back to Council with that as part of their final recommendation. Said she agreed that they needed teaser parking and many of the residents are not going to be happy with that comment. In general, it is a good start in the right direction and it will be interesting to see when we see more detail on the project, what comes back to us in December. Cupertino Planning Commission 22 October 28, 2008 • Said she looked forward to seeing their green building ideas as well as their native and drought tolerant landscaping and how they will keep the water on site. • Said she was concerned about the monolithic appearance of the parking structure on Vallco Parkway, and would expect that what gets presented is sufficiently screened so it doesn't look like a parking structure and then if the ground floor is converted to retail, it can be easily accomplished because the higher levels are already screened. Com. Brophy: • Said it was an interesting concept and he appreciated the amount of work that Mr. Dare and Mr. Rodrigues and the members of their team have put into the project. • The type of retail concept is an extraordinarily difficult concept to implement successfully. Any time you try to do retail projects that are different than the usual standard shopping center, big boxes or lifestyle centers, the proof is upon them to show that the concept will work. • If we want to see a concept like this, the first thing we need to do, is resist the micromanagement of the design. The concept of the town square as currently implemented is great; trying to take away parking by moving it would be a mistake. • For this retail to be successful retail, retail that has a lot of business has to have a fair amount of convenient parking to get the initial customers there. The rest of them will go to the parking garage, but you need more than the kind of teaser parking that people have talked about. • Notwithstanding what has been said earlier, the office use will not provide the support for retail in a sense that the workers in that office building will support a significant amount of retail space. They will probably support between 4,000 and 6,000 sq. ft. only. What the office does is it provides a sense of place, it provides a gateway that this project would provide not as some type of sculpture but rather the fact that it is a unique concept and that having a few larger buildings will give it a sense of place. • The problem we have with the office space is pressure we are under in the General Plan where we have a limited amount of space to give, especially if for any reason the difference between 100,000 feet that the applicant is asking under Option A and 60,000 sq. ft. that the staff is recommending, I think that is a workable number. We can come up with a number somewhere between those two numbers that we can live with anywhere in that range. I think the concern is if for any reason the athletic club deal does not come through and then the applicant wishes to ask for additional office space there, we would have a problem. What we need to think about is an alternative use that would be acceptable to both the city and the developer. There are several possibilities, but I think it would be difficult to do Plan B. • Relative to the hotel, General Plan allocations, that doesn't bother me; the reality is we are not going to have four hotels built, there will be at most two, more likely just one. • I do have questions about that second park; I know that we had this discussion when I first came on that parks equals good; therefore, we should put that in. But when I look at that park, I see no functional purpose and the only possibility I think is a greater possibility that you will have after school kids hanging out there and creating more problems for the Metropolitan condos. If we keep that park, I would prefer that space converted to retail. A lot of good points have been made by our residents; I think we have to work through it. • I would like to see this project go through if possible and I think we, as the Commission, and staff, and city have to work with the applicant to not overburden them with our laundry list of what should be done; but at the same time I think we need to recognize the constraints that the city is under. Chair Miller: • I have similar questions whether the park makes sense or is that the best place for it. Also the discussion of the housing and what type of senior housing; whether it should be larger or not; but there is another issue of other property owners in town proposing more office space. Said Cupertino Planning Commission 23 October 28, 2008 he was unsure whether it will be required to do more housing allocations, but use the ones already in the General Plan; the question is where in the city would it be best to put some of that housing which is in the General Plan at the moment, and this might be a good location for two reasons. Firstly, some higher density housing, perhaps two bedroom units for older residents looking for entertainment aspects; or younger couples or persons working at Apple or HP who don't have children or just starting a family. It is located in the school district where Fremont and Cupertino High School are slated for an increase and expansion in the number of students they can support. It is a possible site where the applicant might want to consider not an over -burdening amount of housing, but some additional housing if it works and perhaps as an alternative to the office space. • Said he did not see a great difference between 60,000 and 100,000 and agreed with Com. Brophy that it gives a sense of place; however, as an alternative, you might want to consider some two bedroom condos that would work very well for people. • Said he agreed with the overall concept, but felt they need to think about the element more and see more detail as to how they are going to work together and how they work with the other projects in the area. We look forward to our next meeting in December. Steve Piasecki: • Noted for the record that Corns. Kaneda and Rose would review the meeting tapes, and if they have any questions, the applicant would receive those questions as well. OLD BUSINESS: None NEW BUSINESS: None REPORT OF THE PLANNING COMMISSION Environmental Review Committee: • Chair Miller reported that the topic of the meeting was the project discussed tonight, the key issues being traffic and air quality. Housing Commission: No report. Mayor's Monthly Meeting with Commissioners: Meeting was cancelled. Economic Development Committee: Meeting will be held next week. Report of the Director of Community Development: • Steve Piasecki corrected for the record that the community meeting with LeHigh, formerly Hansen Permanente Quarry, was attended by 150 persons, not 50. Adiournment: The meeting was adjourned to the next regular Planning Commission meeting. Respectfully Submitted: /s/Elizabeth Ellis Elizabeth Ellis, Recording Secretary Approved as presented. November 25, 2008 ACTION: MOTION: o The parking _ _sdy showed that the proposed develc ._ ent would require 156 parking spaces for daytime usage and 178 spaces for nighttime usa The applicant is proposing 179 parking spaces o "Tandem parking" will be provided by valet serv' ich is anticipated to increase the number of parking spaces by o The struction will be r LEED certified o Recyclin constr on materials o Green Build' ctices tion for a Mitieak%LNegative Declaration SECOND: eve Piasecki NOE • none )06rE: 5-0 1. Application No.: U-2008-01, ASA -2008-06 (EA -2008707), TM -2008-01, TR -2008-08 Applicant: Kevin Dare (500 Forbes, LLC) Location: North Side of Stevens Creek Blvd between Finch Ave & Tantau Ave Use Permit and Architectural and Site approval for a master plan of a mixed use development consisting of approximately 150,000 square feet of retail commercial, 100,000 square feet of office, a 150 room hotel, a 160 unit senior (age restricted) housing facility, 145,000 square foot athletic club, a four level parking garage and a 1.6 acre park/town square. (A project alternative consists of approximately 205,000 square feet of office and a 250 room hotel in place of the athletic club); and a Tree Removal request to remove approximately 94 trees in conjunction with a proposed master plan for a mixed-use development; and a Tentative Map to subdivide 3 parcels (approximately 18.7 acres) into 5 parcels for a proposed master plan for a mixed-use development ❑ Noise o Standard construction practices will be used to mitigate outside street noise (insulation, special windows, store entrances facing away from the street, etc) ❑ Geologic/Water ❑ Trees o No geologic/soils issues present o No surface or ground water contaminates o Zone B flood plane (100-500 year shallow flood area) o The Sanitary District will require improvements to the existing storm drain o Both construction options will have 94 trees removed to be replaced in conformance with the Tree Ordinance guidelines o The dead specimen Oak tree will be replaced by 2 specimen Oak trees o A further review will be done regarding the large Aleppo pine tree in the middle of the proposed development site to see if it is feasible to relocate it or have construction around it o The proposed development will have all new landscaping, including open spaces, shrubs and native plantings ❑ Air Quality o The air quality study predicts significant impacts ❑ Traffic o Mitigation _,_..rts will be in place to improve air quL_,_, , but are not expected to reduce the emissions to within tolerable limits o The design of the proposed development will encourage alternate transportation o Option A will have 1642 shared parking spaces, Option B will have 1947 shared parking spaces. This exceeds the requirement of the shared parking demand needs per the traffic and parking study o The proposed Sports/ Fitness Center will cap its membership, reducing the number parking spaces needed o Finch Road will be updated to include a round -about 0 1 VTA bus stop will be relocated o "Walkability" is encouraged by design to help reduce traffic o Option A will generate 13,750 daily trips, Option B will generate 10,700 daily trips o The only intersection impacted in the City is Vallco Parkway @ Wolfe Road. Mitigation efforts will reduce the impact to less than significant; the significantly impacted intersections are outside the City's jurisdiction. The developer is working with the other agencies to mitigate their concerns ❑ Additional Discussion o No archeological concerns o No wildlife concerns o No hazardous materials found o LEED certified ACTION: As this was a preliminary discussion of the proposed project, no action was taken. A recommendation will be made on this item at the December 4, 2008 meeting OLD BUSINESS None NEW BUSINESS It was decided that the Committee would change it's meeting dates to the 1St and 3rd Thursdays of each month and to change the start time of the meetings to 9:30 am, effective immediately. The next regularly scheduled meeting will be held on Thursday, November 6, 2008 at 9:30 in Conference Room C Respectfully submitted, /s/Beth Ebben Beth Ebben Administrative Clerk G/planning/erc/approvedminu tes 102208