The URL can be used to link to this page

U-2005-15bKEENAN ° BARITEAU / i / -1-1-1 ....... Cafabaras Place, Ctupertmo. •'!'Ivied Missivrt Stulement .a(,uinzaad .:ell n1 arfinn infill mister Flna nsvnrunry ofMai(shr>Fv, rrsidmtm( .,ad�vmmvms and fyutifir psr�{dnd tr+lnc4 rtifl crenrs a eibr.nr mtgd-eve dertinnncw rnrzfsly integ:atnl ixo the vigsa gneigtrbo red.. pmP'..l Toll Bntlues. lit rung unci- wil us "nal slwppiug ander, develupnund pogo, Keeruor Barueuk proposes to ndevelop the Heated Packard property al Stemma Creek Blvd and Finch Ave. 1'he propawd naw corrununty wd1 be a 25.5 are mixed -cess urbauinfW prop- with appmvmaely 369 - 401 new homes; a Mad shopping center of apprortmdely 115.600 sq. feel; a 3.5 m public park wth active and passive mei with 15 - 20% of the -denial units.1 aside as s ffardalile hotting. It will provide high glal for -sale and .115ordable housing opportunities iraegraled with eaathut am retail in a bve mixed4ae living and shopli nnvnonm<d. Eviataap Condlaonr: The tri die is Iaaaukst by I evenm (leek Blvd, Tia nu A...... (-240, and alis sof rine Taal, sides of Fifth Avenoe, Th. door me is ypcaul land along Steven Creek Blvd and three is a turet;ondly obsolete M.- tory cities building and pawed parking la or the tomer of Tmru. A and Val Pkwy, TI. aeirsti g bleddli and parking lot will W dam.lialsed ager ietaipl of full apptmals for the project. Adm dli and Coxm,ha The project is adjacent to a m jer shopping comer Vallee Fashion Park which includes the soen- "b,-op ea MMC himie Theaters. as wall a major employers IIP and Apple. Cal.brnas Phree will provide the opportunity fix waders ad residents la secure homes praxmlare to Ilii( work and ail" wanking d nance of romine shopping. Tun Brothers' proposal htthas Cupestino's ulnad goals of encouraging housing retail and other active uses along Severs Creel Blvd with good tmedor connections for Indemnities. outdoor duuug areas and public open spate. P.deatnan C nadepion has bean a enatial detarnunzm in thus waver I.I., streets ue designed w slew traffic and fat"are walks g, bite -p'_ i tonne" annug bike nines: and plazas, and parks ate strategically placed to encourage circda ical The prefect is also near a major bus temdmes and in on the main transit coaidm ran Cupertino with main VTA bus mules dire'! the Valley Fair real Center. azc�l o/+ APPROVAL atp{,ik[wisa k.:htlte Planning ZeOr.Ar.riss1;3r1 I o7 �P-le 3 i4) O.v 3It~.Ir t1NR Signaliure .us¢ 4llltnarer Hefw!grayNest,mraai l=mg mg comer will he a nerra led pawned• and ersnag d by k-eiri Ilad lean I I ix di IT b, susmmodac a highercnJ grrn:ery sa+rc, pham,acy, snit MnMsune as well a. smaller note space fm spaim ly millmbe and -Laurent, The coer will a ahompins, and dame deninalitm totaling 115.!10 ,quare 0feel of floor alta. Public walkway, will be geaerom u, width and accehyrhi with on- Ince pc and w L:r tbanres..A variety of small and mti ow areas and ,a-.. be dosigred for outdoor sci ting, taking advantage of the woodcriid Twat climate and cahancing the outdoor shopping cape n once. l\datdan pathways and links to the m mt +tdial buildings will provide easy ped,.. -lad Mende access, and tine Tanblit plat, will creat; .fil nodes and mtacting apo, for parols of the eeaer. ••Vee Nrxeung: The new rcsidemiai neirhhorlaad will cresta, of a0xhod, multi-fsoily am ho onium. and I + himne,.'.1llernial .1" pnrp res a udal lir 402 new Mmes. ofwhich 90 win he rerlel aparmreru reamed for qualified low, and ssrydow income Seatims. "Alternative D' Provosts a lural of 369 new evedanimure bones, of wl isdr 55 will be sold w rpuliGal muderute and median inseem, familie, t bolh:lternei the density nnges M. -a 19 d. a- unit 35 duaere amt wmnld aspund the supply of affordable homing is Cupertino ltd provide nmch Medal housing for SII o VaLL.y.Bah.1lhmativas would meet to City ofCuponino's Affmi Housing (kdineree, requiring a ml it- of 11-4 BNDI housing. Pmk'ng the ovaan nnvsrcr plan provides for ample retail and residential parking. In addition to the ample parking presided in the landscaped Aub Court. mer I15 naw public onsrren parting spaces vnuld be croaled along, Finch Ase. and Vellus Pkwy. IT.. cnmk+mini ams and Low.1 nus will hale Mn privale parking spaces fox each home, and provide additional p le guest Parking In a Iola] padinu rad. of 2.3 spaces per mol. Ynbh, F'mA: the mato plus imludcs a 3.5 -acts public park as well as smaller plass and open spat. duo.0-1 The 3.5 -acre public part will umwn a large op- area idea] for sti,e uses such as rri,bee orjrmior league sourer II....s well as a muse passive area with a chem' orchard, nose oai and outdoor seating, the private open spaces iazludc all doe cab, ,eating along the shopping arse,, plazas nirh future., it . community, ecnrr aM swimming pool fm resira ft of Calaba... 11 se. L)"'gn: -Ihia ii, a snarl growth pnpeu,al that ha. large public open xr a fill all 11,Ijoy,.uro-ded by multi-fa®ly residential dc.alemnem, with sms.g ries be the residential and oil podiums of the project. Cohmive design is er ephasi,ed through due use of high quality ma vrisle. Bhatti Call poems amt siredalion em reeuoms. gree approval, hive been secured fm the proposed Ltd es the d<velopman team will begin the Architectural ])e.g. protea,. The residential and reuit building, woo feature a modem and aophi tl design slut. ineorponating tradition -,,rids -h as bdck and uonc. tvodd-.1., ladscaN and gnpluc &,iga firms haat hem engaged m ensure that the pedestrian atone . terail sigal and tnnd,copiag details an complement and enhance Ili, all architectural designs. KEENAN° BARITF.AU + ..- Ar<Wtectural dements and ,torefranh subject be futw, archltectural changes haled on tenant requireanents. The site plan has been reviewed to evaluate the issue raised by Larry Cannon on which storefronts could be sublect m future archilechnnl dirge; based on 7mantrxaaimmenee for their irdMldual store image or internal design and cusmmer flow. I- The smrehonts could all be sublet to ninmmndiFcator a inchuding door lotatio el type vF91ai pattern cr mansal. a Awning cobrs cold rhargetxsed on is Terentraryest I- The ai l faade paint color mild aka be subject m change bleed an Taunt demand for a color more in keeping with the r corporate look or image Most of the above changes will oot he subeasnbve and herr¢ rrirnr in Mer m,{act un rhe look of he cents. r The erdry feature building mull also be suhyect to lunge a- we tore the mental graphic mnsulhnt on board who may propose physical changes m the design so betulr accomrhadaee the all pognsm and identity image he will r - --r dbrtheo Isar and de devebprent This work mill primui fy take Plane after Me Council approval and priortic the architstual review paces wred, will follow. The roost significant facade changes could occur during Ms same tine period after specific mnam s such as the grocery and bod¢mre are secured and we recrive their input on where Mey want their pinery entries and elite, they identify Meir signing needs and 9- us apeofic input on otheraspecs of design. This process will sttertafter me receive general Couuci atymral on the plan hopefully vdth in Mp al e apschedule we an now on. It n doubtful that wholesale changes of the facades as presented will occur but fleacita ty must be allowed for by the City in to final endtoment d exam ent r In sunmary, the major sire spate are most himly be have some changes in the future onus the Taunts are secured. All of dams danga, d needed, wd be brought be& w the City far Meir -eat and approval at the staff level. SHEET INDEX 0.0 COVER SHEET 0.1 DRAWING INDEX AND PROJECT OVERVIEW MPI MASTER PLAN ALTERNATIVE A MP2 MASTER PLAN ALTERNATIVE B MP3 STEVENS CREEK STREETSCAPE MP3.0 STEVENS CREEK STREETSCAPE W/ LANDSCAPING MP4 CIRCULATION PLAN MP5 SITE DATA AO.1 RETAIL PERSPECTIVES AO.2 RETAIL PERSPECTIVES AO.3 RETAIL STREETSCAPE Al RETAIL MASTER SITE PLAN A2 FLOOR PLAN - BUILDING A A3 EXTERIOR ELEVATIONS - BUILDING A A4 FLOOR PLAN & ELEVATIONS BUILDING B AS FLOOR PLAN & ELEVATIONS BUILDING C A6 FLOOR PLAN & ELEVATIONS BUILDING E A7 FLOOR PLAN & ELEVATIONS BUILDING D & F ARO EAST TERRACE PERSPECTIVE AR1 GARAGE & BUILDING PLAN -EAST TERRACE AR2 GARAGE & BUILDING PLAN- WEST TERRACE AR3 ELEVATIONS - EAST TERRACE AR4 ELEVATIONS - WEST TERRACE AR5 ELEVATIONS - THE VILLAS AR6 ENLARGED ELEVATIONS & SECTIONS AR7 SITE SECTIONS AR8 SITE SECTIONS AR9 SITE SECTIONS AR10 SITE SECTIONS L1 MASTER LANDSCAPE L2 COMMERCIAL L3 RESIDENTIAL SECTIONS L4 COMMERCIAL SECTIONS L5 EAST TERRACE L6 SITE FURNITURE CO.1 TITLE SHEET CIA EXISTING CONDITIONS C1.2 EXISTING CONDITIONS C1.3 EXISTING CONDITIONS C2.1 SITE PLAN C2.2 SITE PLAN C2.3 SITE PLAN C3.1 PRELIMINARY GRADING PLAN C3.2 PRELIMINART GRADING PLAN C3.3 PRELIMINARY GRADING PLAN C3.4 SITE SECTIONS C3.5 SITE SECTIONS C3.6 SITE SECTIONS C4.1 PRELIMINARY UTILITY PLAN C4.2 PRELIMINARY UTILITY PLAN C4.3 PRELIMINARY UTILITY PLAN LOCATION MAP x'Sh3 [i csa Cie-- �85;_�. G3aa td O ao .. -L'n Agnew Los Altos Mountain View. `1nharE�pY a -.. sa Los Anon -:I ltsi 40Fes�"a m .: 3t Cuesta Dr 'cf 'Sunnpale Lawreace Is Is 44.9 I vet - - Bas, Nce's, 3 „•- sip°°� E�I Cammo slat i J Leypla Came. _ or Ayala $ e.oaa' aPsd Newhall sIW go.? ,,a -- Pameddge Ave' +ay `• R m womaN�aaCupertino . StevamCreeaaNd 'Burbank `s = wau.ms res ; SLe•rgns Cam I, an hasp• -•Rd WHanid"i Ave w _ kava a Blue Ails a Campbell tear `!ev=rs e.ntr 4lis ea y psi° P Champaqn a Fsuntam � e �a .S...a r•a•.. v'ar• �Ca.e � g Nefrlman Ave .San Nl Haci,,daA a Tomac f e,. Saratoga Kn°nne'o' o O P-' 9 Cambrian Village Jurtticn t%pL a: Sann9s f6 Masora Cambrian PaM gpn Areas BRF ■ GUZZARDO C A L A B A Z A S PLACE `Toll `BC -- 0.1 ■� u rothers KEENAN•BARITEAU PARTNERSHIP INC. AmeneasLa aryNameBu,,di C U P E R T I N O, C A L I F O R N I A [�Irwr�l/ra� Loodscmpe Arehitecte-Lund Planner. ..xr" �^ •^" nag 11nssoeas, sane rex 700 Emerson Street .......... ........... 12 . 14 . OS 901 naa.'P4'k[Mhe. Sae ton 636 laentgani Streetstree, CA's., Palo Alto, CA 94391 ......•. ... . .. ..... ... sen- CA.13+ San Fr Cia t CA 94133 VAN 71111UAG, BANVAfrO sir 80D6B9aaGH,_ AIA us .. owe. etB.44y.9+m T4154J34672 .acxrracry ae rt...... uaa.x...... M i x e d- U s e C o m m u n i t y ....•.•. ,•... .. .. ... ....... 1-4p1619as F 415 433 5003 r4 yd � i. L yddrS CITY OF LUPE TING May 17, 2006 Keith Murphy 10159 East Estates Dr. Cupertino, CA 95014 City Hall, 10300 Torre Avenue Cupertino, CA 95014-3255 Telephone: (408).777-3223 FAX: (408) 777-3366 OFFICE OF THE CITY CLERK Re: Petition for Reconsideration of approval of Toll Brothers project, U-2005-15, TM -2005- 04, and EA -2005-17 Dear Mr. Murphy: At its. May 16, 2006 meeting, the Cupertino City Council voted to deny the petition and adopt Resolution No. 06-098. Please call our office if you have any questions. The decision by the City Council above described is final effective May 16, 2006. The time within which judicial review must .be sought is governed by §1096.6 of the California Code of Civil Procedure which is 90 days following the above effective date. Sincerely, Grace Schmidt Deputy City Clerk Encl. Resolution No. 06-098 cc: Community Development 'Poll Brothers Attn. Jo Price 2560 N. First St., Ste. 102 San Jose, CA 95131 Toll Brothers Attn. Rick Nelson, Vice President 100 Park Pl., Ste. 140 San Ramon, CA 94583 Printed on Recycled Paper RESOLUTION NO. 06-098 A RESOLUTION OF THE CITY COUNCIL OF TIF3[IE CITY OF CUPERTIINO DENTING THE PETITIONS OF KEITH Ea MURPHY FOR RECONSIDERATION OF ITS APPROVAL OF THE TOLL BROS. APPLICATION NO. U-2005-159 USE PERMIT FOR THE CONSTRUCTION OF A MIXED USE DEVELOPMENT CONSISTING OF APPROXIMATELY 1159600 SQUARE FEET OF COMMERCIAL SHOPPING CENTER9 UP TO 380 RESIDENTIAL UNITS AND A 3.5 ACRE CONTIGUOUS PUBLIC PARK TO BE LOCATED ON STEVENS CREEK BLVD. AT FINCH, IN CUP]ERTIN®9 APPLICATION NO. TM -2005-04, A TENTATIVE MAPS ANIS APPLICATION NO. EA —2005-17 A MITIGATED NEGATIVE DECLARATION Whereas, Toll Bros. applied for a Use Permit, Application No. U-2005-15, for the construction of a mixed-use development consisting of approximately 115,600 square feet of commercial shopping center, up to 380 residential units and a 3.5 -acre contiguous public park to be located on Stevens Creek Blvd. at Finch, in Cupertino, a tentative map, Application No. TM -2005-04, and, a mitigated negative declaration, application no. EA - 2005 -17; and Whereas, the applications were approved by the City Council at a regularly scheduled meeting on March 21, 2006 after hearing testimony; and Whereas, Keith E. Murphy petitioned the City Council for reconsideration of its decision under the provisions of section 2.08.096 of the City's ordinance code; and Whereas, the City Council has considered all relevant evidence presented by the parties at all hearings, including evidence presented at the May 16, 2006, reconsideration hearing. NOW, THEREFORE, IT IS HEREBY RESOLVED AS FOLLOWS: 1. The petitioner's Reconsideration Petition is defective in that it does not offer proof of facts as required by Municipal Code section 2.08.096. 2. The petitioner has made no offer of new relevant evidence that, in the exercise of reasonable diligence, could not have been produced at any earlier city hearing. (See Municipal Code § 2.08.096B(1).) 3. . The City Council did not exclude any evidence presented by the petitioner at any prior city hearing. (See Municipal Code § 2.08.096B(2).) 4. The City Council has proceeded entirely within its jurisdiction regarding the application for a use permit, tentative map and negative declaration. (See Municipal Code § 2.08.096B(3).) Resolution No. 06-098 5. The petitioner has failed to present any evidence that the City Council failed to provide a fair hearing. (See Municipal Code § 2.08.096B(4).) 6. The petitioner has failed to demonstrate that the City Council abused its discretion. regarding the application for a use permit. (See Municipal Code § 2.08.0968(5).) Specifically, the City Council determines that: a. The City Council proceeded in a manner required by law. b. The City Council's decision is supported by findings of fact. c. The findings of fact related to the City Council's decision were supported by substantial evidence in the record of proceedings. 7. The specific allegations contained in the petition for reconsideration are refuted by specific City Council findings, which are attached to this resolution and incorporated herein. 8. The petitioner's Petition for Reconsideration of the City Council's determination of March 21, 2006 is DENIED PASSED AND ADOPTED at a regular meeting of the City Council of the City of Cupertino this 16th day of May 2006, by the following vote: Vote Members of the City Council AYES: Lowenthal, Wang, Kwok, Sandoval NOES: None ABSENT: Mahoney ABSTAIN: None ATTEST /s/Kimberly Smith City Clerk APPROVED: /s/Richard Lowenthal Mayor, City of Cupertino 2 Resolution No. 06-098 IIl Pursuant to Cupertino Municipal Code section 19.124.070 a conditional use permit may be granted where the decision maker makes the following findings: 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; 2) The proposed use will be located and conducted: in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of this title. In granting the use permit application U-2005-15 (Toll Bros.), the City Council finds: a. that the use was in accord with the Cupertino General Plan Land Use Map; and, b. that the use of the subject property will not be detrimental to the public health, safety, general welfare, or convenience. Municipal Code section 2.08.096 states: "A petition for reconsideration shall specify, in detail, each and every ground for reconsideration. Failure of a petition to,specify any particular ground or grounds for consideration, precludes that particular omitted ground or grounds from being raised or litigated in a subsequent judicial proceeding. The grounds for reconsideration are limited to the following: 1. An offer of new relevant evidence which, in the exercise of reasonable diligence, could not have been produced at any earlier city hearing. 2. An offer of relevant evidence which was improperly excluded at any prior city hearing. 3. Proof of facts which demonstrate that the City Council proceeded without, or in excess of its jurisdiction. 4. Proof of facts which demonstrate that the City Council failed to provide a fair hearing. 5. Proof of facts which demonstrate that the City the City Council abused its discretion by: a. Not proceeding in a manner required by law; and/or b. Rendering a decision which was not supported by findings of fact; and/or c. Rendering a decision in which the findings of fact were not supported by the evidence." A petition for reconsideration of Toll Brothers' ;Application No. U-2005-15, use permit for the construction of a mixed use development consisting of approximately 115,600 square feet of commercial shopping center, up to 3 80 residential units and a 3.5 acre contiguous public park to be located on Stevens Creek Blvd. at Finch, in Cupertino, Application No. TM -2005-04, a tentative map and Application No. EA —2005-17, a mitigated negative declaration, was submitted by Keith E. Murphy on March 31, 2006. FINDINGS Mr. Murphy's Petition for Reconsideration fails to specify the grounds for reconsideration as required by Municipal, Code section 2.08.096. Mr. Murphy's Resolution No. 06-098 somewhat disjointed 49 page petition (including exhibits) appears to make the following assertions: 1. The project is violative of the City General Plan policies 6-20 and 6-21 [Now 6-46 and 6-47] because it is in a floodplain. 2. The City Council should have requested an Environmental Impact Study rather than a Mitigated Negative Declaration. 3. Councilman Orrin Mahoney should recuse himself because of the appearance of a potential conflict of interest. Regarding these assertions by Mr. Murphy, the City snakes the following findings: 1. The.Petition incorrectly states that the Project Site is located within the 100 -year floodplain. Itis not. The Expanded Initial Study evaluated the Project Site's location in relation to the 100 -year floodplain and determined that the Project Site is not located in a 100 -year flood hazard area and therefore; would not place housing or structures within a 100 -year flood area. Toll Brothers/Calabazas Project Expanded Initial Study (Initial Study), December 2005, P. 80. According to the Federal Emergency Management Agency's (FEMA) Flood Insurance Rate Map, the entire project site is located within Zone B, which is defined as an area between limits of the 100 -year flood and 500 -year flood; or certain areas subject to 100 -year flooding with average depths of less than one (1) foot or where the contributing drainage area is less than one square mile; or areas protected by levees from the base flood. Initial Study, P. 76. Thus, the project site is not located in the 100 -year flood plain and no new residential construction will occur within the 100 -year flood plain. Moreover, FEMA approval is not required for the Project because the project site is not within the 100 -year floodplain and the Project does not require a Letter of Map Revision (LOMR). Further, there are nosignificant flooding impacts identified in the Initial Study, and the Project is consistent with the Cupertino General Plan Flood Lazard policies. Calabazas Creek, itself, is identified as being located within Zone A, which is defined as an area of 100 -year flood. The portion of Calabazas Creek located underneath the project site is contained in culverts. The portion of Calabazas Creek adjacent to the project (not on the site) is contained within the channel. The Project does not involve alterations to the creek or the culvert. Initial Study, P. 76. 2. The Mitigated Negative Declaration that the City adopted for the Project is adequate and satisfies all requirements in accordance with the California Environmental Quality Act (CEQA) (Pub. Resources Code, §§ 21000 et seq.; 14 Cal. Code Regs. §§ 15000 et seq.) for the reasons discussed elow. FAI Resolution No. 06-095 The City addressed all of the comments received on the Calabazas Place Project Initial Study/Mitigated Negative Declaration. The SCVWD, Santa Clara Valley Transportation Agency, the Santa Clara County Roads and Airport Department, and the Fremont Union High School District submitted comments on the Initial Study. The City addressed each of these comment letters prior to the City Council's actions on the Project, and the comments and responses were included in the administrative record and the agenda packets provided to the City Council. All of the responses to comments confirmed that the Initial Study and Mitigated Negative Declaration adequately -addressed the Project's significant environmental impacts. None of these comments identified any new significant environmental impacts. Based upon the Initial Study, Mitigated Negative Declaration and the entire record before the City Council, no significant unavoidable impacts were identified warranting preparation of an EIR. All Project impacts were determined to be less -than - significant or potentially significant unless mitigated to a less -than -significant level through the incorporation of the mitigation measures identified in the Initial Study and Mitigated Negative Declaration. No information or evidence was submitted during the Initial Study comment period indicating that the Project would result in significant unavoidable environmental impacts. The Petition for Reconsideration does not identify the existence of any facts, reasonable assumptions predicated upon facts or expert opinion supported by facts in the record indicating that the Project would result in significant impacts that have not been mitigated to a less -than -significant level. All of the mitigation measures included in the Initial Study and Mitigated Negative Declaration fully mitigate the significant environmental impacts to a less -than - significant level. The conditions incorporated into the Project approvals in response to comments raised by the public, the Planning Commission and the City Council are in furtherance of the mitigation measures included in the Mitigated Negative Declaration. The mitigation measures included in the Mitigated Negative Declaration were determined through the Initial Study process to be effective in reducing potentially significant effects to a less -than -significant level. No evidence was submitted to the contrary. All identified specific environmental effects were mitigated to a less -than -significant level. No additional significant impacts have been identified by the Petitioner. The conditions, mitigation measures and changes incorporated into the Project approvals mitigate or avoid potential significant effects identified in the Initial Study and Mitigated Negative Declaration, and will not, themselves, cause any potentially significant effects on the environment. For these reasons, recirculation. of the Mitigated Negative Declaration and preparation of an EIR are not warranted. 3. Councilman Orrin Mahoney has fully and publicly disclosed any potential conflict of interest regarding his association with Hewlitt Packard Corporation. The City Attorney found no financial conflict of interest, but to dispel any "appearance of conflict" an 5 Resolution No. 06-090 informal determination was requested from the Fair Political Practices Commission. The Fair Political Practices Commission concluded, "Mr. Mahoney may participate in such decisions if no additional facts establish a reasonably foreseeable material financial effect on his economic interest(s)." (Fair Political Practices Commission File No. 1-06-006, Pg. 1) CONCLUSION The petition for reconsideration did not comply with Municipal Code Section 2.00.096 in that the petition did not meet the requirements by offering any of the following:. 1. An offer of new relevant evidence which, in the exercise of reasonable diligence, could not have been produced at any earlier city hearing. 2. An offer of relevant evidence which was improperly excluded at any prior city hearing. 3. Proof of facts which demonstrate that the City Council proceeded without, or in - excess of its jurisdiction. 4. Proof of facts which demonstrate that the City Council failed to provide a fair hearing. 5. Proof of facts which demonstrate that the City the City Council abused its discretion by: a. Not proceeding in a mannerrequired by law; and/or b. Rendering a decision which was not supported by findings of fact; and/or c. Rendering a decision in which the findings of fact were not supported by the evidence." In addition the Council finds: 1. The project is not violative of the City General Plan policies 6-20 and 6-21 [Now 6-46 and 6-47]. 2. An Environmental Impact Report for the project is not required. A Mitigated Negative Declaration is adequate 3. Councilman Orrin Mahoney does not have a financial conflict of interest. In reviewing the Petitions filed by Keith E. Murphy to reconsider the Council's decision to grant the Toll Eros. applications as noted in detail above, the City Council finds that there is no relevant evidence or proof of facts that support any of the grounds for reconsideration as required by Cupertino Municipal Code Section 2.00.096 B. 1-5. G March 23, 2006 Kelly Snider Toll Brothers 2560 N. First Street, #102 San Jose, CA 95131 City Ball 10300 Torre Avenue Cupertino; CA 95014-3255 Telephone: (408) 777-3223 FAX: (408) 777-3366. OFFICE OF THE CITY CLERK Consider Application Nos. U-2005-;15, EXC-2005-18, TM -2005-04, Z=2005-04 (EA - 2005 -17), Kelly Snider (Toll :Brothers), Stevens Creek Blvd. at Finch Avenue, APN Nos. 316-20-074, 316-20-078, 316-20-079, 316-20-085. (Continued from February 7): a) Mitigated Negative Declaration b) Use Permit for a mixcd-use development consisting of approximately 115,600 square feet of commercial shopping center, up to 380 residential units and a 3.5 - acre contiguous public park C) Exceptions from the. Heart of the City plan to allow for an average 35 -foot front setback _(minimum 30 feet) along Stevens Creek Boulevard for the commercial shopping center d) Tentative Map to subdivide 4 parcels (approximately 26 -acres) into 6 parcels for a residential and commercial development consisting of approximately 115,600 square feet of retail shopping center, up to 380residential units and a 3.5 -acre contiguous public park e) Rezoning to alloy for a commercial and residential development consisting of approximately 115,600 square feet of commercial shopping center, up to 380 residential units and a 3.5 -acre contiguous public park Conduct the second reading of Ordinance No. 1977: "An Ordinance of the City Council of the City of Cupertino Rezoning of an 32 Gross Acre Parcel From Planned Industrial Zone, P(IMP), to Planned Residential :and Commercial, P(Res, Com), and Public Park, Pk, Located at North of 'Stevens Creek Boulevard and South of 1-280 Between Tantau Avenue and Finch. Avenue." FIrn-ee or. .RscvCfacd P„ippr U-2005-15,EXC-2005-18,TM-2005-04 Page 2 March 23,� 2006 Z-2005-04, EA -2005-17 Dear Ms. Snider: At its March 21, 2006 ineeting, the Cupertino City Council made the following action: 9 Adopted a Mitigated Negative Declaration 0 Approved Exceptions from the Heart of the City to allow for an average of 35 -feet setback and a mimmum. of 30 -feet along Stevens Creek Blvd. ® Approved a Tentative Map for 115,600 square feet of commercial shopping -center with 380 residential units and a 3.5 -acre contiguous rectangular park Approved rezoning for 115,600 square feet of commercial shopping center with 38;0 80 residential units and a 3.5 -acre contiguous rectangular park Approved a Use Permit for 115,600 square feet of commercial shopping center with 380 residential units and a 3.5 -acre contiguous rectangular park Use Permit Conditions are as follows: SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits titled: "Calabazas Place: Cupertino, California, Mixed -Use Community" dated December 14, 2005, consisting of 54 sheets labeled 0.0, 0.1, MP1 — MP3, MP 3.0, MP4, MP5, AO.1 —A0.2, Colored Streetscape, Al — A9 (A-4 not labeled), ARO — 10, LI — L6, COJ, C01.1 — 1.3, C2.1 — 2.3 , C3.1 — 3.6, C4.1— C4.3, T-1, except as may be amended by the Conditions contained in this Resolutionandthe plan set submitted to the Council on March 21, 2006 dated March 15, 2006, titled: "Calabazas Place: Cupertino, California, Mixed -Use CommunitV', consisting of 12 sheets labeled 0.0, Al, ARI — AR.5, LI, L2, C2A — C2.3. 2. DEVELOPMENT APPROVAL Approval is granted for the demolition of an existing approximately 150,000 sq. ft.. office building and the constructionof a mixed-use development consisting of approximately 115,600 sq. ft. of commercial uses, 380 residential units and 3.5- acre contiguous improved park. 3. PROJECT AMENDMENTS The Planning Commission shall review amendments to the project, considered major by the Director of Community Development. 4. BELOW MARKET -RATE HOUSING.PROGRAM The applicant shall participate in the City "s, Below Market Rate {BMR) Housing Program by dedicating 80 low income senior apaitinerits. The applicant shall. record a covenant that shall be subject to review and approval, by the City Attorney, to be reviewed. and approved by the City Attorney prior to final map approval. U-2005-15, EXC-2005-18, TM -2005-04 Page 3 March 23, 2006 Z-2005-04, EA -2005-17 5. ARCHITECTURAL AND SITEDESIGN The project shall be required to obtain an Architectural and Site approval by the City Council prior to issuance of building permits. The applicant shall address the following issues: General High quality materials and exceptional architectural detailing shall be. used throughout the project.. > Architectural style and materials between the residential and commercial must relate and be compatible. Commercial Use warmer materials and colors on the commercial shopping center More interior parking lot shading trees should be provided in the parking court and along the shops. Detail design guidelines shall be developed to ensure that future tenants, will adhere. Provide a stronger distinct architectural expression for the retail center. > The tenant space at the terminus of the entry drive must provide a stronger architectural feature since it is a focal point ofthe :center. > Develop stronger pedestrian amenities (i.e., canopies, trellises, outdoor seating areas, plazas, special paving materials, seats, lights and fountains). Stronger screen buffers (landscaping & screen walls) should be considered to help screen the loading areas of the shopping center along Vallco Parkway and to ensure that no walls are exposed to graffiti tagging. Residential Stronger projecting elevations along major streets (Stevens Creek & Tantau) > Add metal cornices and wall cap elements that relate to the retail center. > Provide higher quality and better -delineated pedestrian scale entries from they street. > Consider comer balconies to improve the visual transition at the building comers. > There needs to be a cohesive architectural concept that all of the residential complexes draw from. > The senior apartmentbuilding shall be redesigned for better sound attenuation from the highway noise. 6. PARKING '. Pat -lying Garage E7?t7-y Width The width of the parking garage 'entry .,shall be no larger than 20 feet inkeeping with the Heart of the City Specific Plan. Garage ramps shall comply with building code and fire code requirements. 7. OPEN SPACE The project shall comply with the Heart of the City Specific Plan for private and common open space requirements for commercial and residential projects. U-2005-15, EXC-2005-18, TM -2005-04 Page 4 March 23, 2006 Z-2005-04, EA -2005-17 8. BUILDING PERMIT APPROVAL The Director of Community Developnrient shall review the final building permits for full conformance with this approval and the design approval prior to issuance of building permits. 9. CONSTRUCTION MANAGEMENT (PLAN A construction management and parking plan shall be prepared by the applicant and approved by staff prior to issuance of building permits. Staging of construction equipment shall not occur within 250 feet of any existing residential property. Said plan shall provide provisions for the following; Construction Vehicle Access and Routing. Construction Equipment Staging Area. Dust Control (Best Managenriont Practices). 10. LANDSCAPING AND TREES ES PRES1ERVATION All recommendations in the report by Barrie D. Coates and Associates dated July 2>1, 2,005 and October 30, 2005 shall be followed based on the replacement and retention of trees unless otherwise indicated by the City Council. The City Arborist shall review the detailed site and landscaping plan prior to the Architectural and Site approval for additional recommendations and conditions. Protection Plan As part of the building pem-lit drawings, a tree protection plan .shall be prepared by a landscape architect or certified arborist for the trees specified to be preserved on the site. The tree protection shall be inspected and approved by the landscape architect prior to beginning construction. The dead Valley Oak Tree located at the northeasterly corner of Stevens Creek Blvd. and Finch Ave. must be replaced by a field grown oak to be planted at the northwesterly corner of the Stevens Creek Blvd. and Finch Ave. in front of the proposed park. Tree Protection Bond A $130,000 tree bond shall ;be provided by the applicant prior to issuance of the first building permit to ensure protection of existing trees on the site during construction,. The bond shall be returned after oceupahcy permit is issued upon provision of a report by a landscape architect or certified arborist indicating that the trees are in good condition. 11. IMPROVEMENT AND MAIN T NA1'd'ClE DISTRICT The applicant shall create an Improvement and Maintenance District to maintain the public street frontages (including parking, lighting, landscaping and street maintenance alonry Finch Ave. and Vallco Parkway fi-on Tantau Ave. to the West Terrace Condominiums) and the park area (estimated to equal 50% of the approved park area) that principally benefits the project. Said district shall be part of the Covenant Codes and Restrictions of the project and shall be reviewed and approved by the City Attorney prior to approval of the final maps. U-2005-15, EXC-2005-18, TM -2005-04 Page 5 March 23, 2006 Z-2005-04, EA -2005-17 12. MINIMUM COMMERCIAL BUILDING. SETBACK The commercial buildings along Stevens Creek Blvd. shall be setback at an average ,of 35 feet (no less than 30 feet at any given point)'rneasured from the curb. 13. CREEK TRAIL ITNIfRDVIEMIENTS The applicant shall contribute $140,000 to the improvements of a trail connection along the east side of Calabazas Creek from Vallco Parkway to I-280. This contribution shall be used by the City to ,administer a creek trail plan, to coordinate the necessary revisions to the General Plan (and/or other related specific plans) and the necessary approvals and improvements, 14. P_A:RK IMPROVEMENTS A 3.5 acre contiguous rectangular fully improved park shall be dedicated to the City. The final park plan and design shall be reviewed by the Parks. and Recreation Conunission and the Planning Commission prior to City Council's consideration of the Architectural and Site Approval. 15. PED ESTRIAN. AI B SIRE AILIK IMJI ROV EMENTS A new pedestrian sidewalk along the west side of Tantau Avenue (through the overpass north of Hwy. 280 to the first driveway on the west side of Tantau Avenue) shall be constructed prior to the final occupancy of the project. Appropriate permits and approvals shall be obtained from the California Department of Transportation prior to the final approval of the improvement plans. 16. PUBLIC ART/GATEWAY FEAT, UIRIES The applicant shall set aside .25% (up to 100,000) of the total construction valuation for on-site art as per General Plan Policy 2-63. The applicant shalldevelop a public art and gateway feature plan for the project. The plan shall be reviewed by the; Fire Arts Commission prior to the City Council's consideration of the Architectural and Site Approval 17. SECURITY PLAN FOR PARKING Q RAGIE A security plan for the parking garages shall be prepared by the applicant and approved by the Sheriff s Department prior to final occupancy. 18. RESTAURANT ODOR ABATEMENT All restaurants shall install odor a. aterment system to reduce the odor iinpact from the restaurants to the adjacent community. Detailed plans shall be reviewed and approved by the Community Development. Director prior to issuance of building permits. 19. SANTA CEA..RA VALLEY VAT'E , DISTRICT A Fetter of clearance for the project shall be obtained from the Santa Clara Valley Water District prior to issuance of building permits. The developer shall demonstrate that the anticipated structural loads from the commercial buildings along Finch Avenue will not impact the underground culvert. U-2005-15, EXC-2005-18, TM -2005-04 Page 6 March 23, 2006 Z-2005-04, EA -2005-17 20. SANITARY DISTRICT A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to issuance of building permits. 21. ULTILITY EASEMENTS Written approval from the agencies with easements on the property (including PG&E, PacBell and California Water Company, and/or equivalent agencies) will be required as a condition of approval prior to issuance of building.permits. 22. BUILDING MATERIAL.RECYCLING All existing structures on the site shall be removed prior to or concurrently with project construction. The existing building- and site materials shall be recycled, to the maximum extent possible subject to the review by the Building, Official. The developer shall assume the responsibility to obtain all required demolition permits, in accordance with the City Ordinance. 231. FIRE DEPARTMENT A letter of clearance for the project shall be obtained frorn, the Santa Clara Fire Department prior to issuance of building permits. 24. Appropriate permits and approvals shall be obtained from Caltrans prior to final approval of . the improvement plans relating to the new sidewalk 'along the west side of Tantau Avenue. 25. COVENANT OF RECIPROCAL INCIZESSIEGRES.S. EASEMENT The applicant shall record a. deed restriction for necessary reciprocal ingress and egress casement 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 propertiesto the cast, to be implemented at such time that the. City can require the same of adjacbrit property owners. The casement language shall be reviewed and approved by the City Attorney. The covenant of casement shall be recorded prior to final map approval. 26. PUBLIC PEDESTRIAN EASEMENT Public pedestrian easements over the sidewalk areas (portion on private property) and through the interior pedestrian paths, courtyards and plazas shall be prepared by the developer, approved by the City Attorney and recorded against the subject property prior to final map approval. 27. COVENANTS, CONDITION -SAND RESTRICTIONS (CC&R's) The project CC&R's shall be reviewedand approved by the City Attorney prior to final map approval. U-2005-15, EXC-2005-18, TM -2005-04 Page 7 March 23, 2006 Z-2005-04, EA -2005-11 28. SCREENING All mechanical and other equipment on the building or on the site shall be screened so as not to be visible. Screening material shall match building features and materials. The location of equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 29. MITIGATION MONITORINGROGRAM The project shall adhere to all of the mitigation measures identified by the Environment Review Committee (November 16, 2005.and December 14, 2005) and mitigation monitory program, prepared by David Powers and Associates, dated January 2006.. 30. WEST TERRACE COMMERCIAL SPACE The approximately 3,300 square foot commercial space located in the West Terrace project at the comer of Vallco Parkway and Finch Avennio shall be designed and used as a small restaurant or a caf6 orsimilar food service use to the maximum extent possible. In the even that food service use, is not feasible, then commercial retail uses are permitted (excluding personal service uses) as determined, by the Director of Community Development. The tenant improvements shall include a kitchen restroom facility available for the patrons and. an outdoor seating area. The .kitchen exhaust system shall include an order filtering systpr,n. The applicant shall record a covenant on the West Terrace parcel informing allprospective owners of the use limitations on this portion of the site. The covenant language shall be submitted to. the City for review and approval and shall be recorded prior to the, issuance of building permits. 31. PARKING AND SITE PLAN The final site and parking,.plan shall be reviewed by the City Arborist and approved by the Director of Community Development prior to the Architectural and Site Approval. 32. JOINT USE AGREEMENT The applicant shall record the appropriate joint use, agreement for the projects) so that all of the residents (including the senior apartment residents) can use the common open spaces and the corm-nunity facilities. The agreement shall be submitted to the City for review and approval and shall be recorded prior to the issuance of the building permits. 33.1 PUBLIC,PEDISTRIAN ACCESS EASEMENT The applicant shall record a covenant on the property for a public pedestrian access easement to allow public access to the; common open space (triangular park) in the middle of the Villa project and along, the frontages of the West Terrace project and/or any other similar public open space as, determined. by the Director of Community Development. The covenant language shall be submitted to the City for review and approval and shall be recorded prior to the issuance of building Permits. U-2005-15, E3sC-2005-18, T1\4-2005-04 Page 8 March 23, 2006 Z-2005-04, EA -2005-17 34. SYCAMORE TREE (#174) The Sycan-iore tree #174 shall be replaced by 3 to 4 large field grown Oak trees placed at, publicly visible locations to the satisfaction of the Director of Community. A letter from the City Consulting Arborist shall be provided after the replacement trees have been. planted confirming that the trees are in good health to survive. . 35. ALEPPO TREE (#113) The Aleppo Pine (#113) shall be preserved as per the City Consulting Arborist's recommendations in a supplemental arborist report dated March 16, 2006. The revised landscaping plans shall consider protection measures of this tree and the building footprints shall be adjusted accordingly to provide sufficient clearance from the tree's root system. Specific preservation measures shall be provided by the City Consulting Arborist prior to the Architectural and Site Approval. 36. GREEN BUILDING, DESIGNAND PRACTICE The project shall implement gteenbuilding design and practice to the maximum extent possible. At least 50% of the existing building material shall be recycled.! In addition, excess construction building material shall be recycled to the maximum extent possible as well. The applicant shall work with City staff and consultants "todevelop agreen building program for the project to be reviewed and approved by the. Council at the Architectural and Site review. 36. SENIOR APARTMENTS The construction of a low income senior apartment complex shall be recorded on the project's Covenants, Conditions and Restrictions. The covenant shall be submitted to the City for review and approval and recorded prior to issuance of building permits. 37. DISCLOSURE CLAUSE TO THE FUTURE PROPERTY OWNERS The applicant/developer shall inform the future owners through the Covenants, Conditions and Restrictions (CC&R's) of the surrounding projects (including but not limited to, Menlo Equities Project, Rose Bowl C' Project; Commercial Shopping 01 City Park, Com . r Center and potential future creek trail. The CC&R's language shall be reviewed and approved by the City prior to issuance of building permits. 38. SENIOR SHUTTLE FUNDING The applicant shall contribute funding to the City, estimated to equal the market value of a new 12 passenger shuttle bus, prior to issuance of building pen -nit. This contribution shall be used by the City to administer a senior shuttle program, to coordinate shuttle services or to purchase shuttle buses. The City also can use this contribution on other similar prop I i-arns or causes at the discretion of the City Council. U-2005-15, EXC-2005-18, TM -2005-04 Page 9 March 23, 2006 7-2005-04, EA -2005-17 39. ECO PASSES The applicant shall record a covenant on the properties to implement an alternative transportation incentive program (including but not limited to one free ECO pass provided for each residential unit). The covenant language shall be submitted to the City for review and approval and shall be recorded prior to issuance of building permits.. 40. COMMERCIAL SERVICE ACTIVITY HOURS Tile commercial delivery hours and trash pick up hours shall be limited to 9 a.m. to 7 p.m. on weekends and holidays. 41. COMMUNITY ROOM The commercial centercon-imunityroom shall be made available to the public free of charge. 42. COMMUNITY GARDEN A community garden area shall be located on the senior apartment project parcel. The final garden planandlocation shall be reviewed and approved at the Architectural and Site Approval stage. 43. SCHOOL IMPACT CONWRIIBUTIONS The applicant has voluntarily agreed to allow a condition to be placed on the use pen -nit to require a pro -rated -share (.on a per unit basis) contribute of $300,000 to the Fremont Union High School District. Proof of this contribution shall be provided to the City prior to issuance of building permits. 44. TRANSPORTATION DEMAND D MANAG EM ENT The applicant shall retain a parking consultant to conduct a parking analysis 6-9 months after opening of the commercial shopping center to determine if parking is sufficient to serve the center. The applicant shall commit to implementing a transportation demand management plan (TDM) incorporating solutions such as parking cash -out and eco passes for the restaurant employees, valet; for customers and offsite parking options. The TDM plan including. the projected funding and shall be revicwed by the Design Review Committee prior to issuance of building pen -nits. 45. BICYCLE PATHS AND PARKING The project shall provide sufficient onsite bicycle paths and comply with the City's bicycle parking requirements. The detailed bicycle path and parking plan shall be submitted for review and approval at the Architecture and Site Approval stage. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 46. STREET WIDENING Street widening, improvements and dedications shall be provided in accordance with City Standards and specifications and as.xequired by the City Engineer. U-2005-15; EXC-2005-18, TM -2005-04 Page 10 March 23, 2006 Z-2005-04, EA -2005-17 47. 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. 48. FIRE IEl Y RANT Fire hydrants shall be located as required by the City. 49. TRAFFIC SIGNS, DETAILS L S .A.NJID LEGENDS Traffic control signs, detdilsl and legends shall be placed at locations specified by the City. All improvement plans shall include all necessary signage, details and legends along with traffic control plans. 50. 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. 51. 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 pennies maybe required. Please contact Anny Corp of Engineers and/or Regional Water Quality Control Board. as appropriate. 52. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post - development calculations must be provided to indicate whether additional storm water control measures are to be installed. 53. UNDERGROUND UTILITIES The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other,relatedOrdinances 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 prion" approval of the affected Utility provider and the City Engineer. 54. 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 undergrounding of utilities. Said agreement shall be executed prior to issuance of construction permits. Fees: a. Checking & Inspection Fees: S 5% of Res. Off --:Site Improvement Cost $:6% of Commercial Off -Site Improvement Cost U-2005-15, EXC-2005-18, TM -2005-04 Page 11 March 23, 2006 Z-2005-04, EA -2005-17 b. Grading Permit: c. Development Maintenance Deposit: d. Storm Drainage Fee: e. Power Cost: f. Map Checking Fees: g. Park Fees: $ 5% of On- Site Improvement Cost $3,000-00 $32,635.00 $6,750.00 * N/A *Park fees arenot required based on the 3.5 -acre public park allotment. Bonds: a. Faithful Performance Bond: 100% of Off-site and On -.site Improvements b. Labor & Material Bond.: 1001/o. of Off-site and On-site Improvement C. On-site Grading Bond 100% of site improvernents. -The fees. described above are imposed based upon the current fee schedule adopted by the City Council. However, the faes imposed herein may be modified at the time of recordation of a final map or issuance . of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. Developer is required for one-year Power cost for streetlights 55. 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. 56. -DEDICATION OF WATERLINES The developer shall dedicate to the City all waterlines and appurtenances installed to City Standards and shall reach an agreement with San Jose Water for water service to the subject development. 57. BESTMANAGEMENT PRACTICES - Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your grading and street improvement -olans. 58. AMENDEDDEVELOPMENT BE -S - T, T,.MANAGEMENT PRACTICES (BMP) In addition, the a I pplicarLt must include .the, use and maintenance of site design, source control and stormwater treatment BA4P"s,,'vvhicb must be designed per approved numeric sizing criteria. The City encourages the use of HMP (Hydromodification Plan) BNMP's in the design of the project. The property owners with treatment 13MPs will be required to certify of operation and rnaiht6T1M'1cc. U-2005-15, EXC-2005-18. TM -2005-04 Page 12 March 23, 2006 Z-2005-04, EA -2005-17 59. NPD ES CONSTRUCTION GENERAL PERMIT The applicant must obtain a notice of intent (NOT) from the State Water Resources Control Board, which encompasses a preparation of a Storm Water Pollution Prevention Plan (SWPPP), use of construction Best Management Practices (BMP's) to control storm water runoff quality and BMP inspection. and maintenance. 60. EROSION CONTROL PLAN The developer must protide 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.. 61. TRASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Department. Clearance by the Public Works. Department is needed prior to obtaining a building pemait. 62. MAINTENANCE E AGREEMENT The developer shall enter, into a maintenance agreement with the City to maintain all Don - standard items in the City's Right-of-way. 6-�. TRAFFIC C D EPARTMlENT The developer shall be required to address the following comments and concerns: a. The project is required to perform a Transportation Iinpact A-nalysis (TIA). The scope of the IIA has -already been discussed with the applicant's traffic engineer. Warrants for a traffic signal at the intersection of Vallco Parkway and Finch Avenue is one of the items to be analyzed. However, some of the elements of the current site plan may affect the scope of the TIA. The project will be required to undertake mitigations of impacts to the surrounding transportation system identified by the TIA. b. The project will be responsible for making operational improvements to the surrounding traffic systems, including but not limited to installation of pedestrian countdown signal heads and installation or upgrade of emergency vehicle preemption (EVP) at surrounding signalized intersections. Traffic signal and roadway modifications shall be required to eliminate existing and potential operational deficiencies. C. Significant pedestrian facilities, such as embellished crosswalks across Finch Avenue and Vallco Parkway may be required. A significant mid -block crosswalk is already shown on the site plans. d, Adequacy of traffic circulation on each site and froin each site to and f-om the surrounding roadways shall be analyzed. Mid -block d6ve-%vays along Stevens U-2005-15, EXC-2005-18, TM -2005-04 Page 13 March 23, 2006 Z-2005-04, EA -2005-17 Creek will be right turn in, right turn out only. There is potential for conflict at the two site driveways on the south side of Vallco Parkway as shown on the plan. The Exceptions conditions are as follows: SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. APPROVED EXHIBITS The recommendation of approval is, based on Exhibits titled: "Calabazas Place: Cupertino, California, Mixed -Use Community" dated December 14, 2005 and December 15, 2005, consisting of 54 sheets labeled 0.0, 0. 1, MPI - MP3, MP 3_0, MP4, MP5, AO.'1 AO.2. 2. Colored Streetscape, Al - A9, ARO -10, LI - L6, CO. 1, COL 1. -1.3, C2.1 - 2.3, C3.11 - 1,6, C4.1 - C4.3; T-1, except as may be amended by the Conditions contained in this Resolution and the plan set, submitted to the Council on March 2.1, 2006 dated March 15, 2006, titled: "Calabazas Place: Cupertino,, California, Mixed -Use Community", consisting of 12 sheets labeled 0.0, Al, AR1 - AR5, Ll, L2, C2.1 - C2.3. 2. MINIMUM SETBACK The commercial buildings along Stevens Creek Blvd. shall maintain an average setback of 35 feet (no less than 30 feet at any given point measured from the curb). 3. NOTICE OF FEES. DEDICATIONSRESERVATIONS OR -OTHER EXACTIONS The Conditions of Project Approval set forth herein in include my in, ude certain fees dedication requirements, reservation re . quirements, 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 6.60.20(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 4-- legally barred from later challenging such exactions. The Tentative Map conditions areas foRows: SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. APPROVED EXHIBITS . The recommend . ation of approval is based on Exhibits titled.- "Tentative Map For Calabazas Place- dated December 1.5, 2005, consisting of 16 sheets labeled CO. 1. CO 1. 1 - 1.3, C2.1 - 2. 3), C3.1 - 3.6, C4.1 C4.3 ), except as may be amended by the - n Conditios contained in this Resolution and the plan set submitted to the Council oil March 21, 2006 dated March 15, 2006, titled-. "Caldbazas Place: Cupertino, California, Mixed -Use Community". consistino of 12 sheets .labeled 0.0, Al, ARI - AR5, Ll, L2, C2.1 - C2.3. L-2005-15, EXC-2005-1 8, TM -200,5-04 Page 14 March 23, 2006 Z-2005-04, EA -2005-17 The rezoning coxnditions are as follows: SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Zoning approval is for area shown in the approved Zoning Plat Maps. Please review conditions carefudl". If your have any questions regarding the conditions of approval, please contact the De ' tinent of Community Deve;fopnmenat 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 gree preservations, do not -clear the site.until ntil req uired tree protection devices are installed. 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 Co. nditnons constitute written.' notice of a statement of the. amount of such fees, and a desciiptioia of the dedications, res-&natio rs, and other exactions. You are hereby further notified that the 90 -clay approval period in which. your may protest these fees, dedications, and other exactions, pursuant to Government Code Section 66020:(a), has begun. If you fail t0 file a protest within this 907dlay periods complying with all of the requirements of Section 66020, your will be legally erred fromPater challenging such exactions. Any interested person, including she applicant, prior to .seeking; judicial review of the city council's decision in this matter, must first fele a petition for reconsideration with the city clerk within tern days after the coupzcil's decision. Any petition so filed must comply, with in unicipal ordinance code §108:096. Sincerely: Grace Schmidt Deputy City Clerk 4 U-2005-15, EXC-2005-I 8, TM -20.05-04 Page 15 Z-2005-04, EA -2005-17 cc: Com2nunity Development Jo Price Toll Brothers 2560 N. First Street, #102 San Jose, CA 95131 Hewlett Packard 3000 Hanover Street Palo Alto, CA 94304 Josue Garcia Santa Clara & San Benito Counties Building & Construction Trades Council 2102 Almaden Road, Suite 101 San.Jose, CA 95125 March 23, 2006 RESOLUTION NO. 06-106 A RESOLUTION OF THE CITE' COUNCIL OF THE CITE' OF CUPERTINO CALLING A SPECIAL MUNICIPAL ELECTION TO BE HELD ON NOVEMBER 7, 2006, FOR THE SUBMISSION TO THE VOTERS OF ORDINANCE 1977 (TOLL BROTHERS) WHEREAS, on April 19, 2006, a referendum petition was filed in the City Clerk's Office which opposed the adoption of Ordinance No. 1977 (Toll Brothers); and WHEREAS, the referendum petition contained sufficient signatures to qualify the question for the ballot; and WHEREAS, California Elections Code section 9241 provides that the City Council has the option of repealing the ordinance or submitting it to the voters. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Cupertino: 1. A special municipal election is called for November 7, 2006, for the purpose of submitting the following question to the voters: Shall Ordinance No. 1977, an Ordinance of the City Council of the City of Cupertino rezoning a 32.58 gross acre parcel from Planned YES Industrial Zone, P(MP), to Planned Residential and Commercial, P(Res, Com), and Public Park, PR, located at north of Stevens Creek Boulevard and south of I-280 between Tantau Avenue and Finch NO Avenue (Toll Brothers), be approved? 2.' The text of Ordinance No..1977 is attached as Exhibit A. 3. Arguments in favor or against the proposed measure shall be filed with the City Clerk by Monday, August 7, 2006, at 5:00 p.m. Arguments are limited to 300 words. 4. Rebuttals to arguments in favor or against the proposed measure shall be filed with the City Clerk by Thursday, August 17, 2006, at 5:00 p.m. Rebuttals are limited to 250 words. 5. The City of Cupertino requests that the registrar of Voters of Santa Clara County conduct the election and canvass the returns, and the City consents to reimburse the Registrar of Voters for all costs incurred by said services. Resolution No. 06-106 (Toll Brothers) Page 2 6. The City of Cupertino requests that this special election be consolidated with the election of November 7, 2006, and this governing body consents to such consolidation; 7. The City Clerk is hereby authorized and directed to certify to the adoption of this resolution and to transmit a copy hereof so certified to the Registrar of Voters and to the Board of Supervisors of Santa Clara County. 8. The City Clerk is authorized and directed to publish a notice of election within the time and in the manner specified in California Elections Code 12111. PASSED AND ADOPTED at a regular meeting of the City Council of the City of Cupertino this 6th day of June 2006, by the following vote: Vote Members of the City Council AYES: Lowenthal, Mahoney, Sandoval NOES: Wang, Kwok ABSENT: None ABSTAIN: None ATTEST: /s/ Kimberly Smith City Clerk APPROVED: /s/ Richard Lowenthal Mayor, City of Cupertino N M ORDINANCE NO.1977 (ATTACHMENT) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CJPERTIINO REZONING OF AN 3205$ GROSS ACRE PARCEL FROM PLANNED INDUSTRIAL ZONE, P(MP)9. O PLANNED RESIDENTIAL AND COMMERCIAL, PMES9 COM AND BL PPR, LOCATE ID -AT NORTH OF STEVENS CREEK BOULEVARD AND SOUTH OF 1-280 BETWEEN TANTAU AVENUE AND FINCH AVENUE (TOLL BROTHERS) WHEREAS, an application was received by the City (Application no. Z-2005-04) for the rezoning of a property to Planned Residential and Commercial, P(RES, COM) and Public Park (PIES); and WHEREAS, the rezoning will be consistent with the City's General Platz land use neap, proposed uses and surrounding uses; and WHEREAS, upon due notice and after one public hearing the Planning Commission recommended denial of the rezoning, deferring the decision to the City Council; and WHEREAS, a map and legal description of the subject property is attached hereto as Exhibit A, as a proposed amendment to the Master Zoning Map of the City of Cupertino. NOW, THEREFORE, BE IT ORDAINED AS FOLLOWS: Section 1. That the property described in attached Exhibit A is hereby rezoned to Planned Residential and Commercial, lP(RES, CCM), and Public Park (Ply); and that Exhibit A attached hereto is made part of the Master Zoning Map of the City of Cupertino. Section 2. This ordinance shall take effect and be in force thirty (30) days after its passage. INTRODUCED at a reganlp meeting of the City Council of the City of Cupertino the 7h day of February, 2006 and ENACTED at a regular meeting of the City Council of the City of Cupertino the 21day of March, 2006, by following vote: Vote Members of the Cijy Council AYES: Lowenthal, Mahoney, Sandoval NOES: Kwok, Wang ABSENT: None ABSTAIN: Florae ATTEST: APPROVED: City Clerk Mayor, City of Cupertino RmMWo —Ova,& 1-4712° I I� O 'J® ® < - Af A 61 AC. REZONE FROU. P(OO, O, ML, H07FL), UP USE PLANNED DEVELOPMENT TO. P. RESIDEN-flALICOMMERCIAL Ratm l Amwwtv, L-4792° 961 RIDDER POO DRIVE SUME 100 SAN JOSE, CA 95131 . 408-467-9100 - 408-467-9199 (FAX) r �0 a� f t ! LOT 3 �9 CEIVED 1 MAR .1 ,JOu BY: --� R -2,5M' ppm m�v.= _p a Sa#'44'4 SCALE l' = 100' Saab °pct CA PLACE Z - p -L L® Job No. 20,096051 By RC Date 03.0 ®6 Chkd.JM SHEET 1 OF -6— E I T "A99 LOT 1 All that certain real property situate in the City of Cupertino, County of Santa Clara, State of California, described as follows: Being a portion of Parcel E, as shown on ]Lot Line Adjustment, dated May 1998, by Kier & Wright, job #39189-23, described as follows: BEGINNING at the most northerly comer -of said Parcel B, said point also being the beginning of a non tangent curve, concave to the south, having a radius of 595.00 feet, from which point a radial line bears South 031)20'52" West; Thence easterly along said curve and along the southerly lime of Vallco Parkway 110.00 feet in width, as shown on Parcel Map, filed August 3, 19$7 in Book 576 of maps at page 31 and 32, Records of Santa Clara County, through a central angle of 28°24'31" and an arc length of 295.02 feet; Thence South 53°14'37" East 5.00 feet to the beginning of a curve to the right, having a radius of 30°00 feet; Thence southerly along said curve through a central angle -of 90°00'00" and arc length of 47.12 feet to a point on the easterly line of said Parcel B; Thence South 31°4523" West 0,15 feet to the beginning of a curve, having a radius of 333.00 feet; Thence southerly along said curve through a central angle of 13°33'40" and an arc length of 233.96 feet to a point on the easterly line of said Parcel E; Thence leaving said westerly line of said point on the easterly line of said Parcel B the following three (3) courses: 1) South $931'44" West 371.56 feet, 2) North 00124'00" West 93.20 feet; 3) North 33054'46" East 195.49 feet; Thence North 01005'14" West 304.23 feet to the point of BEGINNING. Page 2 of 2 ]Lot I contains an area of 106,696 square feet (2.45 acres) more or less. K:\ENGi0510560511I?WG\EXHIBITS\L.egai bescriptionsEotl.doc 961 RQDDER DARK DRIVE SHITE 100 SAYS! JOSE, ;CAI 95131. 408-467-9100 na-467-9199 (FAX) fi�,M,W. -MM12 L-4712' Aj l R-250' A-VVV9S4p L-99702° ,,qb.myp,v, ®.W {ylid �6pli l L -47W SCALE 1' a 100' Sub ,at CAL S PbAC 0M 8 �, PLA` 0T 2 Job No. 20056061 By RO Date 0/0-6-6 ChkdoJM SHEET OF 6 E IT 16A99 LOT 2 0 March 8, 2006 1BKF No. 20056051-10 gage 1 of 1 All that certain real property situate in the City of Cupertino, County of Santa Clara, State of California, described as follows: Being a portion of Parcel ]B-, as shown on Lot Line Adjustment, dated May 1998, by Iffier & Wright, job #89189-23, described as follows: BEGI14NING at the most southwesterly corner of said Parcel B; said point also being the southerly terminus of the course "North 00°24'00"West 527.77 feet" of the southerly line of Parcel B, as shown on said Parcel Map. Thence along said southerly line of said Parcel 1B the following two (2) courses: 1) North 0024'00"Nest 434.57 feet, 2) North 89°31'44" East 371.56 feet to a point on the easterly line of said Parcel B. said point also being the beginning of a noxi -tangent curve, concave to the southeast, having a radius of 888.00 feet, from said point a radial line bears South 76'53'17" East; Whence southerly along said curve through a central angle of 13°36'53" and an arc length of 211.01 feet; Thence South 00'30'10" East 200.19 feet to the beginning of a curve to the right having a radius of 25.00 feet; Thence southwesterly along said curve through a central angle of 90'06'10" and an arc length of 39.31 feet to a point on the southerly line' of said. Parcel i3; Thence South 89°36'00" blest 322.34 feet to the Point of BEGINNING. Lot 2 contains an area of 152,462 square feet (3.5 acres) more or less. iN 13 X kk X R R—AaWp LJ Jffi T"T, 81 LOT 3 8.37NETAC MWORMAC REZONE FROM: P(CG, 0, id, HOTEL), ANXED USE PLANNED DEVELOPMENT TO: P, RESDENWALICOMMERUAL emm I STEVENS CREEK BOULEVARD i81 RlDbER PARk, DRI I VE SUFTE 100 SAN JOSE, CA 961-31 408-467-9100 408-467-9199 (FAX) Sub iect Job No. By RO SHEET Diate SCALE 1' = 100' Chkd.JM— OF 6 All that certain real property situate in the City of Cupertino, County of Santa Clara, State of California, described as follows: Being all of Parcel 2, and a portion of Parcel 3, as shown on Parcel Map, filed August 3, 1987 in Book 576 of Maus at Pages 31 and 32, Records of Santa Clara County, more particularly described as follows: BEGHqNJNG at a point on the easterly line of Pinch Avenue being 76.00 feet in width, said point also being the southerly terminus of the course '.'South 00°30' 10" East 201.07 feet" of the westerly line of said Parcel 2, as shown on said Parcel Map. . Thence along said westerly line of said Parcell the following four (4) courses: 1) North 00°30' 10' West 201.07 feet to the beginning of a curve to the right having a radius of 812.00 feet; 2) Northeasterly along said curve through a central angle of 32115'33", and an arc length of 457.18 feet; 3) forth 31045'23'9 East 0.15 feet to the beginning of a curve to the right having a radius of 30.00 feet; 4) Northeasterly along said curve through a central angle of 90'00'.00", and an arc length of 47.12 feet to a point on the' southerly tame of Vallco Parkway being 110.00 feet in width, as shown on said Parcel Map; Thence South 58°1493799 East 362.70 feet to the Ibeginning of a curve to the left having a radius of 705.00 feet; Thence easterly along said curve through a central angle of 20'39'53", and an are length of 254.27 feet; Thence leaving said southerly large of Valleo Parkway South 00128'16" East 366.49 feet to a point on the northerly line of Stevens Creek Boulevard, varying in width, as shown on said Parcel Map, said point also being the beginning of a non -tangent curve concave to the south, having a radius of 2000.00 feet, from said point a radial line bears South 01 ° 14' 3 899 East; AmAlk r Page 2 of 2 Thence along said northerly line of Stevens Creek Boulevard and the southerly line of said Parcels 2 and 3 the following four (4) courses: 1) Westerly along said curve through a I central angle of 04°11'27", and an arc length of 146.29 feet to the beginning of a reverse cine having a radius of 2000.00 feet; 2) Westerly along said curve through a central angle of 04157'49"; and an are length of 173.26 feet; 3) South 89°31'44" West 363.80 feet to the beginning of a curve to the right, having a radius of 25.00 feet; 4) Northwesterly along said curve, through a central angle of 89158'06"', and an are length of 39.26 feet to the point of BEGINNINQ Lot 3 contains an area of 364,713 square feet (8.37 acres) more or. less. K:1ENG051056051\DWG\F,XHIBrrS\Lcgal Descriptions\LotMoc LOT MOO' lot Q d� del RQDDER PARK ` DRQ` surrE 100 SAN JOSE, CA 95tZ1 400-461=9100' 406-4V®s i 9Q (FAX) Sub 1 e c -t SCALE 1' = 100' Job No, 20055051 By R0 Date Chkd.JM SHEET. � OF 6 VALLCO PARKWAYLOT 4 aO8 NET AC O•� AC 0 a 51 REZONE lk. FROU. P(CG, 0° ML, HOTEL). MIXED USE PLANNED DEVELOPMENT TO. P. RESIVE1 71ALICOM ERCIAL jV'W0 A -S0 `L9U�'@ iJrl*27' lot Q d� del RQDDER PARK ` DRQ` surrE 100 SAN JOSE, CA 95tZ1 400-461=9100' 406-4V®s i 9Q (FAX) Sub 1 e c -t SCALE 1' = 100' Job No, 20055051 By R0 Date Chkd.JM SHEET. � OF 6 :J -EXHIBFr "A" LEGAL DESCREMON FOR ZONING PURPOSES LOT 4 March 8, 2006 BKF No. 20056051-10 Page 1 of 2 All that certain, real property situate in the City of Cupertino, County of Santa Clara, State of California, -described as follows: Being a portion of Parcel 3, as shown on Parcel Map, filed August 3, 1987 in Book 576 of Maps at Pages 31 and 32, Records of Santa Clara County, more particularly described as follows: BEGR4NING at a point on the northe I rly line of Stevens Creek Boulevard varying in width, said point also being the easterly terminus of the course "South 89031'44" West 304.37 feet" of the southerly line of said Parcel 3, as shown on said Parcel Map. Thence South 89°31'44" West 304.37 feet to the beginning of a curve to the left, having a radius 2000.00 feet; Thence Westerly along said curve through a central angle of 0004622', and an arc length of 26.97 feet Thence Leaving said southerly line of said Parcel 3*North 00'N'16" West 366.49 feet to a point on the southerly line of Vallco, Parkway 110.00 in width, as shown on said Parcel Map, said point also being the beginning of a non -tangent curve, concave to the north, having a radius of 705.00 feet, from said point a radial line bears North 11005'30" East; Thence easterly along said curve through a central angle of 11°33'46", and an arc length of 142.28 feet; Thence North 89'31'44" East 215.03 feet to the beginning of a curve to the right, having a radius of 25.00 feet; Thence southerly along said curve through g,central angle of 90100'00" and an arc length of 39.27 feet to a point on the easterly line'of said Parcel 3; Thence South 00028'16" East 277.00, feet to the beginning of a curve to the right, having a radius of 50.00 feet; Page 2of2 Thence southwesterly Tong said curve through a central angle of 90°00'00" and an are length of 78.54 feet, to the point of BEG Go Lot 4 contains an area of 134,234 square feet (3.08 acres) more or less. K.\ENG0510560511DW23\EXHIBrrS\Lcgal Descriptions\L,ot4.doc c; i March 8, 2006 i BKF No. 20056051-10 1?age 1 of 2 EX IT "A" LEGAL DESCRIPTION FOR ZONING PURPOSES LOT 5 .All that certain real property situate in the City of Cupertino, County of Santa Clara, State of California, described as follows; Being a portion of Parcel 3, as shown on Parcel Map, filed Bch 25, 1978 in Book 438 of Maps at ]Pages 12 and 13, Records of Santa Clara County, more particularly described as follows: BEGINNING at a point on the northerly, line of Vallco Parkway, being 110.00 feet in width, said point being at the easterly terminus of the course "South 89'31'44" Nest 215.03 feet" of the southerly line of said Parcel 3; as shown on said Parcel Map. Thence along said southerly line of said Parcel 3, South 89°31'44" Nest 215.03 feet to the beginning of a curve"to the left having a radius 595.00 feet; Thence westerly along said curve through a central angle of 32°13'39", and an arc length of 334.67 feet; Thence North 58014'37"Test 170.97 feet to a point on the westerly lane of said Parcel 3, to the beginning of a non -tangent curve, concave to the northwest, having a radius of 372.50 feet, from said point a radial line bears North 29°26'28" West; Thence northeasterly, along said curve, through a central angle of 27'37'18" and an arc length of 179.58 feet; Thence North 32'56'1 1"East 224.37 feet to a point on the westerly line said Parcel 3; Thence leaving said southeasterly Hine of said on the westerly Pane of said Parcel 3 the following nine (9) courses: 1) South 57°25' 17"East 54.57 feet; 2) ]North 32°33' 14"East 114.82 feet; 3) South 56°52'23"East 50.87 feet, 4) South 19'30'1 8"Just 44.75 feet; 6 5) South 74°57'49"]East 104.77 feet; I Page 2 of 2 6) North 44029136"East 42.96 feet; 7) North 82'58'21 "East 49.67 feet; 8) South 05'57128"East 117.69 feet; 9) North 83°32'59' East 56.23 feet to a point on the easterly line of said Parcel 3, said point also being a non tangent curve, concave to the east, having radius of 60.00 feet, from which point a radial line bears North 86'19'22"East; Thence southerly along said curve, through a central angle of 02'31'59", and an arc length of 26.53 feet to a point on the easterly line of said Parcel 3; Thence along said easterly line of said Parcel 3 the following two (2) courses: 1) South 06'12"37" East 320.00 feet; 2) South 00'28'16" East 14.00 feet; to the beginning of a curve t6 -right, having a radius of 25.00 feet; Thence southwesterly, along said curve, through a central angle of 90100'00" and an are length of 39.27 feet to the point of BEGINNING. Lot 5 contains an area of 254,379 square feet (5.84 acres) more or less. K:\ENG051056051\DWG\EXHIBITS\UgaI Descriptions\LoMdoc CD 9 R'! 213 13r�d iii s f�ti 4 C ' iW ('.=� p tiff AC !Q'i:�ZONE W, I AIM Mo W�"A, P(MP), PLANNED INDUSTRIAL ZONE .-81181W P4,d0° ® A%-MaO' L-JR27' s ��ree� r+�gnams1 91 1 RIDDER PARK DRIVE SURE 500 .f v SAN .IDOSE, GA 9,51-31 408-467-9100 406-467-9199 (FAX) SCALE I i OW LJ.� e No. 20056061- B 101`} .i. Date d d d SHEET - OF 6 :� emma EXHIBIT "A" LEGAL DESCRIPTION ON FOR ZONING PURPOSES LO.11 6 0 March 08, 2006 BKF No. 2005605 1- 10 Page 1 of 2 All that certain real property situate in the City of Cupertino., County of Santa Clara, State of California., described as follows:. Being a portion of Parcel 3, as shown on Parcel Map, filed March 26,1978 in Book 438 of baps at Pages 12 and 13, records of Santa Clara County, more particularly described as follows: BEGINNING at a point at the most northwesterly corner of said Parcel 3, said point also being on the southwesterly line of Junipero Serra Freeway (State Iligl way 280) as shorn on said Parcel Map. Thence along said southwesterly lane of Junipero Serra ]Freeway (State Highway 280) South 57°02'38" ]East 298.28 feet to a point on the, easterly line of said Lot 6, said point also being the beginning of a non -tangent curve concave to the east, having a radius of 600.00 feet, from said point a radial line bears South 68°39'5199 East; Thence southerly along said curve, through a central angle of 25°00'47", and an arc length of 261.94 feet. Thence leaving said easterly line, the following nine (9) courses: 1) South 83°32'59" West 56.23 feet; 2) North 05057'28" Nest .117.69 feet; 3) South 82058'21" West 49.67 feet; 4) South 44029'36" West 42.96 feet; 5) North 74057'49" West 104.77 feet; 6) North 19'30'18',' Nest°44.75 feet; I Page 2 of 2 7) North 56052'23" West 50.87 feet; 8) South 32°33'1.4" West 114.82 feet; 9) North 57°25'-17" Nest 54.57 feet to a point on the- Westerly lire of said Parcel 3; Thence North 32°56'1.4" East 375.75 feet to the point of BEG NG. Lot 6 contains an area of 92,795 square feet (2.13 acres) More or less. K:\EN005XO56051\DWG\EXHIBITS\UgaI DescriptionsUt6.doc CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6372 (MINUTE ORDER) OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING THAT THE COUNCIL CONSIDER ADDITIONAL REQUIREMENTS RELATED TO BELOW MARKET RATE UNITS PROTECT DESCRIPTION Application No.: U-2005-15, TM -2005-05, Z-2005-04, EXC-2005-18, EA -2005-07 Applicant: Toll Brothers Location: North of Stevens Creek Boulevard. and South of I-280 between Tantau Avenue and Finch Avenue. BELOW MARKET IRATE UNITS Request that the Council ask the applicant if they are willing to provide an additional 5% regular BMR units dispersed throughout the project. PASSED AND ADOPTED this 6f day of February 2006 at a Regular Meeting of the PlanningCommission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chairperson Miller, Vice -Chair Giefer,Saadati Wong NOES: COMMISSIONERS: ABSTAIN: COMMISSIONERS: ABSENT: COMMISSIONERS: ATTEST: APPROVED: / s/Steve Piasecki -/s/Marty Miller Steve Piasecki Marty Miller, Chairperson Director of Community Development Planning Commission CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6376 (MINUTE ORDER) OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO CONFIRMING THAT THE APPLICANT HAS ADDRESSED ALL OF THE CHANGES REQUESTED BY THE CITY COUNCIL PROTECT DESCRIPTION Application No.: U-2005-15, TM -2005-05, Z-2005-04, EXC-2005-18, EA -2005-07 Applicant: Toll Brothers Location: North of Stevens Creek Boulevard and South of I-280 between Tantau Avenue and Finch Avenue COUNCIL DIRECTED CHANGES The Planning Commission finds that the applicant (Toll Brothers) has addressed all of the site plan, park and miscellaneous changes requested by the Council from its February 7, 2006 meeting. In addition. the Commission recommends that the Council incorporate the staff recommended conditions as outlined in the attached Exhibit A. PASSED AND ADOPTED this 14th day of March 2006, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chairperson Miller, Vice Chair Giefer, Saadati, Wong Chien NOES: COMMISSIONERS: ABSTAIN: COMMISSIONERS: ABSENT: COMMISSIONERS: ATTEST: APPROVED: / s / Steve Piasecki / s / Marty Miller Steve Piasecki Marty Miller, Chairperson Director of Community Development Planning Commission EXHIBIT Ao Plannil ag Commission Recommende(a �-onditnon s WEST TERRACE COMMERCIAL SPACE The 3,300 square foot commercial space located in the West Terrace project at the corner of Vallco Parkway and Finch Avenue shall be designed and used as a small restaurant or a cafe or similar food service use to the maximum extent possible. In the even that food service use is not feasible, then commercial retail uses are permitted (excluding personal service uses) as determined by the Director of Community Development. The tenant improvements shall include a kitchen, restroom facility available for the patrons and an outdoor seating area. The applicant shall record a covenant on the West Terrace parcel informing all prospective owners of'the use limitations on this portion of the site. The covenant language shall be submitted to the City for review and approval and shall be recorded prior to the issuance of building permits. PARKING AND SITE PLAN The final site and parking plan shall be reviewed by the City Arborist and approved by the Director of Community Development prior to the Architectural and Site Approval. JOINT USE AGREEMENT The applicant shall record the appropriate joint use agreement for the project(s) so that all of the residents (including the senior apartment residents) can use the common open spaces and the community facilities. The agreement shall be submitted to the City for review and approval and shall be recorded prior to the issuance of.the building permits. PUBLIC P]EDISTRIAN ACCESS EASEMENT The applicant shall record a covenant on the property for a public pedestrian access easement to allow public access to the common open space (triangular park) in the middle of the Villa project and along the frontages of the West Terrace project and/or any other similar public open space as determined by the Director of Community Development. The covenant language shall be submitted to the City for review, and approval and shall be recorded prior to the issuance of building permits. SYCAMORE TREE (#174) The Sycamore tree shall be preserved. The City Arborist shall perform additional testing on the tree to determine its health status and life expectancy. The revised site plan and arborist analysis shall be provided and reviewed at the Architectural and Site Approval stage. GREEN BUILDING DESIGN AND PRACTICE The project must implement green building design and practice to the maximum extent possible. At least 50% of the existing building material shall be recycled. In addition, excess construction building material shall be recycled to the maximum extent possible as well. The applicant shall work with City staff and consultants to develop a green building program for the project to be reviewed and approved by the Council at the Architectural and Site review. SENIOR APARTMEN A LJ The construction of a low income senior apartment complex shall be recorded on the project's Covenants, Conditions and Restrictions. The covenant shall be submitted to the City for review and approval and recorded prior to issuance of building permits. DISCLOSURE CLAUSE TO THE FUTURE PROPERTY OWNERS The applicant/developer must inform the future owner through the Covenants, Conditions and Restrictions (CC&R's) of the surrounding projects (including but not limited to, Menlo Equities Project, Rose Bowl Project, City Park, Commercial Shopping Center and potential future creek trail. The CC&R's language shall be reviewed and approved by the City prior to issuance of building permits. SENIOR SHUTTLE PROGRAM The applicant shall record a covenant, running with the land, to implement a senior shuttle service program to provide shuttle services to the seniors from the senior apartment complex. The program should include shuttle services on a daily basis (minimum four times per day) to medical facilities, parks; senior center, civic center and key commercial centers in the outlining area. The program shall be reviewed and approved by the City prior to issuance of building permits and shall be implemented upon occupancy of the apartment units. COMMERCIAL SERVICE ACTIVITY HOURS The commercial delivery hours and trash pick up hours shall be limited to 9 a.m. to 7 p.m. on weekends and holidays. SYCAMORE TREE (#174) REPLACEMENT The Sycamore tree (#174) shall be replaced with a field grown nursery stock tree in kind. The revised landscaping plan shall be reviewed by the City Arborist and be approved by the City Council (Architectural and Site Approval) prior to,the issuance of building permits. ]ECO PASSES The applicant shall record a covenant on the properties to implement an alternative transportation incentive program (including but not limited to free ECO passes for the future residents)., The covenant language shall be submitted to the City for review and approval and shall be recorded prior to issuance of building permits. COMMUNITY ROOM The commercial center community room shall be made available to the public free of charge. COMMUNITY GARDEN A community garden area on the senior apartment project parcel. The final garden plan and location shall be reviewed and approved at the Architectural and Site Approval stage. CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6380 (MINUTE ORDER) OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING THAT THE COUNCIL CONSIDER ADDITIONAL REQUIREMENTS AND CHANGES RELATED TO TOLL BROTHER'S PROJECT PROTECT DESCRIPTION Application No.: U-2005-15, TM -2005-05, Z-2005-04, EXC-2005-18, EA -2005-07 Applicant: Toll Brothers Location: North of Stevens Creek Boulevard. and South of 1-280 between Tantau Avenue and Finch Avenue. 1. Architecture and Site Approval should return to Planning Commission for review. 2. The Aleppo Pine (#113) should be preserved to the maximum extent possible. 3. The project should provide sufficient onsite bicycle paths and comply with the City's bicycle parking requirements. 4. A transportation demand management plans should be implemented if future parking problem is observed. 5. The proposed senior apartment units should be enlarged in size or unit count. 6. The applicant should provide funding to purchase the .5 acre of land for a park in Rancho Rinconada Area. PASSED AND ADOPTED this 14t', day of March 2006 at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chairperson Miller, Vice Chair Giefer, Saadati, Wong Chien NOES: COMMISSIONERS: none. ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: none ATTEST: Steve Piasecki Director of Community Development APPROVED: Marty Miller, Chairperson Planning Commission Summary of ]Key Changes (U-2005-15) PARKING GARAGE The width of the parking garage entry shall be no larger than 20 feet in keeping with the Heart of the City Specific Plan. Garage ramps shall comply with building code and fire code requirements. The developer shall evaluate the feasibility of greater separation of the W. Terrace Driveway from the service entrance driveway to the Rose Bowl development. Or consolidate the two driveways. BELLOW MARKET RATE HOUSING PROGRAM The applicant shall participate in the City's Below Market Rate (BMR) Housing Program by dedicating 15 % (with condo option B) of the units (up to 20 % with senior option A). The applicant shall record a covenant that shall be subject to review and approval by the City Attorney, to be reviewed and approved by the City Attorney prior to final map approval. CONSTRUCTION MANAGEMENT PLAN A construction management and parking plan shall be prepared by the applicant and approved by staff 'prior to issuance of building permits. Staging of construction equipment shall not occur within 250 feet of any existing residential property. Said plan shall provide provisions for the following: ® Construction Vehicle Access and RoutipZ. ® Construction Equipment Staging Area. ® Dust Control (Best Management Practices). LANDSCAPING LNG AND TREES PRESERVATION All recommendations in the report by Barrie D. Coates and Associates dated July 21, 2005 and October 30, 2005 shall be followed based on the replacement and retention of trees unless otherwise 'indicated by the City Council. The City Arborist shall review the detailed site and landscaping plan prior to the Architectural and Site approval for additional recommendations and conditions. Protection Plan- As part of the building permit drawings, a tree protection plan shall be prepared by a landscape architect or certified arborist for the trees specified to be preserved on the, site. The tree protection shall be inspected and approved by the landscape architect prior to beginning construction. Tree Protection Bond- A $130,000 tree bond shall be provided by the applicant prior to issuance of the first buildingpermit .to ensure protection of existing trees on the site during construction.. The bond shall be returned after occupancy permit is issued upon provision of a report by a landscape architect or certified arborist indicating that the trees are in good condition. IMPROVEMENT AND MAINTENANCE DISTRICT The applicant shall create an Improvement and Maintenance District to maintain the public street frontages. (including parking, lighting, landscaping and street maintenance along Finch Ave. and Vallco Parkway from Tantau Ave. to the West Terrace Condominiums) and the <park area (estimated to equal 50% of the approved park area) that principally benefits the project Said district shall be part of the Covenant Codes and Restrictions of the project and shall be reviewed and approved by the City Attorney prior to issuance of building permits. , PUBLIC ARAT1EWAY FEATURES The applicant shall set aside .25% yup to $100,000) of the total construction valuation for on-site art as p.er General Plan Policy 2_63. The applicant shall develop a public art and gateway feature plan for the project. The plan shall be reviewed by the Fine Arts Commission prior to the City Council's consideration of the Architectural and Site Approval SANTA CILARA VALLEY WATER, DISTRICT A letter of clearance for the project shall be obtained from the Santa Clara Valley Water District prior to issuance of building permits. The developer shall demonstrate that the anticipated structural loads from the commercial buildings along Finch Avenue will not impact the underground culvert. BUILDING MATERIAL RECYCLING All existing structures on the site shall be removed prior to or concurrently with project construction. The existing building and site materials shall be recycled to the maximum extent possible subject to the review by the Building Official. The developer shall assume the responsibility to obtain all required demolition permits in accordance with the City Ordinance. COVENANT OF RECIPROCAL INGRESS/EGRESS EASEMENT The applicant shall record a deed restriction for necessary reciprocal ingress and egress easement between the project properties. In addition, the applicant shall record appropriate deed restrictions for necessary reciprocal ingress and egress easements between the project and the, abutting properties to the east, to be implemented at such time that the City can require the same of adjacent property owners, subject to approval of the. City Attorney. The covenant of easement shall be recorded prior to final map approval. PUBLIC PEDESTRIAN EASEMENT Public pedestrian easements over the sidewalk areas (portion on private property) and through the interior Pedestrian paths, courtyards and Plazas shall be prepared by the developer, approved by the City Attorney and recorded against the subject property_prior to final map approval. COVENANTS, CONDITIONS AND RESTRICTIONS (CC&Ws) The project CC&R's shall be reviewed and approved by the City Attorney prior to final map approval. SCREENING All mechanical and other equipment on the building or on the site shall be screened so as not to be visible. Screening material shall match building features and materials. The location of equipment and necessary 'screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. MITIGATION MONITORING PROGRAM The project shall adhere to all of the mitigation measures identified by the Environment Review Committee (November 16, 2005 and December 14, 2005) and mitigation monitory program, prepared by David Powers and Associates, dated January 2006. U-2005-15 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6368 (REVISIEQ OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A USE PERMIT FOR MIXED-USE DEVELOPMENT CONSISTING OF APPROXIMATELY X000115,600 SQUARE FEET OF COMMERCIAL SHOPPING CENTER, UP TO 39-9 380 RESIDENTIAL UNITS WITH A 3.5 ACRE CONTIGUOUS PUBLIC PARK AT STEVENS CREEK BOULEVARD AT FINCH AVENUE SECTION I: PROTECT DESCRIPTION Application No.: U-2005-15 Applicant: Kelly Snider (Toll Bros) Location: Stevens Creek Blvd @ Finch Ave SECTION II: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, as described in Section I. 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; 2) The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of this title. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit is hereby recommended for Resolution No.6368 U-2005-15 January 26, 2006 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 containedin the public hearing record concerning Application No. U-2005-15 as set forth in the Minutes of the Planning Commission Meeting of January 26, 2006, and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits titled: "Calabazas Place: Cupertino, California, Mixed -Use Community" dated December 14, 2005, consisting of 54 sheets labeled 0.0, 0.1, MP1 - MP3, MP 3.0, MP4, MP5, AO.1 - AO.2, Colored Streetscape, Al - A9 (A-4 not labeled), ARO 10, L1 - L6, CO.1, C01.1 -1.3, C2.1 - 2.3, C3.1 - 3.6, C4.1 - C4.3, T-1, except as may be amended by the Conditions contained in this Resolution. 2. DEVELOPMENT APPROVAL Approval is granted for the demolition of an existing approximately 150,000 sq. ft. office building and the construction of a mixed-use development consisting of approximately 113,000115,600 sq. ft. of commercial uses, 399 330 residential units and 3.5- acre contiggo us improved park. 3. PROTECT AMENDMENTS The Planning Commission shall review amendments to the project, considered major by the Director of Community Development. 4. BELLOW MARKET RATE HOUSING PROGRAM The applicant shall participate in the City's Below Market Rate (BMR) Housing Program by dedicating 20 of the80 low income senior al2artmeunts urdts (i form of sepdor apartment ent uFdts) The applicant shall record a covenant that shall luw be subject to review, and approval by the City Attorney, to be reviewed and approved by the City Attorney prior to final map approval. 5. ARCHITECTURAL AND SITE DESIGN The project shall be required to obtain an Architectural and Site 'approval by the City Council prior to issuance of building permits. The applicant shall address the following issues: -2- Resolution No.6368 U-2005-15 January 26, 2006 General ➢ High quality materials and exceptional architectural detailing shall be used throughout the project. Architectural style and materials between the residential and commercial must relate and be compatible. Commercial ➢ Use warmer materials and colors on the commercial shopping center ➢ More interior parking lot shading trees should be provided in the parking court and along the shops. Detail design guidelines shall be developed to ensure that future tenants will adhere. Provide a stronger distinct architectural expression for the retail center. The tenant space at the. terminus of the entry drive must provide a stronger architectural feature since it is a focal point of the center. Develop stronger pedestrian amenities (i.e., -canopies, trellises, outdoor seating areas, plazas, special paving materials, seats, lights and fountains). Stronger screen buffers (landscaping & screen walls) should be considered to help screen the loading areas of the shopping center along Vallco Parkway and to ensure that no walls are exposed to graffiti tagging. Residential > East Terrace shall have a funetional and arehitectural entrance aleng fho la= CX siofieant building break . ➢ Stronger projecting elevations along major streets (Stevens Creek & Tantau) Eliminate the —hip eof element in favor— of a sero Add metal cornices and wall cap elements that relate to the retail center. .➢ Provide higher quality and better -delineated pedestrian scale entries from the street. Consider corner balconies to improve the visual transition at the building corners. There needs to be a cohesive architectural concept that all of the residential complexes draw from. The senior apartment building shall be redesigned for better sound attenuation from the highway noise. noise. n { P�+eide ,o n �i�i��ivi� i�llf.sei"S. on the East T ermee building Neta' Tile the -3- Resolution No.6368 . U-2005-15 6. PARKING January 26, 2006 Parking Garage Entry Width The width of the parking garage entry shall be no larger than 20 feet in keeping with the Heart of the City Specific Plan. Garage ramps shall comply with building code and fire code requirements. 7. OPEN SPACE The project shall comply with the Heart of the City Specific Plan for private and common open space requirements for commercial and residential projects. 8. 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. 9. CONSTRUCTION MANAGEMENT PLAN A construction management and parking plan shall be prepared by the applicant and approved by staff prior to issuance of building permits. Staging of construction equipment shall not occur within 250 feet of any existing residential property. Said plan shall provide provisions for the following: ® Construction Vehicle Access and Routing. ® Construction Equipment Staging Area. ® Dust Control (Best Management Practices). 10. ]LANDSCAPING AND TREES PRESERVATION All recommendations in the report by Barrie D. Coates and Associates dated July 21, 2005 and October 30, 2005 shall be followed based on the replacement and retention of trees unless otherwise indicated by the City Council. The City IKIIE Resolution No.6368 U-2005-15 January 26, 2006 Arborist shall review the detailed site and landscaping plan prior to the Architectural and Site approval for additional recommendations and conditions. Protection Plan As part of the building permit drawings, a tree protection plan shall be prepared by a landscape architect or certified arborist for the trees specified to be preserved on the site. The tree protection shall be inspected and approved by the landscape architect prior to beginning construction. The applicant must make the necessary revisions to the proposed site plan (Villas) to preserve Tree #174 (55 -inch Sycamore Tree, as identified in the City Arborist's tree report). The dead Valley Oak Tree located at the northeasterly corner of Stevens Creek Blvd. and Finch Ave. must be replaced by a field grown oak to be planted at the northwesterly corner of the Stevens Creek Blvd. and Finch Ave. in front of the proposed park. Tree Protection Bond A $130,000 tree bond shall be provided by the applicant prior to issuance of the first building permit to ensure_ protection of existing trees on the site during construction. The bond shall be returned after occupancy permit is issued upon provision of a report by a landscape architect or certified arborist indicating that the trees are in good condition. 11. IMPROVEMENT AND MAINTENANCE DISTRICT The applicant shall create an Improvement and Maintenance District to maintain the public street frontages (including parking, lighting, landscaping and street maintenance along Finch Ave. and Vallco Parkway from Tantau Ave. to the West Terrace Condominiums) and the park area (estimated to equal 50% of the approved park area) that principally benefits the project. Said district shall be part of the Covenant Codes and Restrictions of the project and shall be reviewed and approved by the City Attorney prior to approval of the final maps. 12. MINIMUM COMMERCIAL BUILDING SETBACK The commercial buildings along Stevens Creek Blvd. shall be setback at an average of 35 feet (no less than 30 feet at any given point) measured from the curb. 13. CREEK TRAIL IMPROVEMENTS The applicant shall contribute $140i000 to the improvements of a trail connection along the east side of Calabazas Creek from Vallco Parkway to I-280. This contribution shall be used by the City to administer a creek trail plan, to coordinate the necessary revisions to the General. Plan (and/or other related specific plans) and the necessary approvals and improvements. -5- Resolution No.6368 U-2005-15 January 26, 2006 14. PARK IMPROVEMENTS A 3,5 acre contizuouns rectangular full1v imuroved mark shall be dedicated to the City. The final,park plan and design shallbe reviewed by the Parks - .,i d Recreation Commission ,.11ld the -Plan- *ng Commission pI IoI to City Council's Il ollsIdeI,.ItIoIl of the AIthIti..ctlll,.11 ..1I1d SIte.. Approval. The applkant shall .. the City the opt ion to purehase (at maFket value) up to .21 aer-e (or the ame:aRt of aereage C allow fer a full 3 aere rectangular- park south of the West v 1 funding 1. tttttttttttt 3.5 acre portion of the dedicated park area shaI4 be fully iniproved by the applicant. in additieR-, peeket park/tr-ail head in the Rancho Rineenada .• ea (next to the Saratoga Cre linear- paFk). Por -tion of the pan handle pmk (.74 acre park east of East Tefr-aee) the full 3 acre reetan%gkg ii 15. PEDESTRIAN AND SIDEWALK IMPROVEMENTS A new pedestrian sidewalk along the west side of Tantau Avenue (through the overpass north of Hwy. 280 to the first driveway on the west side of Tantau Avenue) shall be constructed prior to the final occupancy of the project. Appropriate permits and approvals shall be obtained from the California Department of Transportation prior to the final approval of the improvement plans. 16. PUBLIC ART/GATEWAY FEATURES The applicant shall set aside .25% (up to $100,000) of the total construction valuation for on-site art as per General Plan Policy 2-63. The applicant shall develop a public art and gateway feature plan for the project. The plan shall be reviewed by the Fine Arts Commission prior to the City Council's consideration of the Architectural and Site Approval 17. SECURITY PLAN FOR PARKING GARAGE A security plan for the parking garages shall be prepared by the applicant and approved by the Sheriff's Department prior to final occupancy. 18. RESTAURANT ODOR ABATEMENT All restaurants shall install odor abatement system to reduce the odor impact from the restaurants to the adjacent community. Detailed plans shall be reviewed and approved by the Community Development Director prior to issuance of building permits. M Resolution No.6368 U-2005-15 January 26, 2006 z No -- - M- Z- �- :-- IW 20. SANTA CILARA VALLEY WATER DISTRICT A letter of clearance for the project shall be obtained from the Santa Clara Valley Water District prior to issuance of building permits. The developer shall demonstrate that the anticipated structural loads from the commercial buildings along Finch Avenue will not impact the underground culvert. 21 SANITARY DISTRICT A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to issuance of building permits. n 22. UETI LITY EASEMENTS Written approval from the agencies with easements on the property (including PG&E, PacBell and California Water Company, and/or equivalent agencies) will be required as a condition of approval prior to issuance of building permits. 23. BUILDING MATERIAL RECYCLING _ All existing structures on the site shall be removed prior to or concurrently with project construction. The existing building and site materials shall be recycled to the maximum extent possible subject to the review by the Building Official. The developer shall assume the responsibility to obtain all required demolition permits in accordance with the City Ordinance. 24. FIRE DEPARTMENT A letter of clearance for the project shall be obtained from the Santa Clara Fire Department prior to issuance of building permits. 25. CALIFORNIA DEPARTMENT OF TRANSPORTATION Appropriate permits and approvals shall be obtained from Caltrans prior to final approval of the improvement plans relating to the new sidewalk along the west side of Tantau Avenue. -7-' Resolution No.6368 U-2005-15 January 26, 2006 26. COVENANT OF RECIPROCAL INGRESSAGRESS EASEMENT The applicant shall record a deed restriction for necessary reciprocal ingress and egress easement 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 east, 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. 27. PUBLIC PEDESTRIAN EASEMENT Public pedestrian easements over the sidewalk areas (portion on private property) and through the interior pedestrian paths, courtyards and plazas shall be prepared by the developer, approved by the City Attorney and recorded against the subject property prior to final map approval. 28. -COVENANTS, CONDITIONS AND RESTRICTIONS (CC&R°s) The project CC&R's shall be reviewed and approved by the City Attorney prior to final map approval. 29. SCREENING All mechanical and other equipment on the building or on the site shall be screened so as not to be visible. Screening material shall match building features and materials. The location of equipment and necessary screening shall be reviewed and approved by the Director of Community. Development prior to issuance of building permits. 30 MITIGATION MONITORING PROGRAM The project shall adhere to all of the mitigation measures identified by the Environment Review Committee (November 16, 2005 and December 14, 2005) and mitigation monitory program, prepared by David Powers and Associates, dated January 2006. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 31. STREET WIDENING Street widening, improvements and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 32. CURD AND GUTTED IMPROVEMENTS Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and standards as specified by the City Engineer. 5:9 Resolution No.6368 U-2005-15 January 26, 2006 33. FIRE HYDRANT Fire hydrants shall be located as required by the City. 34. TRAFFIC SIGNS, DETAILS AND LEGENDS Traffic control signs, details and legends shall be placed at locations specified by the City. All improvement plans shall include all necessary signage, details and legends along with traffic control plans. 35. 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. 36. 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. 37. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post - development calculations must be provided to indicate whether additional storm water control measures are to be installed. 38. 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. 39. 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 undergrounding of utilities. Said agreement shall be executed prior to issuance of construction permits. Fees: a. Checking & Inspection Fees $ 5% of Res. Off -Site Improvement Cost $ 6% of Commercial Off -Site Improvement Cost Resolution No.6368 U-2005-15 January 26, 2006 b. Grading Permit: c. Development Maintenance Deposit d. Storm Drainage Fee: e. Power Cost: f. Map Checking Fees: g. Park Fees: $ 5% of On- Site Improvement Cost $ 3,000.00 $ 32,635.00 $ 6,750.00 * N/A *Park fees are not required based on the 3.5 -acre public park allotment. 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 maybe modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. ** Developer is required for one-year power cost for streetlights 40. 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. 41. DEDICATION OF WATERLINES The developer shall dedicate to the City all waterlines and appurtenances installed to City Standards and shall reach an agreement with San Jose Water for water service to the subject development. 42. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your grading and street improvement plans. 43. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP) REQUIREMENTS In addition, the applicant must include the use and maintenance of site design, source control and stormwater treatment BMP's, which must be designed per approved numeric sizing criteria. The City encourages the use of HMP (Hydromodification Plan) BMP's in the design of the project. The property -10- Resolution No.6368 U-2005-15 January 26, 2006 owners with treatment BMPs Will be required to certify on-going operation and maintenance. 44. NPDES CONSTRUCTION GENERAL PERMIT The applicant must obtain a notice of intent (NOI) from the State Water Resources Control Board, which encompasses a preparation of a Storm Water Pollution Prevention Plan (SWPPP), use of construction Best Management Practices (BMP's) to control storm water runoff quality and BMP inspection and maintenance. 45. 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 shall be stated on the plans. 46. TRASH ]ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Department. Clearance by the Public Works Department is needed prior to obtaining a building permit. 47. MAINTENANCE AGREEMENT The developer shall enter into a maintenance agreement with the City to maintain all non-standard items in the City's Right-of-way. 48. TRAFFIC DEPARTMENT The developer shall be required to address the following comments and concerns: a. The project is required to perform a Transportation Impact Analysis (TIA). The scope of the TIA has already been discussed with the applicant's traffic engineer. Warrants for a traffic signal at the intersection of Vallco Parkway. and Finch Avenue is one of the items to be analyzed. However, some of the elements of the current site plan may affect the scope of the TIA. The project will be required to undertake mitigations of impacts to the surrounding transportation system identified by the TIA. b. The project will be responsible for making operational improvements to the surrounding traffic systems, including but not limited to installation of pedestrian countdown signal heads and installation or upgrade of emergency vehicle preemption (EVP) at surrounding signalized intersections. Traffic signal and roadway modifications shall be required to eliminate existing and potential operational deficiencies. -11- Resolution No.6368 U-2005-15 January 26, 2006 C. Public Works is opposed to on street parking along Stevens Creek Boulevard, shown on the preliminary plans. d. Public Works is opposed to the modifications to Finch Avenue as currently shown on the plan. Public Works is prepared to accept parallel parking along Finch Avenue, but does not wish to have the width of the road reduced from the current four lanes to two lanes. No analysis of the future impact of doing so has been done. The effects on of any significant modifications to Finch Avenue on the surrounding transportation system and traffic circulation must be analyzed. e. Vehicle and pedestrian trips and parking demand generated by the park must be analyzed. f. Significant pedestrian facilities, such as embellished crosswalks across Finch Avenue and Vallco Parkway may be required. A significant mid - block crosswalk is already shown on the site plans. g. Adequacy of traffic circulation on each site and from each site to and from the surrounding roadways shall be analyzed. Mid -block driveways along Stevens Creek will be right turn in, right turn out only. There is potential for conflict at the two site driveways on the south side of Vallco Parkway as shown on the plan. PASSED AND ADOPTED this 26th day of January 2006, at a Regular Meeting of the Planning Commission of the'City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chairperson Miller, Vice -Chair Giefer, Saadati Wong NOES: COMMISSIONERS: ABSTAIN: COMMISSIONERS: ABSENT: COMMISSIONERS: ATTEST: Steve Piasecki Director of Community Development G: \ Planning \ PDREPORT \ RES \ 2005 � U-2005-15.doc -12- APPROVED: Marty Miller,. Chairperson Planning Conunission U-2005-15 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6368 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A USE PERMIT FOR MIXED-USE DEVELOPMENT CONSISTING OF APPROXIMATELY 113,000 SQUARE FEET OF COMMERCIAL SHOPPING CENTER, UP TO 399 RESIDENTIAL UNITS WITH A 3.5 ACRE PUBLIC PARK AT STEVENS CREEK BOULEVARD AT FINCH AVENUE SECTION I: PROTECT DESCRIPTION Application No.: CJ -2005-15 Applicant: Kelly Snider (Toll Bros) Location: Stevens Creek Blvd @ Finch Ave SECTION II: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, as described in Section I. 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; 2) The proposed use will be located :and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of this title. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit is hereby recommended for Resolution No.6368 U-2005-15 January 26, 2006 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-2005-15 as set forth in the Minutes of the Planning Commission Meeting of January 26, 2006, and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits titled: "Calabazas Place: Cupertino, California, Mixed -Use Community" dated December 14, 2005, consisting of 54 sheets labeled 0.0, 0.1, MP1 - MP3, MP 3.0, MP4, MP5, AO.1 - AO.2, Colored Streetscape, Al - A9 (A-4 not labeled), ARO - 10, L1 - L6, CO.1, 001.1 -1.3, C2.1 - 2.3, C3.1 - 3.6, C4.1 - C4.3, T-1, except as may be amended by the Conditions contained in this Resolution. 2. DEVELOPMENT APPROVAL Approval is granted for the demolition of an existing, approximately 150,000 sq. ft. office building and the construction of a mixed-use development consisting of approximately 113,000 sq. ft. of commercial uses, 399 residential units and 3.5 - acre park. 3. PROTECT AMENDMENTS The Planning Commission shall, review amendments to the project, considered major by the Director of Community Development. 4. BELOW MARKET RATE HOUSING PROGRAM The applicant shall participate in- the City's Below Market Rate (BMR) Housing Program by dedicating 20% of the units (in form of senior apartment units). The applicant shall record a covenant that shall be subject to review and approval by the City Attorney, to be reviewed and approved by. the City. Attorney prior to final map approval. 5. ARCHITECTURAL ANIS SITE DESIGN The project shall be required to obtain an: Architectural and Site approval by the City Council prior to issuance of building permits. The applicant shall address the following issues: !PM Resolution No.6368 U-2005-15 January 26, 2006 General High quality materials and exceptional architectural detailing shall be used throughout the project. ➢ Architectural style and materials between the residential and commercial must relate and be compatible. Commercial Use warmer materials and colors on the commercial shopping center More interior parking lot shading trees should be provided in the parking court and along the shops. Detail design guidelines shall be developed to ensure that future tenants will adhere. Provide a stronger distinct architectural expression for the retail center. ➢ The tenant space at the terminus of the entry drive must provide a stronger architectural feature since it is a focal point of the center. ➢ Develop stronger pedestrian amenities (i.e., canopies, trellises, outdoor seating areas, plazas, special paving materials, seats, lights and fountains). Stronger screen buffers (landscaping -& screen walls) should be considered to help screen the loading areas of the shopping center along Vallco Parkway and to ensure that no walls are exposed to graffiti tagging. R�cirlPn+ial ]East Terrace shall have a functional and architectural entrance along the Stevens Creek Blvd. frontage. The entry feature shall also serve as a significant building break in the long facade. ➢ Stronger projecting elevations along major streets (Stevens Creek & Tantau) Eliminate the hip roof element in favor of a stronger modern design expression. Add metal cornices and wall cap elements that relate to the retail center. Provide higher quality and better -delineated pedestrian scale entries from the street. Consider corner balconies to improve the visual transition at the building corners. ➢ There needs to be; a cohesive architectural concept that all of the residential complexes draw from. The senior apartment building shall be redesigned for better sound attenuation from the highway noise. Provide more building offsets on the East Terrace building between the third and fourth floor along Stevens Creek Boulevard and Tantau Avenue to conform to the required height to setback ratio and so that it takes on the appearance of a three story building with the fourth floor setback (similar that to the Metropolitan building along Stevens Creek Blvd.). -3- Resolution No.6368 U-2005-15 6. PARKING January 26, 2006 Parking Garage Entry Width The width of the parking garage entry shall be no larger than 20 feet in keeping with the Heart of the City Specific Plan. Garage ramps shall comply with building code and fire code requirements. West Terrance Driveway The developer shall evaluate the feasibility of greater separation of the W. Terrace Driveway from the service entrance driveway to the Rose Bowl development. Or consolidate the two driveways. Additional Parking on Vallco Parkway Additional diagonal stalls (approximately 40 stalls) shall be provided along the .north side of Vallco Parkway avoiding removal of the existing Ash trees to the maximum extent possible. The parallel stalls along the project frontage of East Terrace (south of Vallco Parkway) shall be diagonal stalls to match the rest of the stalls along Vallco Parkway. The parking plan shall be revised and approved as part of the Architectural and Site approval. 7. OPEN SPACE The project shall comply with the Heart of the City Specific Plan for private and common open space requirements for commercial and residential projects. 3. 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. 9. CONSTRUCTION MANAO]EMENT PLAN A construction management and parking plan shall be prepared by the applicant and approved by staff prior to issuance of building permits. Staging of construction equipment shall not occur within 250 feet of any existing residential property. Said plan shall provide provisions for the following: ® Construction Vehicle Access and Routing. ® Construction Equipment Staging Area. ® Dust Control (Best Management Practices). 10. LANDSCAPING AND 'FREES PRESERVA ION All recommendations in the report by Barrie D. Coates and Associates dated July 21, 2005 and October 30, 2005 shall be followed based on the replacement and retention of trees unless otherwise indicated by the City Council. The City -4- Resolution No.6368 U-2005-15 January 26, 2006 Arborist shall review the detailed site and landscaping plan prior to the Architectural and Site approval for additional recommendations and conditions. Protection Plan As part of the. building permit drawings, a tree protection plan shall be prepared by a landscape architect or certified arborist for the trees specified to be preserved on the site. The tree protection shall be inspected and approved by the landscape architect prior to beginning construction. The applicant must make the necessary revisions to the proposed site plan (Villas) to preserve Tree #174 (55 -inch Sycamore Tree, as identified in the City Arborist's tree report). The dead Valley Oak Tree located at the northeasterly corner of Stevens Creek Blvd. and Finch Ave. must be replaced by a field grown oak to be planted at the northwesterly corner of the Stevens Creek Blvd. and Finch Ave. in front of the proposed park. Tree Protection Bond A. $130,000 tree bond shall be provided by the applicant prior to issuance of the first building permit to ensure protection of existing trees on the site during construction. The bond shall be returned after occupancy permit is issued upon provision of a report by a landscape architect. or certified arborist indicating that the trees are in good condition. 11. IMPROVEMENT AND MAINTENANCE DISTRICT The applicant -shall create an Improvement and Maintenance District to maintain the public street frontages (including parking, lighting, landscaping and street maintenance along Finch Ave. and Vallco Parkway from Tantau Ave. to the West Terrace Condominiums) and the park area (estimated to equal 50 % of the approved park area) that principally benefits the project. Said district shall be part of the Covenant Codes and >Restrictions of the project and shall be reviewed and approved by the City Attorney prior to approval of the final maps. 12. MINIMUM COMMERCIAL BUILDING SETBACK The commercial buildings along Stevens Creek Blvd: shall be setback at an average of 35 feet (no less than 30 feet at any given point) measured from the curb. 13. CREEK TRAIL IMPROVEMENTS The applicant shall contribute $140,000 to the improvements of a trail connection along the east side of Calabazas Creek from Vallco Parkway to I-280. This contribution shall be used by the City to administer a creek trail plan, to coordinate the necessary revisions to the General Plan (and/or other related specific plans) and the necessary approvals and improvements. -5- Resolution No.6368 U-2005-15 January 26, 2006 14. PARK IMPROVEMENTS The applicant shall grant the City the option to purchase (at market value) up to .21 -acre (or the amount of acreage to allow for a full 3 -acre rectangular park south of the West Terrace Project) of additional land south of West Terrace Condominium. A minimum 3.5 -acre portion of the dedicated park area shall be fully improved by the applicant. In addition, funding shall be provided to the City to purchase a pocket park/trail head in the Rancho Rinconada area (next to the Saratoga Creek linear park). Portion of the pan handle park (.71 -acre park east of East Terrace) could be modified to accommodate a few of the displaced units from the adjustments to the West Terrace density and building configurations to facilitate the.full 3 -acre rectangular park along Stevens Creek Blvd. 15. PEDESTRIAN AND SIDEWALK IMPROVEMENTS A new pedestrian sidewalk along the west side of Tantau Avenue (through the overpass north of Hwy. 280 to the first driveway on the west side of Tantau Avenue) shall be constructed prior to the final occupancy of the project. Appropriate permits and approvals shall be obtained from the California Department of Transportation prior to the final approval of the improvement plans. 16. PUBLIC ART/GATEWAY FEATURES The applicant shall set aside .25% (up to $100,000) of the total construction valuation for on-site art as per General Plan Policy 2-63. The applicant shall develop a public art and gateway feature plan for the project. The plan shall be reviewed by the Fine Arts Commission prior to the City Council's consideration of the Architectural and Site Approval 17. SECURITY PLAN FOR PARKING GARAGE A security plan for the parking garages shall be prepared by the applicant and approved by the Sheriff's Department prior to final occupancy. 18. RESTAURANT ODOR ABATEMENT All restaurants shall install odor abatement system to reduce the odor impact from the restaurants to the adjacent community. Detailed plans shall be reviewed and approved by the Community Development Director prior to issuance of building permits. M Resolution No.6368 U-2005-15 January 26, 2006 19. GENERAL PLAN CONFORMANCE Unless otherwise stated by the City Council. The project shall: Provide more building offsets on the East Terrace building between the third and fourth floor along the Stevens Creek Blvd. and Tantau Avenue elevations in order to conform to the 1.5 to 1 slope line. Reduce the density of the West Terrace building from 36 units/acre to 35 units/acre. This is compatible with the density proposed by the adjacent Menlo Equities project (currently in construction) and allowing land to expand the proposed rectangular portion of the park from 2.79 -acre park to a better -functioning 3 -acre public park along Stevens Creek Blvd. 20. SANTA CILARA VALLEY WATER DISTRICT A letter of clearance for the project shall- be obtained from the Santa Clara Valley Water District prior to issuance of building permits. The developer shall demonstrate that the anticipated structural loads from the commercial buildings along Finch Avenue will not impact the underground culvert. 21. SANITARY DISTRICT A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to issuance of building permits. 22. UILTIILITY EASEMENTS Written approval from the agencies with easements on the property (including PG&E, PacBell and California Water Company, and/or equivalent agencies) will be required as a condition of approval prior to issuance of building permits. 23. BUILDING MATERIAL RECYCLING All existing structures on the site shall be removed prior toor concurrently with project construction. The existing building and site materials shall be recycled to the maximum extent possible subject to the review by the Building Official. The developer shall assume the responsibility to obtain all required demolition permits in accordance with the City Ordinance. 24. FIRE DEPARTMENT A letter of clearance for the project shall be obtained from the Santa Clara Fire Department prior to issuance of building permits. 25. CALIFORNIA DIEPARTM ENT,OIF TRANSPORTATION Appropriate permits and approvals shall be obtained from Caltrans prior to final approval of the improvement plans relating to the new sidewalk along the west side of Tantau Avenue. W Resolution No.6368 U-2005-15 January 26, 2006 26. COVENANT OF RECIPROCAL IN GRESS&GRESS EASEMENT The applicant shall record a deed restriction for necessary reciprocal ingress and egress easement 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 east, 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. 27. PUBLIC PEDESTRIAN EASEMENT Public pedestrian easements over the sidewalk areas (portion on private property) and through the interior pedestrian paths, courtyards and plazas shall be prepared by the developer, approved by the City Attorney and recorded against the subject property prior to final map approval. 28. COVENANTS, CONDITIONS AND RESTRICTIONS (CCC&R`sl°sl The project CC&R's shall be reviewed and approved by the City Attorney prior to final map approval. 29. SCREENING All mechanical and other equipment on the building or on the site shall be screened so as not to be visible. Screening material shall match building features and materials. The location of equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 30.' MITIGATION MONITORING PROGRAM[ The project shall adhere to all of the mitigation measures identified by the Environment Review Committee (November 16, 2005 and December 14, 2005) and mitigation monitory program, prepared by David Powers and Associates, dated January 2006. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT 31. STREET WIDENING Street widening, improvements and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 32. 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. -8- Resolution No.6368 U-2005-15 33. FIRE HYDRANT Fire hydrants shall be located as required by the City. January 26, 2006 34. TRAFFIC SIGNS, DETAILS AND LEGENDS Traffic control signs, details and legends shall be placed at locations specified by the City. All improvement plans shall include all necessary signage, details and legends along with traffic control plans. 35. 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. 36. 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. 37. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post - development calculations must be provided to indicate whether additional storm water control measures are to be installed. 38. 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. 39. 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 undergrounding of utilities. Said agreement shall be executed prior to issuance of construction permits. Fees: a. Checking & Inspection Fees: $ 5 % of Res. Off -Site Improvement Cost $ 6% of Commercial Off -Site Improvement Cost ■ Resolution No.6368 U-2005-15 b. Grading Permit: c. Development Maintenance Deposit: d. Storm Drainage Fee: e. Power Cost: f. Map Checking Fees: g. Park Fees: January 26, 2006 $ 5 % of On- Site Improvement Cost $ 3,000.00 $ 32,635.00 $ 6,750.00 * N/A * Park fees are not required based on the 3.5 -acre public park allotment. 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. ** Developer is required for one-year power cost for streetlights 40. 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. 41. DEDICATION OF WATERLINES The developer shall dedicate to the City all waterlines and appurtenances installed to City Standards and shall reach an agreement with San Jose Water for water service to the subject development. 42. BLEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your grading and street improvement plans. 43. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP REQUIREMENTS In addition, the applicant must include the use and maintenance of site design, source control and stormwater treatment BMP's, which must be designed per approved numeric sizing criteria. The City encourages the use of HMP (Hydromodification Plan) BMP's in the design of the project. The property -10- Resolution No.6368 U-2005-15 January 26, 2006 owners with treatment BMPs will be required to certify on-going operation and maintenance. 44. NPDES CONSTRUCTION GENERAL PERMIT The applicant must obtain a notice of intent (NOI) from the State Water Resources Control Board, which encompasses a preparation of a Storm Water Pollution Prevention Plan (SWPPP), use of construction Best Management Practices (BMP's) to control storm water runoff quality and BMP inspection and maintenance. 45. ]EROSION CONTROL ]TAN 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. 46. TRASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Department. Clearance by the Public Works Department is needed prior to obtaining a building permit. 47. MAINTENANCE AGREEMENT The developer shall enter into a maintenance agreement with the City to maintain all non-standard items in the City's Right-of-way. 48. TRAFFIC DEPARTMENT The developer shall be required to address the following comments and concerns: a. The project is required to perform a Transportation Impact Analysis (TIA). The scope of the TIA has already been discussed with the applicant's traffic engineer. Warrants for a traffic signal at the intersection of Vallco Parkway and Finch Avenue is one of the items to be analyzed. However, some of the elements of the current site plan may affect the scope of the TIA. The project will be required to undertake mitigations of impacts to the surrounding transportation system identified by the TIA. b. The project will be responsible for making operational improvements to the surrounding traffic systems, including but not limited to installation of pedestrian countdown signal heads and installation or upgrade of emergency vehicle preemption (EVP) at surrounding signalized intersections. Traffic signal and roadway modifications shall be required to eliminate existing and potential operational deficiencies. -11 Resolution No.6368 U-2005-15 January 26, 2006 Public Works is opposed to on street parking along Stevens Creek Boulevard, shown on the preliminary plans. d. Public Works is opposed to the modifications to Finch Avenue as currently shown on the plan. Public Works is prepared to accept parallel parking along Finch Avenue, but does not wish .to have the width of the road reduced from the current four lanes to two lanes. No analysis of the future impact of doing so has been done. The effects on of any significant modifications to Finch Avenue on the surrounding transportation system and traffic circulation must be analyzed. e. Vehicle and pedestrian trips and parking demand generated by the park must be analyzed. f. Significant pedestrian facilities, such as embellished crosswalks across Finch Avenue and Vallco Parkway may be required. A significant mid - block crosswalk is already shown on the site plans. g. Adequacy of traffic circulation on each site and from each site to and from the surrounding roadways shall be analyzed. Mid -block driveways along Stevens Creek will be right turn in, right turn out only. There is potential for conflict at the two site driveways on the south side of Vallco Parkway as shown on the plan. PASSED AND ADOPTED this 26th day of January 2006, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chairperson Miller, Vice -Chair Giefer, Saadati Wong NOES: COMMISSIONERS: ABSTAIN: COMMISSIONERS: ABSENT: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Marty Miller, Chairperson Director of Community Development Planning Commission G:1 Planning � PDREPORT \ RES \ 2005 \ U-2005-15.doc -12- V KEENAN a BARITEAU Ca&bazai' 4facer Oipedino. Project Mission Statement Caafin s 65m is an urban &JK masierpran cvrm aunty ofretrdrZops, residnrfm[ rondmtd?dti rt andpi bric mrkiaadlurdch aRrcreaw a zibrantmitad--tee dertinatien canfuiry fntegratedinto the ct-isting nefgWncccd PropntaL Too Biottenh, Dicvtgmictiiai Willi ole ielailsiwppiug erten iievelupmmdpt¢I.tte ;Keemvr- -limirenn, proposes to redevelop.the Haw'led Pelekerd properly at Stevens Creek Blvd. and Finch A,ve,'1'huproposed new community will be a 25.5 sets mixed-use urbauinfiti project with eppmidma/ely369.-402newhomes; atetaii shoppvrg erten of apprcximatetyIl5,U00 sq. feet; a, 3:5 ere public pack with salty a idpassive uses: with 15 - 20% of the residential twits set adds as affordable hand%.]twill provide hlah quality for -sale and affordable housing opportunities integrated with exciting new retail in atrue mixed -»se living and shopping eaviraament. The praise +ole is lnomlded lij Stesvnrn (Peek R1vd, Tws sur Aveine,.T-280. ilial Lila sirridetx%11 sides ofbmch :.kwime. The -cuaenttse is vocantland along Stevens Creels Blvd. andthere is a tunctiormay. obsolete two-mory office building and pa -ad parking lot Ed the comer ofTantw Ave. and vallcv Pkwy. The exiutug building mid parking lot will Lvt durmlished idler receipt of 1'uB .approvals forthe project. Adjacent hies mid Connections: - The project is adjacent to a major shopping center V ai Fashion Park which includes the soon. r6•be-open AMC Uovie Themers,'aa well ae ri employers IIp and Apple. Calabezm Plaus, will provide the opportunity. far noikem and residents to secure homes proximate to their work land. within walking distance nfroutinc ahopping. Toll Brother' proposal f rethemcupettino.'s &med:goals-of encouraging housm& retail and other adiii uses alongStaver® Crook Blvd. with good imenarcona Bone fbr pedeutri®s,,otadoor dribigareas and public open spaces. Pedestrian circtlationImas been enrcial determinant in the MasterPlan; streets aredesigned to slow traffic and fazilitatewalking: hike improvements connect ensiugbike lanes and plaids end parks are strategically placed to encourage circuladoa. The project is also near a major bias taxa mus"and site on the main transit conidm into Cupertino: with main V TA bus routes duet to the Valley Far Transit Center. Dkc-0- ? � 7-� ��A P�aal�Btil6S �l38P;i1:l1�33�E�88 � � lP-�b �� 4� � J 9'cra;a My cono7-11! E9ad9 i l .use A6tiotoger Ratan and 17revauran[c: The shnpping conker will he cnnatrrrcicd invned, and managed by Keenan-11mi lean II is designed In accommodate a higher -cod grt neaion; pharmacy', and bnllkalorc as well ae smaller attrrG space for specially "aadl and reatatussu : The center will Fro a shopping and dining deslinalion totaling 115,000 ,gnats feet of floor area. Public walkway, will be gen<roihs fit width amt accentuated with mdquo landscap and water crimes: A variety of arnaB and intimate areas and .plazas will bo designed for outdoor seating, raking advmnago of thcw'ondcrfal local chmaro and enhancing the nutdoor shopping upon cnec. Pedestrian pathways and links to the residential buildings will provide cas, pdoahina said bicycle access, and the public pl- will ...to activity necks and meeting spots for pattens of the center. A'ew• Hensing: The.." seri dentist nnfghliorhtmt will consist of elia hed,roulti-family cnndtmiini-a and Inwnhomlcs. "All -mite A" prapoks a Intal Of 402 new homes,. of which gn will be roma] apartments reserved far qualified low and very -low income Seniors. ":Mlmuil ivc B" tmyposcs-a total of 369 new candurnimum homes, of which 55 will be sold In qualified moderato and median income families, In both Alt,=fl-e. the density ranges between 19 du'acre and 35 dwacrq and would expmhd the supply of affordable housing in Cupertino and provide arachamded I,-ina for Siliwn Vahgv: Both Altereati-would moot City of Cuportino's Affor'dnble Heaving Ordinance,. requiring. mhdeman 6fl5%B`MR housing. Parking. 'Ihc overall master plan providag for amplc rctaii'and rtisfdantial parking. In addition to tbo ample parking provided in the landscaped Auto Courr•.over T L5 new public 011-streett parting spaces would be created along Finch Avc. and Valk) Pkwy: l'he condamini=a and lownbnmcs:wil] have two private parking spaees frmeach home, and pmvidc additional private gucal lima ingffnr a inial purling ratio of 2.3. spaces per. unit. lhrbliepard-: The mater plan includes. 3:5 -acre public park as well as smaller plazas and'opon spaces: throughout. The 3.5 -acro public p;uk will contain a huge open area ideal fur:active uses suchas Frisbee or juniorlcague soccer gamin, as wcllas a mom passive area with a. clang orchard; rose gardeni. and outdoor sooting, the, priaato open spaces include all the cafiascating along ilio shopping streats, plazas with fountains, and acommunity rentor and swimming pool for rosidants. of C labavas IMacc. Design: 'rhin is a smart growth pnhpmal tharhns large public Open spaces fru all In enjoy, surrounded by multi -family residential develupmenl, with shdng lies between the residentialand retail pusliuns of the project. Cohesive design is emphhsiaad Through the use of high quality materials, shared. Coxal points and. unulation emateduus. Once approvals have Wen securedlur the proposed head. toes; the development team will.begiulhe :Uchitoaur'al Design process. The residential and retail buildings sill Rature amail= and sophisticated design while incorporating traditional matorials such as buck and storlo, N'odd-class landscape and graphic dasign firsts havo-lien cngagad to ensure that the pedestrian amenities, retail siguag6,:and land9caping. details all complement and enhance the unique, archiwatual design... KEENAN e BARITEAU upryil.c l.xr Architectural dements and storefronts subject to future architectural changes based an tenant requirements. The site plan has been reviewed to evaluate the issue raised by Larry. Cannon on which storefronts could be subject to futum architectural changes based on Terantrequirements for their individual store image or internal design and customer flow.. Y Tie storefronts could all be subject to minor modifications including door locations, type ofglazing pattern or material. Y Awning colors could change based on a Tenantrequest Y The actual facade paint color could also be subjectm change used on Tenant demand for a Color more in keeping with their corporate look or image, Most of the above changes will not be substantive and hence minor in their impact on the look of the oenter5 Y The entry feature buildng muld also be subject m change ance we have the environmental gnaphies consultant ontoard who may prepose physical changes in the design to Letter accommodate the sign program and identity image he will recommend for the ennb& and the development This workwill primarily take place: after the. Council approval and prior to the architectural review irocess which will follow. i The most significant farads changes could'oaur during this same tine periodafter specific tenants such as the grocery and bookstore are secured and we receive their input on where they want Iheirprimury entries and exits,. they identify their signing needs and give us specific input on other aspects of design. This pmces will start after we receive general Cauncd approval on the plan hopefully within the app -al schedule we aha now on. It is doubtful that wholesale changes of the--beades as presented will occur but fleadbility'must be allowed for by the City in the final entitlement document Y In summary, the rojorsmm spaceare most likely to have score changes in the future once the Terantsam secured. All oft}reee charges, if needed, will be brought back m the City for their review and approval at the staff level. SHEET INDEX 0.0 COVER SHEET 0.1 DRAWING INDEX AND PROJECT OVERVIEW MPI MASTER PLAN ALTERNATIVE A MP2 MASTER PLAN ALTERNATIVE B MP3 STEVENS CREEK STREEfSCAPE MP3.0 STEVENS CREEK STREETSCAPE W/ LANDSCAPING MP4 CIRCULATION PLAN MP5 SITE DATA AO.1 RETAIL PERSPECTIVES AO.2 RETAIL PERSPECTIVES AO.3 RETAIL STREETSCAPE Al RETAIL MASTER SITE PLAN A2 FLOOR PLAN - BUILDING A A3 EXTERIOR ELEVATIONS - BUILDING A A4 FLOOR PLAN & ELEVATIONS BUILDING B A5 FLOOR PLAN & ELEVATIONS BUILDING C A6 FLOOR PLAN & ELEVATIONS BUILDING E A7 FLOOR PLAN & ELEVATIONS BUILDING D & F ARO EAST TERRACE PERSPECTIVE ARI GARAGE & BUILDING PLAN- EAST TERRACE AR2 GARAGE & BUILDING PLAN- WEST TERRACE AR3 ELEVATIONS - EAST TERRACE AR4 ELEVATIONS - WEST TERRACE ARS ELEVATIONS - THE VILLAS AR6 ENLARGED ELEVATIONS & SECTIONS AR7 SITE SECTIONS ARS SITE SECTIONS AR9 SITE SECTIONS AR10 SITE SECTIONS Ll MASTER LANDSCAPE L2 COMMERCIAL L3 RESIDENTIAL SECTIONS L4 COMMERCIAL SECTIONS L5 EAST TERRACE L6 SITE FURNITURE CO.1 TITLE SHEET C1.1 EXISTING CONDITIONS C1.2 EXISTING CONDITIONS C1.3 EXISTING CONDITIONS C2.1 SITE PLAN C2.2 SITE PLAN C2.3 SITE PLAN C3.1 PRELIMINARY GRADING PLAN C3.2 PRELIMINART GRADING PLAN C3.3 PRELIMINARY GRADING PLAN C3.4 SITE SECTIONS C3.5 SITE SECTIONS C3.6 SITE SECTIONS C4.1 PRELIMINARY UTILITY PLAN C4.2 PRELIMINARY UTILITY PLAN C4.3 PRELIMINARY UTILITY PLAN �'' fS'tu�rixssa O :; a .L .,:r,:o,r _ •�..I Agnew Los Altos Mountain View ee1.1`., Los Allosnu'S oa Guest. Dr T u 1 "s Sunn, rale Lanneace Y 4t,,, " 2 u , a'vo Con- C not R.al Loyola Cv_ W. Loyola _ L -P• {�. • IJewhall SL:. ..Yr Jl � Su Pru cringe x, ar Gpan Sn�ce Q>' , ;hevenrC'.0-3:.d 10 t,lanta'•sstn Ctllt3ltlllr. 7-7 6mbanl: iI.le,d an W E d J _ Stev.zns cr O Prospect rte HanhlltonA%z free: ser _ sPccae.' ere Hills o'h` Caliipbell upp2 st- = cte Jr L: L'a Q' F.1,% °en Ptl Pb Champ gne Fountain anfnga G.ir WHacie oda A:•a •• C•p+n SF.ce Qyzo H•'nlirnan A;•e. ,an Tem as % Saratoga Knco,ics 0: 0 N Camrnhfl � Falls G) nnos RL Vason aJ uncticn Cambrian Palk s, r n� zha•.s So .i 0 kn1 J BkF ETHE1. CALABAZAS PLACE �� GUZZARDO s;��„,a� `roll "Brothers �� PARTNERSHIP INC. "-'� America's Luxury HomeBvilder' C U P E R T I N O, CALIFORNIA I�ENAN■BARITEAU EIIrtI®IllwrttsaslPlAwas Landscape Architects -Land Planners•°°a"u•a+•s"N P°"« 2566 N. first Street, sults 102 700 Emerson Street ................. r....... ,.. IT. 14.05 981 RmoipaaoMw Sulfa tea 838 Montgomery Street San Jose, CA 95131 Palo Alto, CA 94301 ,•,,, .... ... ,•,,, ,,, aanrwe, a495tat San Francisco. CA 94133 VAN TRBURG, BANVARD & 90DHR888GH, AlA Phaa:180A6ts1o0 T 415 433 4672 nacaireeruse rr... I. a.An veshcs M i x e d- U s e C o m m u n i t y ......,.................,.. Fmc10e.46/9198 F 415 433 5003 _ 4R:10S") e I i"rh- - a" - APPROVAL (A - - i_5 0- ' �5g� clin PJZLVI L� d ff)'k - 0�6S-1 -7- Plarrrrisig zz'� --b 3/1. - , Ilh:& two Saga -o ZONING PERMIT PACKAGE Calabazas Place is an urban infill, master plan community of retail shops, residential condominiums, and public parkland which will create a vibrant mixed-use destination carefully integrated into the existing neighborhood. Y BKF EPARTNERSHIP THE NIG GUZZARDO CALABAZAS PLACE .�,� a� `?oll Brothers KEBNAN-BARITEAu 0 INC. AmedcaeL—.yHome BaBdar' CUP E R T I N 0, CALIFORNIA F�t�apflpp d'� Landscape Architects• Land Planners s,wr"xmaCA. eawvea s.w eun 2560 N. First Street, Sulte 102 700 Emerson Street 12 14 05 991 P'tltler Pad Ome,sWa 100 836 Montgomery Street VAN IILBURG, BANVARD & SODII101BiGH, AIA. San Jose, CA 95131 Palo Alto, + + e sen Jom,CA95131 San Francisco, CA 94133 G94301 Ptona:4m.4619100 7 415 433 4672 "acxlrecruae • rl."xurxc caa"x oeslex M i x e d -Use C o m m u n i t y ....,.1..1... <....., ...., e. F—.4679199 F 415 433 5003 r u Vallco Mall D Vallco Parkway r r, II Vallco Fashion Park Rose Bowl Site 0 0; 0 01s i West Terrace ®0 95 units 0 00 WINFRIFE Public Park 2.79 Ac O O 1 �-j I WJWQ4Wr - am Public Park \ a'�', Co .71 Act Center a � 4 POTENTIAL POTENTIAL L i GROCERY DRUGSTORE RETAIL iTlll.�.fl .Ilill'l 'TITf1 IITTII I 1111 _..._I1T�111i 11 f1T1�� d� RET -1 POTENTIAL / BOOKSTORE - —j o 4 -HJ I 1111-.11.1 I -III 1111 _I1 L1.1_ LI 1111: FITIT TTS ° RE Do 0 aO 589'38'00"W 1083.16' Stevens Creek Blvd. FT'n ��- _) 8 )%r1 -300G7" - APPROVAL L 1 000 5'- "2 � a�S_ N er 1 t� Plamnhng cnnl6ission -,1,9(04 N1111/c(,, chy Caaa12�ll la i [ cxo GAO sl�'i18�tt .usc RtuuiegE:r Calabazas Place Proposal 8.37 Acres Retail (115,000 sq. ft.) North Parcel Villas Townhomes -108 North Terrace Senior Housing - 80 South Parcel West Terrace Stacked Flats - 96 East Terrace Stacked Flats -118 Total Proposed Units - 402 15% Affordable as per City Standards 0 BRF EPARTNERSHIP THEGUZZARDO 0CAs � CALA6AZAS PLACEC�� `roll Brothers KEENAN■BARITEAUM� INC. -� A,nancn,L—x H.—Bai,dar la C U P E R T I N 1 EIIa1l�fISUBYEtBREIPunm Landscape Architects• Land Planners �+��^ ^ 0 2560N.FrstS—,Saite102 0, CALIFORNIA 700 Emerson Street ..,..,, ..x..... ,xe BBI eddm9aWft, ar'm 1W 836 Montgomery Street VAN TILBURG, BANVARD !c BODBRBHRGH, AIA �n lose, CA 95131 ... x.,.. ..i.... x.. ...,. a.. smJ 'CA95131 San Francisco. CA 94133 c u x o.elcx Palo Alto, C/194301 F :49M8l.810 T 415 433 4672 ACCxlracruce eCAxxlx aeA M i x e d -Use C o m m u n i t y ....,.,..,... .............. F.4r.8199 F 415 433 5003 ` O Vallco Mall °o a � 0 Office Building Vallco Parkway Vallco Fashion Park Rose Bowl Site rmTn- THT �RFTAIL AF T- - — — - — -- coomll' - Center _ - n r 24 Inits - — a 569'36'00'W 1063.16' � 0 Stevens Creek Blvd. e?z-"?DDG-I a I -r 1 300'x-01' APPROVAL LA-a2gc:-,- i c-- r!"&m11w Nnaot4vv Planning comfulssif►ff 1 /,?(04- 31 iq�to� Mae Got Council � I"? l 10�0 Signmu�4111 >s I F BkF EPARTNERSHIP THEGUZZARDO CALABAZAS PLACExa«aelalxamx.,=y�1eCq� �� doll Brothersmoi♦ INC. � A—ica'sLasaryHome Builder" C U P E R T I N 0, CALIFORNIA I\EENAN BARITEAU EN�ItWllr[molPuoeu Landscape Architects• Land Planners snxr^�^°^'U• ate"' 2560 N. FIM Street suite 162 700 Emerson Street 9819 11Pok DM,S,Me 100 836 Montgomery Street VAN 77LBURG, BANVARD & SODERBERGIL AIA sap Jose, eA 95131 ...... �^ Sana -e 95131 San Francisco, CA 94133 Pd10 Alto, G94301 P1wna:a03.a6191N T 415 433 4672 ^acxlrecrvae P�^xxlxc vsenx vsslcn M i x e d -Use Community ................ F.F 415 433 5003 Calabazas Place Proposal Alternative B 8.37 Acres Retail (115,000 sq. R) North Parcel Villas Townhomes -108 North Terrace Stack Flats - 48 South Parcel West Terrace Stacked Flats - 95 East Terrace Stacked Flats - 118 Total Prouosed Units - 369 15% Affordable as per City Standards Puhhc Parl. i i 71A rmTn- THT �RFTAIL AF T- - — — - — -- coomll' - Center _ - n r 24 Inits - — a 569'36'00'W 1063.16' � 0 Stevens Creek Blvd. e?z-"?DDG-I a I -r 1 300'x-01' APPROVAL LA-a2gc:-,- i c-- r!"&m11w Nnaot4vv Planning comfulssif►ff 1 /,?(04- 31 iq�to� Mae Got Council � I"? l 10�0 Signmu�4111 >s I F BkF EPARTNERSHIP THEGUZZARDO CALABAZAS PLACExa«aelalxamx.,=y�1eCq� �� doll Brothersmoi♦ INC. � A—ica'sLasaryHome Builder" C U P E R T I N 0, CALIFORNIA I\EENAN BARITEAU EN�ItWllr[molPuoeu Landscape Architects• Land Planners snxr^�^°^'U• ate"' 2560 N. FIM Street suite 162 700 Emerson Street 9819 11Pok DM,S,Me 100 836 Montgomery Street VAN 77LBURG, BANVARD & SODERBERGIL AIA sap Jose, eA 95131 ...... �^ Sana -e 95131 San Francisco, CA 94133 Pd10 Alto, G94301 P1wna:a03.a6191N T 415 433 4672 ^acxlrecrvae P�^xxlxc vsenx vsslcn M i x e d -Use Community ................ F.F 415 433 5003 Calabazas Place Proposal Alternative B 8.37 Acres Retail (115,000 sq. R) North Parcel Villas Townhomes -108 North Terrace Stack Flats - 48 South Parcel West Terrace Stacked Flats - 95 East Terrace Stacked Flats - 118 Total Prouosed Units - 369 15% Affordable as per City Standards Puhhc Parl. 71A ti } L. rmTn- THT �RFTAIL AF T- - — — - — -- coomll' - Center _ - n r 24 Inits - — a 569'36'00'W 1063.16' � 0 Stevens Creek Blvd. e?z-"?DDG-I a I -r 1 300'x-01' APPROVAL LA-a2gc:-,- i c-- r!"&m11w Nnaot4vv Planning comfulssif►ff 1 /,?(04- 31 iq�to� Mae Got Council � I"? l 10�0 Signmu�4111 >s I F BkF EPARTNERSHIP THEGUZZARDO CALABAZAS PLACExa«aelalxamx.,=y�1eCq� �� doll Brothersmoi♦ INC. � A—ica'sLasaryHome Builder" C U P E R T I N 0, CALIFORNIA I\EENAN BARITEAU EN�ItWllr[molPuoeu Landscape Architects• Land Planners snxr^�^°^'U• ate"' 2560 N. FIM Street suite 162 700 Emerson Street 9819 11Pok DM,S,Me 100 836 Montgomery Street VAN 77LBURG, BANVARD & SODERBERGIL AIA sap Jose, eA 95131 ...... �^ Sana -e 95131 San Francisco, CA 94133 Pd10 Alto, G94301 P1wna:a03.a6191N T 415 433 4672 ^acxlrecrvae P�^xxlxc vsenx vsslcn M i x e d -Use Community ................ F.F 415 433 5003 Calabazas Place Proposal Alternative B 8.37 Acres Retail (115,000 sq. R) North Parcel Villas Townhomes -108 North Terrace Stack Flats - 48 South Parcel West Terrace Stacked Flats - 95 East Terrace Stacked Flats - 118 Total Prouosed Units - 369 15% Affordable as per City Standards t, APPROVAL L)-�t�� i! IIs7e i C11p Caaile / �� (U(p 1' Pat sisnaw else: 4al"..'ger I r{—�`��n'm� I'e®� Hint rnieiuu� ninri��9c_e -ci g1 I997G – iii (''ld1111.iI I It .ii _ L ._ ®®® ��.-�_C _ _ .:q ilio � y 1 l ,jll' i�1�1_ If,11!DII IL1 NN �I IIIYII�IIC��c?.:Ill lt�lllo IIIV91H!nl IIIHrI�H i®• a?111�011BErii_MEIN h11 11�i 0 isiLislF. l® — �aM.Zn __mMn�1_' u�iiB THE CALABAZAS PLACE MP '� B k f ■ GU ZZARDO U.� -a, A I.- `Toll Brothers KEENAN BARITEAU w� 13 PARTNERSHIP INC. aae:rarayxo aaaau C U P E R T I N O, Epo®t>Oi1FriOHpu� Landscape Architects -Land Planners ^ "�°f'-` • °�'�"^ s"" u6Q N. first Stmet yL� 102 CALIFORNIA 700 Emerson Street 12 .14.05 90t Poytla pak0iie•6UM1a tap 836 Montgomery Street San lose, G95131 Palo Alto, CA 94301 ,,, ,•,,, �,,,�„ ,,, ,,,,, San Jam, CAe51a1 San Francleco, CA 94133 VAN TILBURG, BANVARD h SODBRBBRGH, AIA pq ,.I Banc. apa.<6191ap 74154cis—,33 ^a cn,r ecroee et^nn tsa ece^so sicH t`I I e d - U S e Community .•,,,•„..... .............. scale: 1/16"=1'-0” Fmc4 .aVSKN F 415 433 5003 APPRO- VAR. LA5-15 Wvoonbag 6Da7e Gema, CoIng ch, ...ora -Signature � � :,,:r -'.. . •..' ` .. `. .`� ~'' ' ` _ ®� — ; � � n,.� F %"' ``' � � � � ;�' li I�P;t III ILI IIP�'�II— ak � ,,,.r/.;,*' (x�l'�'.�R.� ,..r^,—,n��'I�,— -... ,'{r III t,. �, •.��`.+}' � _�.}xy, - a„r :.:��II� �II;I fll�l!I „ ani' l . �� -0 N. .. .. +. ' ,.�.. .._ � .- 4. ,.� y. �. y'. i . i�+ .,.�yL / f .^�i•' �. ,�'1 �� , �; � � AF� _,..�.�� ► � � wryy t � .:,..__ •--- � —'- — WBkF UPKARTNERSHIP M 47CALABAZA5 RLACEUZZARDo tea.a.� .,v,x .�, �r.�J/ �/�///x" R{NCraCC Ca MIN�ii �f 11�e� �. CUpERTINC�, CALIFORNIA KEENA 2 700EmrMn'.iM! ccuuuunnca •.ac.nu uc 12 . 14 . OS J.O W1rA fttw'k% c FEP dL � ! YAW �TM� RAW" a 90 , A71 yn�,01%L71 WAVACkgWl 440rx c WOO aw...�. 041"M � WiMaM�.�.. a,� ..�„,.x�=.........i.a . ax..> n..,a= Mixed • U s e community �abwam T4104MW2 scale: nts FM/QMFlA F Mi 4W �o.r.rc n.�. u . a ... • ■.r s . ■ Vallco Mail Office Oulldtnq is — Vallo Parkway Vallco Fashion Park alabaza s Place Proposal Pedestrian Linkages Diagram Proposed Pedestrian Connection r1 �- - - - - - Proposed PedestrianAccessj through Buildings Improvements to Existing Pedestrian Connections / It ---—-—---- Underground Parking Boun dar 71, n yrr 6 T �Ir 7:71-1--- V' A F - it. WN" A2 - &S, j M, Vow JIM mobs APPROVAi. 'T ci�t roufgcv—�&, LQLO pal PRO]ECT SUMMARY & SITE DATA: LOT 5 (VILLAS &NORTH TERRACE): CURRENT ZONING: P(MP), PLANNED INDUSTRIAL ZONE REZONE TO: P(R3), PLANNED DEVELOPMENT/MULTIFAMILY RESIDENTIAL GROSS SITE AREA 9.90 ACRES NET SITE AREA 7.97 ACRES RESIDENTIAL BUILDING AREA 359,688 sq. ft SITE COVERAGE Paving Area 77,135 sq. ft. 22% of total Landscape 147,696 sq. ft. 43% of total Building Coverage 122,343 sq. ft. 35% of total NUMBER OF UNITS 2 Bedroom & 3 Bedroom units to range In size from 1,400 to 2,000 sq. ft. 156 units PARKING PROPOSED 316 covered spaces 85 Open Parking DENSITY 16 units/acre USEABLE OPEN SPACE 55,000 sq. ft 352 sq. ft./unit PRIVATE OPEN SPACE 155 sq. ft./unit BUILDING HEIGHTS 45'-0" to Parapets 50'-0" maxlmum to Architectural Projections SETBACKS Freeway 280 55'-0" to property line SCVWD 44'-0"to property line Vallco Parkway 36'-0" to curb Tantau 56'-0" to curb APPROVAL - i;tOG- i E-5 A}rlkMbwldn®t su '- �- el t� l'Isaat�aioa� Caa�pt9edss�c�ea ' � 2ro- 1�1 � (�• Mae I CRY �I $ignalu �5�71BD11�„'�f N®R BRF ETHE GUZZARDO NP � . �?o1lBrothers C A L A B A Z A PLACE C� R MP lllllllli' PARTNERSHIP INC. ,�.�eaa Amar;aaaL--yHamaBuilder" KEENAN■BARITEAU Y , . Landscape Architects Land Planners CU PE RTI NO, C A L I F O R N I A 700 Emerson street ,, ,,,,,,,, ,,, 12 14 05 5 E�e■a3elSuarEraw lPumllt P e""r""1ptdC" �T` '"""`"" ss6o N. ars[saeer, smm loz 5el8dderl` r Dm,Sule 100 836 Montgomery Street VAN TILBURG, BANVARD & SODEREERGAIA sanlm CA95131 Palo Alto, CA 94301 .. ,,,,_ ... .. .. a.. Sen Ja CA65131 San Francisco, CA 94133 H, PM 406AP..6im T 415 433 4672 A¢cxlxecrvae • e1.Axr+lxe aaeAx oaelcx M i x e d- U s e C o IM m u In i t y .........,... •.. _ ,._ • ..•.. , roc .461.01W F 415 433 5003 NUMBER OF UNITS 2'Bedroom & 3 Bedroom units to range In size from 1,400 to 2,000 sq. ft. 118 units 2.65 ACRES PARKING PROPOSED NET SITE AREA OVERALL SITE ALTERNATIVE A: 245 covered spaces 2.45 ACRES DENSITY RESIDENTIAL BUILDING AREA SITE 26 units/acre 222,700 sq. ft. Total net area: 25.37 acres LE OPEN SPACE USEABLE O SITE COVERAGE Total gross area: 32.58 acres 43,638 sq. ft. Paving Area 520 sq, ft. 5% of total Total Residential Units402 459 sq. ft Landscape 47,733 sq, ft. 40% of total Total Commercial 112,206 sq. ft. PRIVATE OPEN SPACE OPEN Building Coverage 58,448 sq. ft. 55% of total 160 sq. ft./unit UMBER OF UNITS N LOT 1 (WEST TERRACE): BUILDING HEIGHTS 2 Bedroom & 3 Bedroom units to range in size from 1,400 to 2,000 sq. ft. 95 units 45'-0" to Parapets PARKING PROPOSED CURRENT ZONING: 50'-0" maximum to Architectural Projections 200 covered spaces P(CG, 0, ML, HOTEL), MIXED USE PLANNED DEVELOPMENT SETBACKS DENSITY REZONE TO: Stevens Creek 38'-0" from projections to curb 36 units/acre P(R3), PLANNED DEVELOPMENT/MULTIFAMILY RESIDENTIAL Tantau 36'-0" from projections to curb USEABLE OPEN SPACE GROSS SITE AREA Vallco Parkway 38'-0" from projections to curb 26,880 sq. ft. 2.65 ACRES Commercial 49'-0" 283 sq. ft./unit NET SITE AREA PRIVATE OPEN SPACE 2.45 ACRES LOT 5 (VILLAS): 160 sq. ft./unft RESIDENTIAL BUILDING AREA BUILDING HEIGHTS 224,800 sq. ft. CURRENT ZONING: 45'-0" to Parapets SITE COVERAGE P(MP), PLANNED INDUSTRIAL ZONE 50'-0" maximum to Architectural Projections Paving Area 520 sq. ft. 5% of total REZONE TO: _ SETBACKS Landscape 47,733 sq. ft. 40% of total P(R3), PLANNED DEVELOPMENT/MULTIFAMILY RESIDENTIAL Valles Parkway 32'-O" from projections to curb Building Coverage 58,448 sq. ft. 55% of total GROSS SITE AREA Finch 32'-0" from projections to curb NUMBER OF UNITS 6.36 ACRES To Public Park 27"-0" from projections 2 Bedroom & 3 Bedroom units to range in size from 1,400 to 2,000 sq. ft. 96 units NET SITE AREA Metropolitan 20'-0" PARKING PROPOSED 4.71 ACRES Vallco Fashion Park 20'-0" 200 covered spaces RESIDENTIAL BUILDING AREA DENSITY 240,200 sq. ft. LOT 2 (PARK): 36 units/acre SITE COVERAGE USEABLE OPEN SPACE Paving Area 54,749 sq. ft. 26% of total CURRENT ZONING: 26,880 sq. ft. Landscape 61,714sq. ft. 30% of total P(CG, 0, ML, HOTEL), MIXED USE PLANNED DEVELOPMENT 280 sq. ft./unit Building Coverage 91,276 sq. ft. 44% of total REZRR, ONEPUBTO: PRIVATE OPEN SPACE NUMBER OF UNITS IC PARK or RECREATIONAL 160 sq. ft./unit 2 Bedroom & 3 Bedroom units to range in size from 1,400 to 2,000 sq. ft. 108 units SS SITE AREA GROSS84 BUILDING HEIGHTS PARKING PROPOSED 45'-0" to Parapets 216 covered spaces T SITE AREA NET NEACRES 50'-0" maximum to Architectural Projections 45 Open spaces 3.5 SETBACKS DENSITY Valles Parkway 32'-0" from projections to curb 17 units/acre LOT 3 (RETAIL): Finch 32'-0" from projections to curb USEABLE OPEN SPACE Public Park 27"-0"from projections sq. 155 CURRENT ZONING: Metropolitan 20'-0" M 155 sq. ft./unit sq u P(CG, 0, ML, HOTEL), MIXED USE PLANNED DEVELOPMENT Vallco Fashion Park 20'-0" PRIVATE OPEN SPACE REZONE TO: 150 sq. ft./unit P(CG), GENERAL COMMERICAL LOT 2 (PARK): BUILDING HEIGHTS GROSS SITE AREA: 40'-D" maximum 10.68 acres CURRENTZONING: SETBACKS NET SITE AREA: P(CG, 0, ML, HOTEL), MIXED USE PLANNED DEVELOPMENT Valles Parkway 36'-0" to curb 8.37 acres REZONE TO: SCWD 56'-0" BUILDING AREA PR, PUBLIC PARK or RECREATIONAL Tantau 56'-0" to curb 112,206 sq. ft. GROSS SITE AREA SITE COVERAGE 4.84 ACRES Paving Area 151,216 sq. ft. 41.5 % of total NET SITE AREA PARCEL 6 (SENIORS): Landscape 104,145sq. ft. 28.5 % of total 3.5 ACRES Building Coverage 78,680 sq. ft. 31 % of total PARKING PROPOSED LOT 3 (RETAIL): NNED INDUSTRIAL ZONE P(MP), PLANNED Off-street (uni-stall) 398 spaces REZONE TO: Accessible parking 9 stalls CURRENT ZONING: P(R3), PLANNED DEVELOPMENT/MULTIFAMILY RESIDENTIAL Street 107 P(CG, 0, ML, HOTEL), MIXED USE PLANNED DEVELOPMENT GROSS SITE AREA Total 514 stalls REZONE TO: 3.54 ACRES BUILDING HEIGHTS P(CG), GENERAL COMMERICAL NET SITE AREA 38'-0" to Parapets GROSS SITE AREA: 3.26 ACRES 45'-0" maximum for Tower 10.68 acres RESIDENTIAL BUILDING AREA SETBACKS NET SITE AREA: 73,000 sq. ft. Stevens Creek 26'-0" minimum 35'-0" average to curb 8.37 acres SITE COVERAGE Finch 34'-0" minimum to curb BUILDING AREA Paving Area 31,848 sq. ft. 23% of total Vallco Parkway 34'-0" minimum to curb 112,206 sq. ft Landscape 82,080 sq. ft. 59% of total To Lot 4 11'-0" minimum SITE COVERAGE Building Coverage 25,550 sq. ft. 18% of total Paving Area 151,216 sq. ft. 41.5% of total NUMBER OF UNITS LOT 4 (FAST TERRACE): Landscape 104,145sq. ft. 28.5% of total 1 & 2 Bedroom units to range in size from 580 to 750 sq. ft. 80 units Building Coverage 78,680 sq. ft. 31% of total PARKING PROPOSED CURRENT ZONING: PARKING PROPOSED 60 open spaces P(CG, 0, ML, HOTEL), MIXED USE PLANNED DEVELOPMENT Off-street (uni-stall) 398 spaces DENSITY REZONE TO: Accessible parking 9 stalls 23 units/acre P(R3), PLANNED DEVELOPMENT/MULTIFAMILY RESIDENTIAL Street 107 USEABLE OPEN SPACE GROSS SITE AREA Total 514 stalls 38,252 sq. ft. 4.51 ACRES BUILDING HEIGHTS 478 sq. ft./unit NET SITE AREA 38'-0" to Parapets PRIVATE OPEN SPACE 3.08 ACRES 45'-0" maximum for Tower 80 sq. ft./unit RESIDENTIAL BUILDING AREA SETBACKS BUILDING HEIGHTS 252,700 sq. ft. Stevens Creek 26'-0" minimum 35'-0" average to curb 40'-0" maximum SITE COVERAGE Finch 34'-0" minimum to curb SETBACKS Paving Area 13,160 sq. ft. 10% of total Valles Parkway 34'-0" minimum to curb Tantau 92'-0" to curb Landscape 55,374 sq. ft. 41% of total To Lot 4 11'-0" minimum Freeway 280 56'-D" to property line Building Coverage 65,700 sq. ft. 49% of total SCVWD 45'-0" to property line NUMBER OF UNITS 2 Bedroom & 3 Bedroom units to range in size from 1,400 to 2,000 sq, ft. 118 units LOT 4 (FAST TERRACE): OVERALL SITE ALTERNATIVE B: PARKING PROPOSED 245 covered spaces CURRENT ZONING: SITE DENSITY P(CG, 0, ML, HOTEL), MIXED USE PLANNED DEVELOPMENT Total net area: 25.37 acres 26 units/acre REZONE TO: Total gross area: 32.58 acres USEABLE OPEN SPACE P(R3), PLANNED DEVELOPMENT/MULTIFAMILY RESIDENTIAL Total Residential Units 369 43,638 sq. ft. GROSS SITE AREA Total Commercial 112,206 sq. ft. 459 sq. ft./unit 4.51 ACRES PRIVATE OPEN SPACE NET SITE AREA 160 sq. ft./unit 3.08 ACRES LOT 1 (WEST TERRACE): BUILDING HEIGHTS RESIDENTIAL BUILDING AREA 45'-0" to Parapets 252,700 sq. ft. CURRENTZONING: 50'-0" maximum to Architectural Projections SITE COVERAGE P(CG, 0, ML, HOTEL), MIXED USE PLANNED DEVELOPMENT SETBACKS Paving Area 13,160sq. ft. 10% of total REZONE TO: Stevens Creek 38'-0" from projections to curb Landscape 55,374 sq, ft. 41% of total P(133), PLANNED DEVELOPMENT/MULTIFAMILY RESIDENTIAL Tantau 36'-0" from projections to curb Building Coverage 65,700 sq. ft. 49% of total GROSS SITE AREA Vallco Parkway 38'-0" from projections to curb Commercial 49'-0" LOT 5 (VILLAS &NORTH TERRACE): CURRENT ZONING: P(MP), PLANNED INDUSTRIAL ZONE REZONE TO: P(R3), PLANNED DEVELOPMENT/MULTIFAMILY RESIDENTIAL GROSS SITE AREA 9.90 ACRES NET SITE AREA 7.97 ACRES RESIDENTIAL BUILDING AREA 359,688 sq. ft SITE COVERAGE Paving Area 77,135 sq. ft. 22% of total Landscape 147,696 sq. ft. 43% of total Building Coverage 122,343 sq. ft. 35% of total NUMBER OF UNITS 2 Bedroom & 3 Bedroom units to range In size from 1,400 to 2,000 sq. ft. 156 units PARKING PROPOSED 316 covered spaces 85 Open Parking DENSITY 16 units/acre USEABLE OPEN SPACE 55,000 sq. ft 352 sq. ft./unit PRIVATE OPEN SPACE 155 sq. ft./unit BUILDING HEIGHTS 45'-0" to Parapets 50'-0" maxlmum to Architectural Projections SETBACKS Freeway 280 55'-0" to property line SCVWD 44'-0"to property line Vallco Parkway 36'-0" to curb Tantau 56'-0" to curb APPROVAL - i;tOG- i E-5 A}rlkMbwldn®t su '- �- el t� l'Isaat�aioa� Caa�pt9edss�c�ea ' � 2ro- 1�1 � (�• Mae I CRY �I $ignalu �5�71BD11�„'�f N®R BRF ETHE GUZZARDO NP � . �?o1lBrothers C A L A B A Z A PLACE C� R MP lllllllli' PARTNERSHIP INC. ,�.�eaa Amar;aaaL--yHamaBuilder" KEENAN■BARITEAU Y , . Landscape Architects Land Planners CU PE RTI NO, C A L I F O R N I A 700 Emerson street ,, ,,,,,,,, ,,, 12 14 05 5 E�e■a3elSuarEraw lPumllt P e""r""1ptdC" �T` '"""`"" ss6o N. ars[saeer, smm loz 5el8dderl` r Dm,Sule 100 836 Montgomery Street VAN TILBURG, BANVARD & SODEREERGAIA sanlm CA95131 Palo Alto, CA 94301 .. ,,,,_ ... .. .. a.. Sen Ja CA65131 San Francisco, CA 94133 H, PM 406AP..6im T 415 433 4672 A¢cxlxecrvae • e1.Axr+lxe aaeAx oaelcx M i x e d- U s e C o IM m u In i t y .........,... •.. _ ,._ • ..•.. , roc .461.01W F 415 433 5003 I !1 4 X,,s Im QV flid ID -6 ImA , + t Y I A.� 1 r �g r • � .�.s'f"y � 1 r- iii ''� ,4 -•''�i/' �' � �a � � � r�'ii , � � w yap � �r��r •woo-- "�°' ;�.��A �.�, r~� II��`� �.� ,.,=I�{..:��. _ , > r� '�" ��,• h Vi- ZMR 'I .��Mi .e2' -.✓s t+°yii rvv a i r l�q '� j` Y ire 1 Y R¢6 N r4 ` Xe: w .. f + go - r 14 r' r IKF M THEGUZZARDO °r"U51�1 LH LH CSHL/-►J r LHL C 9C" ` off cBrothersLa PARTNERSHIP INC. Am rica'sLaxeryH...Bei/der' C U P E R T I N O, CALIFORNIA I�EENAN•BARITEAU n Jlp_ Landscape Architects -Lard Planners wrr�Maac. -. 1- .- oab,m tI TA ne O. BkF E¢n�llannnnlPw�s 961 RECer PaAc O! , Svilo 1W San Jane, 6495131 Phone: 469.46].9100 Fac 400.19/.9199 RETAIL PERSPECTIVES THENG GUZZARDO ■ ` -0 `roll `Brothers CA LA BAZAS PLACE 9;r 13 PARTNERSHIP wc. mm "" `°""° B'd` CUPERTINO, CA LIF 0 R N I A KEENAN•BARITEAU Landscape Architects •Land Planners a.xr^�ar�u aer44� stiry 2560 N. FiM strut, supe 102 700 Emerson Street `"'"... r..r...• ine "'"°.i'u 836 Montgomery Street San Francisco, CA 94133 T 415 433 4672 F 415 433 5D03 3rd TILBIIRG, BANVARD es SODERBERGH, AIA San lose, CA 95131 Mixed -Use Community Palo Alto, CA 94301 ...... ,.....••....... •� ��` ^acxirs cxuae • r�nrvrv,rve uae^n aes�ery AE;tySt&f�aa WnaYo:P APPROVAW lDOB¢ MY coveleff Ag b 91aa�9u 1 A 12 . 14 . 05 O�� INS and €te RON�sads _ xseer=v.` — CDq R�°::E4�A :\MGirpP �d�daaaeaa� conaaaalssi as � O)r1e Chy Cmeaaadi 3),-111 WOO nra. i., us seaaayar i 3 .� 6 6 /< • Gj� SERVICE COMMUNITY ROOMI fi EXISTING STREET MANAGEMENT OFFICE � .,. CURB TO REMAIN, 1,004 SF TYPICAL 5 r L MAJOR 1 34,102 SF 6 RTAIL A 7e83?'SF A PUBLIC - PARK -- .- _ __-____ I o o OUTDOOR DINING PATIO BIOSWALE LANDSCAPING—r F k, SCO .s •\ q NL� SERVICE 1 MAJOR 2 15,770 SF B PROPOSED RESIDENTIAL —EXISTING STREET CURB TO REMAIN, TYPICAL OR DINING PATIO 6 ,\ fi •tea 7 RETAIL B 13,864 SF j l l l l l l l I1 1 1 I I I I_ RETAIL E RETAIL D "� i i' 6,214 SF " ' I MONUMENT PROJECT TOWER ' � ��, C 7,465S F o I � _ RETAIL S - 750 SF STEVENS CREEK BLVD. MASTER SITE PLAN PROPOSED RESIDENTIAL PEDESTRIAN CONNECTION OUTDOOR DINING AND LOW SCREEN WALL EXISTING STREET CURB TO REMAIN, TYPICAL PROJECT DATA ZONING DISTRICT P(CG,O,ML) SITE AREA 364,162 SF (8.36 ACRES) BUILDING AREA 112,206 SF FLOOR AREA RATIO 31 % PARKING 514 STALLS OFF-STREET(UNISTALL) 398 STALLS ACCESSIBLE PARKING 9 STALLS STREET ` 107 STALLS PARKING RATIO 4.6/1000 SF (GROSS) (PARKING RATIO EXCLUDES COMMUNITY ROOM & MANAGEMENT OFFICE) ` NOTE - THE STREET PARKING CONSISTS OF: BOTH SIDE OF FINCH AVE. (69 STALLS) SOUTH 1/2 OF VALLCO PKWY. (29 STALLS) WEST 1/2 OF NEW DRIVEWAY (9 STALLS) PAVING AREA 151,216 SF (41.5 %) LANDSCAPE AREA 104,145 SF (28.6 %) `i (0 �.i �q/C E d50 &I5101;cr T- 511—L BUIL—NoY K F ®GUZZARDO v• �— • v v n v <.....,<<.. ,.< PARTNERSHIP INC. 1159� `Toll Brothers KEENAN•BARITEAUXl/<< Landscape Architects -Land Planners Am L ureHa B ild C U P E R T I N 0, C A L I F O R N I A E�e�171�rErae Ru®u P snxrA mumu . oaavn . sAu rR.wasm 25fi0 N. J SaeH, S31 102 700 Emerson Street 931 Pidda: PaAcarM, 6uda 100 San Francisco, CA San Jose, G95131 1 Z.1 ].05 Sen Jose, aA95131 Son Francleco, CA 84133 VAN 1iLHDRG, HANVARD & SODERHERGH, AIA Palo Alta, CA 94301 <<< ...,. ..,.... << ..,,. <<< � � scAlE:l'=4a'-a' PFme: a0B.46r.9106 T 415 433 4572 ARcm,Tec]aRe ern N111G aReAN aes,cN M i x e d- U s e C o m m u n i t y ....,.,, <,... <... <.....<, <. o zo' aa' Ho' 120' 200' F. e0BA InW F 415 433 5003 ------ ,-- ------ u�r-------r — — -- -- -- -- -- -- — — — — -- — — — — — — — — — — J r --i r------1 ---J---I—I---Q--'t II II II II II II II II II II II II II II II II II II II II II II II II II II -- -- L--JL--J L -----i APPROVAL. _ Arrlkimin Nnmkr Wig MY Council-2J20,0o Drft 11 «® 1 I H H k� BUILDING "A" FLOOR PLAN FLOOR PLAN - BUILDING A '� B kF THE GUZZARDO�� EPARTNERSHIP `?ollGBrothers CALABAZAS PLACE eu N 2 P INC. Landscape Architects Planners , a av� emEENAN■BARITEAU �."aMU. a� . a� ^"560 L"""e"SO.102 C U P E R T I N 0, CALIFORNIAC A L I F O R N I A wum- mm- 636 Montgomery Street 7569 N. Frst Street, SO. N. San Jose, CA 95131 700 Emerson Street . ` .rY . .. 1 z . 0 7. o s gal Mdd.,Ps*D-.Sulo too San Jaye, CA 95131 Pxme: .4V..91oo F-4ce.4bs- San Francisco. CA 94133 7 415 433 4672 F 415 433 5003 VAN TIGBURG, BANVARD & SODBRBERG$ AIA •ao".rscraxe.—A.—"c.aas."oes,cx Palo Alto, CA 94301 M i x e d- U s e C 0 m m u n i t y �• � s�. •„• ... ....1/16'=I' 0' .........,..............,.. Q !'1 0 6' 16' 32' 46' 64' I SHOPS MAJOR MAJOR SHOPS ..i `?roll PLAZA 1 �� PARTNERSHIP INC. . Am 'NIC Brothers Tayffo B7d I$s KEENAN■BARITEAU CUPERTINO, CALIFORNIA EB��tI IEu�B Landscape Architects • Land Planners EXTERIOR PLASTER SYSTEM 700 Emerson Street ....... ......... . ........... t Z , a ] . o s 981 W rP DMs. SW loo San Jma, Gsstsl Flm.: eae.+msloo r CANVAS BLADE AWNING WF BEAM TOP CORNICE & GLASS CANOPY OEMCTION 4'RECESSED STOREFRONTALUMINUM WF BEAM ACCENT STEEL & GLASS CANOPY TERIOR PLASTER SYSTEM 4' RECESSED STOREFRONT SYSTEM STEELFRACLEARGLLASS F 415 433 5003 IF ALUMINUM STOREFRONT SYSTSTEEL STOREFRONTSYSTEM� STONE VENEER FINISH �� CANVAS AWNING '41 STEEL & GLASS CANOPY 10' BUILDING "A" SOUTH ELEVATION ALONG STEVENS CREEK BLVD. Xj SHOPS STELL & GLASS CANOPY 4' MAJOR2 MAJOR SHOPS METALIGLASS AWNING ATTACHED TO FRAME BUILDING "A" NORTH ELEVATION ALONG VALLCO PKWY. BUILDING "A" WEST ELEVATION ALONG FINCH AVE. STOREFRONT SYSTEM 12' SCREEN W 2�(C_'�i'Y1 — I � I BUILDING "A" EAST ELEVATION APPR OVA i. L4'6Uz C->- I G„_,g,., EXTERIOR ELEVATIONS - BUILDING A L— f�G- o+� M c�L�” r planning celpaaraissia it ow -+,31 9iau ch), Covocii b(40_ Pau Sign .usC 31altlAbcC O...... �� BkF EGUZZARDOTHE ..i `?roll CALABAZAS PLACE or 13 �� PARTNERSHIP INC. . Am 'NIC Brothers Tayffo B7d I$s KEENAN■BARITEAU CUPERTINO, CALIFORNIA EB��tI IEu�B Landscape Architects • Land Planners — ' oa+vea . — 2560 N. Fit Street, S.Re 102 San lose, rA 95131 700 Emerson Street ....... ......... . ........... t Z , a ] . o s 981 W rP DMs. SW loo San Jma, Gsstsl Flm.: eae.+msloo B36 Montgomery Street San Francisco, CA 94133 T 415 433 4572 1r� TdBUAG, BANVABD k 60DBAHIIItGH, AIA Ancxrre crass e1-1 ........x ossrcx Pala AIN, CA 94301 M i x e d - U s e C D m m u n i t y .. A SCAIE:I/19'=1'-a' I e " . • • ......i. .,... .. ,. •......,. • A r� 0 6' 16' 32' 4B' 64' Fa.90a.a61s199 F 415 433 5003 ,A`_V) BUILDING "B" WEST ELEVATION ALONG FINCH AVENUE 4 V MAJOR 3 4' RECESSED STOREFRONT r— WF BEAM TOP CORNICE BUILDING "B" EAST ELEVATION BUILDING "B" SOUTH ELEVATION ALONG STEVENS CREEK BLVD STOREFRONT SYSTEM SHOPS BRICK VENEER STONE FINISH - CANVASAWNING METALAWNING STONE VENEER �- STOREFRONT SYSTEM BUILDING "B" NORTH ELEVATION ALONG VALCO PKWY. STOREFRONT SYSTEM APPROVA1. 7'pla®►r inn cogirguisslc►yt _ � �a(_0 `-+ @Burg My Council Mill# ""uat9 tZ$ifcjtfd�if' Fj I o' BUILDING "B" FLOOR PLAN THE CALABAZAS PLACE N NO EPARTNERSHIP GUZZARDO T' 'T � o11�Brothers xEENAN•BARITEAU a""o"N ` 3 e" ,..a. -1—N INC. Ame cn'aL—yH—Baddcr" CUP E R T I N O, CALIFORNIA Landscape Architects• Land Planners s"vr"`91"e'" OP1RT"' e"D'"""� 2S60 N. Fist St -e Suite 102 700 Emerson Street ..........,�................ 1z.ar.os P set Fdd"Fen< ,sate loo 836 Montgomery Street VAN TILBURG, BANVABD &SOOERBERGH, AIA Sanlase,CA95131 Palo Alto, CA 94301 ...... $.j—'CAV 01 0C.LLa:fT-1'A' San Francisca, CA 94133 - 0 4' 9' 16' 24' 40' PI"no:108A S'. T 415 433 4672 "acnrrecruse uc •eae"" oss.c" Mixed U S �' o m m u n i t y F=40461.9199 F 415 433 5003 — ,CC� �s'l `��APi'ROVAd. U App06aMEw Neal�Mr chy counchr, _0 P1Rn►ri�tg i'r�aaeaPei��coa� � 1 � �' I daat deals Seonsi BUILDING "C" WEST ELEVATION METAL ROLL -UP DOOR BUILDING "C" NORTH ELEVATION BUILDING 1'C" EAST ELEVATION FLOOR PLAN AND ELEVATIONS — BUILDING C �.THEGUZZARDO T a"� CALABAZAS PLACE "` 'roll '-Brothersa�rI3 •�EPARTNERSHPINC. ^°� ,-icas Luxurr'H",no Ruvdu- CUPERTIN0, CALIF0RNIA ENAN■BARITEAUB k F � Landscape Architects • Land Planners 2560 N. Flt shee45uue 192 700 Emerson Street .... .,..e ....... . ........ ... t z . s 7 . s s B36 Montgomery Street Sen lose, CA 95131 Palo AND, CA 94301 t� _,• , •„�• rr� �� 5G1E1/e'=1'-0' Brl raadarJ—CA951 I too VAN 11I.BIIRG, S —ARD & SODERBEI[G$ AIA ” ' San Jose, CA961J1 Son Francisco, CA 94133 ^acxlrecruce r�^xxsxc uea^x nec�cx ......,. ,i... .. . , e., .... r . • 0 4' 6' 16' 24' 40' Rme:4061bT9100 T 415 433 4672 Mixed - Use o m m u n i t y Fac d08.461.9189 F 415 433 5003 ' — lm�' mult BUILDING "C" NORTH ELEVATION BUILDING 1'C" EAST ELEVATION FLOOR PLAN AND ELEVATIONS — BUILDING C �.THEGUZZARDO T a"� CALABAZAS PLACE "` 'roll '-Brothersa�rI3 •�EPARTNERSHPINC. ^°� ,-icas Luxurr'H",no Ruvdu- CUPERTIN0, CALIF0RNIA ENAN■BARITEAUB k F � Landscape Architects • Land Planners 2560 N. Flt shee45uue 192 700 Emerson Street .... .,..e ....... . ........ ... t z . s 7 . s s B36 Montgomery Street Sen lose, CA 95131 Palo AND, CA 94301 t� _,• , •„�• rr� �� 5G1E1/e'=1'-0' Brl raadarJ—CA951 I too VAN 11I.BIIRG, S —ARD & SODERBEI[G$ AIA ” ' San Jose, CA961J1 Son Francisco, CA 94133 ^acxlrecruce r�^xxsxc uea^x nec�cx ......,. ,i... .. . , e., .... r . • 0 4' 6' 16' 24' 40' Rme:4061bT9100 T 415 433 4672 Mixed - Use o m m u n i t y Fac d08.461.9189 F 415 433 5003 ' — BUILDING "E" WEST ELEVATION ALONG FINCH AVENUE BUILDING "E" EAST ELEVATION BUILDING "E" SOUTH ELEVATION ALONG STEVENS CREEK BLVD. BUILDING "E" NORTH ELEVATION EE F��ai;eeiae� Ct3MMIS51e11 3) Kt PAN Cifp Cofgncfl O(o n41. FLOOR PLAN & ELEVATIONS — BUILDING E BUILDING "E" FLOOR PLAN THE .a,alea CALABAZAS PLACE4"'13 BKF M rag GUZZARDO '`a�`` Toll -Brothers KEENAN-7B ,"a« PARTNERSHIP INC. �- A—fiGE'E L -.y H..G BifdG,- C U P E R T I N 0, CALIFORNIA E�®��I�EiOtlt�tA�� Landscape Architects • Land Planners 2560 N. Fr Sh-4 SORE 102 700 Emerson Street ..... I. ......... ......... ,.. 1 2 . 0 7. 0 5 838 Montgomery street San)9se,r 95131 Palo Alto, CA 94301 ..... ,, „,,,,, ,,, ,,, �� sc"-I/-a—"' a• 9elwmerPet0;,ES131 190 VAN TRHURG, BANVARD !c 50DERHSSGH, AIA San Jose, CA 95191 San 5 433e4 OA 94133 "1cetTecTace •?LANN1Nc • ace"N DESIGN Mixed - Use C o m m u n i t y Plpra:490A 1.9190 T 415 433 4672 ...... r. ri... c. ............ 0 4' 8' 18' 24' 40' F=409.467.91EE F 415 433 5003 BUILDING "F" WEST ELEVATION ALONG FINCH AVENUE BUILDING "F" EAST ELEVATION BUILDING "F" NORTH ELEVATION BUILDING "F" SOUTH ELEVATION t'T APPROVAL _I - 0®C) '" 15 /�pp46eabm hin��e B'daaeaeaiees Ca�aeee�eissiraee i t��`� � � )y— n� B4eSe Cify Coeao3e of 0(.4;) _ i!Pt9aR I o0!:reslu_ e lase liEuuugua BUILDING "D" FLOOR PLAN _PAr, tQUE -FRC BUILDING "D" NORTH ELEVATION BUILDING "D" SOUTH ELEVATION ALONG STEVENS CREEK BLVD. METAL PANELS BUILDING "D" EAST ELEVATION BUILDING "D" WEST ELEVATION FLOOR PLAN & ELEVA'TIONS - BUILDING D & F THECALABAZAS PLACEsAN CA N �: GUZZARDO `?oll BrothC U P E R T I N 0, C A L I F O R N I A ers I<EENAN•BARITEAU PARTNERSHIP INC. ArancatFL—.yHe..BaudW Landscape Architects • Land Planners" °�'"c` ' °°"TA ' �"" n_ 2560 N. FrstStreet, Suite 102 700 Emerson Street ..,..., . 1 2 . o r . a s 991 watl"Pak Oona, SUM1n 100 B36 Montgomery Street VAN TH.BOBG, BANVARD bs SGDBBBERGH, AiA ban ]ase, CA 96131 Palo Alba, CA 94301 .,,,�.. ... ..,.. ..• �� 6c4fE:1/s'=1'-0• San Jras, CA95131 San Francisco, CA 94133 "acn,rscruse • e�"x x,rvc use"x ossrcry Mixed -Use Community ........ ..... c. .. e.. ..... e e 0 4' B' 16' 24' Patin AW.W..9100 T 415 433 4672 40 F.4N.46 199 F 415 433 5003 --- DECORATIVE CORNICE WITH METAL CLAD FINISH - --- DECORATIVE LIGHT FIXTURE EXTERIOR PLASTER SYSTEM CANVAS AWNING OVER METALFRAME CLEAR GLASS SET IN ALUMINUM STOREFRONTSYSTEM TILE BASE RETAIL B WALL SECTION ENLARGED RETAIL B ELEVATION STEEL WF BEAM TOPCORNICE BRICK VENEER - STRUCTURAL FRAMING ENLARGED MAJOR 1 ELEVATION KENNETN RbDRIG 6 PART HERS INL 1p Soufn T11..:lSul le apo L Q MAJOR 1 WALL SECTION STEVEN CREEK @ CONCH CUPERTINO , C A L I F O R N I A EXTERIOR ELEVATIONS & SECTIONS KEENANIBARITEAU CORNICE WITH 'AL CLAD FINISH ;TUBAL FRAMING HETALCLADDING 'EEL WF HEADER :L ROD SUPPORT METAL AWNING SS STOREFRONT DOOR C RETAIL B WALL SECTION APPROVA1A) — OmS�1 Plana:aat� C'aa��►�eed��see� ��'fr�-�11�' chy cormcir �3)0 oclo Dal Signature c nta�ae�a�cr ENLARGED RETAIL D ELEVATION KRP 119044 3 4Q RETAIL E WALL SECTION FOAM CORNICE STONE VENEER STRUCTURAL FRAMING CANVAS AWNING-- OVER METAL FRAME . - I —CLEAR GLASS SET IN — . ALUMINUM STOREFRONT " SYSTEM TILE BASE ENLARGED RETAIL D ELEVATION KRP 119044 3 4Q RETAIL E WALL SECTION v ENLARGED MAJOR 3 ELEVATION Q MAJOR 3 WALL SECTION STEEL WF BEAM TOP CORNICE - - —DECORATIVE LIGHT FIXTURE -. - STRUCTURAL FRAMING. STONE VENEER RECESSED CAN DOWNLIGHT GLASS COVER — RECESSED CAN DOWNLIGHT WALL MOUNTED LIGHT FIXTURE METALCANOPY CLEAR GLASS SET IN ALUMINUM STOREFRONTSYSTEM --- TILE BASE - --" 2 i MAJOR 3 WALL SECTION Zo ,o S e u I M1 M• l 0 8-- u l l n X 0 0 S a n J a. e, C A . 4! S O S 0 1 0 0 ENLARGED MAJOR 3 ELEVATION S"TEVENS CFREIrE � � n 9 CUPERTINO , CALIFORNIA EXTERIOR ELEVATIONS & SECTIONS KEENANIBARITEAU -- WF TOP BEAM CORNICE STRUCTURAL FRAMING EXTERIOR PLASTER SYSTEM CLEAR GLASS SET IN ALUMINUM STOREFRONT SYSTEM HORIZONTAL ALUMINUM MULLION TILE BASE APPROVAI, planning Commission Off council 3� I d � nail Signaiur �b88dd9�C� `3; MAJOR 3 WALL SECTION HfiP It00�J scuew•-�•a A9 z APPROVAL Ilk EAST TERRACE PERSPECTIVE THE;.EPARTNERSHIP GUZZARDO THB.- 0-01'- oe� CALABAZAS PLACE " AR B k F `Toll `Brothers KEENAN-BARITEAU INC. Amcwa'sL—myRom, BWWC,' C U P E R T I N 0, CALIFORNIA E�m®ut> � TMIPLA Landscape Architects• Land Planners '""r""°Ot°c"' O°°�" s'`" 2560 N. Fl tstreet, SuRe 102 700 Emerson Street 12 14 05 991Km'Pa D'w's ' tag 836 Montgomery Street yAp 1 LRDRG, BurnD & SODERSERGM AIA sen J-, CA 95131 Palo Alto, CA 94301 San j—'CAW I San Francleco, CA 94133 Icx °re cavae xtxc URIAN Desicv M i x e d - U s e C 0 m m u n i t y I••^'•" •'••'" ' • °'° "'°' °' P—AWA— T 415 433 4672 A Fac eae.46l.9199 F 415 433 5003 LyC_'Ok�E>-1& 71m -X)05 -L* ff �iBOe Mgyp COIRPIC11 2 f East Terrace Garage and 1st Floor Plan �. `Toll Brothers GUZZARDOa, C A L A B A Z A S PLACE OCALIFORNIA G" AR B k F ■PARTNERSHIP INC. �� ^mencssL-yH°m°B°°°r' C U P E R T I N 0, CALIF 0 R N I A KEENAN• BARITEAU 1 , E�t>f�[tap�pu®� Landscape Architects -Land Planners s^"r^"1O^'c" O0'"'°` ""FOAN 1560 B. First street, Suite 161 700 Emerson Street .....*. ••• 12 14 OS .1 FWPa Dft SuAe too 836 Montgomery Street VAN TILBURG, BANVARD & SODERBERGH, AIA San lose, CA 95131 Palo Alto, CA 94301 .., ,..i. •...... •.. ..i.. ••. 5an,bso, G4951at San Francisco, CA 94133 ^scttirecreae V- NG URBAN DESIGN M i x e d - U s e C 0 m m u n i t y .... SCALE: 1/30°=1�-0° phone: ao9.n5rstoo 7 415 433 4672 Fec L09.96l.9199 F 415 433 5003 �� GARAGE RAMP ENTRY 2 BDRM COURTYARD 2 BDRM 0 0 0b, d ENTRY ❑❑ ❑❑ 0 72'-3" 2 BDRM 3 BDRM 2 BDRM 2 BDRM 3 BDRM West Terrace Garage and 1st Floor Plan APPROVA1.._Q - _ _ ��.u.gaa� �1t��e• Planning calllllllssixt O-09aQ cify coulgicit L6 Par I' signa re r .use "I ager THE CALABAZAS PLACE " AR B kF EGUZZARDOa°�P�°� `?bll`Brothers KEENAN•BARITEAU iivPARTNERSHIP INC. Americas LuxaryHome Badder' C U P E R T I N O, CALIFORNIA ,°„• „° 2 En�Ti�rflstlpMu®t Landscape Architects• Land Planners s""°""m'°u' °°"'a's"" 2560 N. First street. R& lag 700 Emerson Street ...+.•+....,. °.. . .. . 12 14 . 05 981 FidduPsADK Ewe too 836 Montgomery Street VAN TILBURG, BANVARD !c 900ERBHiGH, Au San lase, CA 95131 Palo Alto, CA 94301 SCALE: 1/30” 1'-0" �,,,•„ ,., ,,. ... sen. 'deers' San Francisco, CA 94133 "scxrrecruae • a."xxrxc uas"x ossrcn M X e d — U S e C o m m u n i t y °•••'•'• •'•• °" ' • • • • • ' •' • = P :40'w91ao T 415 433 4872 F. d 0.4679199 F 415 433 5003 COURTYARD 3 BDRM 0 0 0 ao ENTRY 0 0 0� 72'-3" 3 BDRM st Terrace2 BDRM 0 2!.D1 V Tu S z BDRM16 T'EEI -10 Ej 0 0 0 COURTYARD 2BDRM 2 BDRM 2 BDRM 'BDRM 2 BDRM 3 BDRM ENTRY 3 BDW West Terrace Garage and 1st Floor Plan APPROVA1.._Q - _ _ ��.u.gaa� �1t��e• Planning calllllllssixt O-09aQ cify coulgicit L6 Par I' signa re r .use "I ager THE CALABAZAS PLACE " AR B kF EGUZZARDOa°�P�°� `?bll`Brothers KEENAN•BARITEAU iivPARTNERSHIP INC. Americas LuxaryHome Badder' C U P E R T I N O, CALIFORNIA ,°„• „° 2 En�Ti�rflstlpMu®t Landscape Architects• Land Planners s""°""m'°u' °°"'a's"" 2560 N. First street. R& lag 700 Emerson Street ...+.•+....,. °.. . .. . 12 14 . 05 981 FidduPsADK Ewe too 836 Montgomery Street VAN TILBURG, BANVARD !c 900ERBHiGH, Au San lase, CA 95131 Palo Alto, CA 94301 SCALE: 1/30” 1'-0" �,,,•„ ,., ,,. ... sen. 'deers' San Francisco, CA 94133 "scxrrecruae • a."xxrxc uas"x ossrcn M X e d — U S e C o m m u n i t y °•••'•'• •'•• °" ' • • • • • ' •' • = P :40'w91ao T 415 433 4872 F. d 0.4679199 F 415 433 5003 _ 'lillllllllllll VIIIIIIIIIIIIIIII X1111111111114 m ®® mt®n ® ANNE Ell '• ®® IIIIIIII IIIIIIII IIIIIIIIIIIII IIIIIIIIIIIIII�� ■F1:1 I IIII®®11= nil _ _ '411111111111111111 Millis ,=_��=._''I, IIIIIVIIIIIIIIIIII ii ®ii iIG IIIIIIIIIIIIIIIII II�IIII IIIIIIII IIIIJIIIIIIIIII _ n ;;? � IIIIIIIIIIIIIIII_; IIIIIIII IIIIIIII IIIIIIIIIIIIIIIII m■® _ nun unn �� ■��o_v ., ® n�, d_ .III.__: IMA ? 1on 1 IIII ililiilililililiE= 1111fifu111111i iliiillll -.11101 e ®i�u� 11 111 min o® • 11 III _a =3 � �___ _____ I,�I�•r � 311�� It �III�II�III��III.V. ■es u mlran■ ■■. elan .■■ i EI®n_ li® IIIIIIIIIIIIIIIII m;� Illlllllllll'' ' �� ' � IIIIIIIIIIII�� IIIIIIII ®i®iu iii r ®i®ii 11 11 :� n®u� ne -- =�' MEN 117P., .I ll..: :1 c flA Friml 'r 1, 7=1007 III " V all eMLlmOMl aW MME HEM[ —, =�lp_II'll llFM■1111111111� - 1: 0 111.0- ION! nniSRI q i-plJ111111m.m. IS A - MPUS-1012 '. m'j J7 . .......... . . ........... 111111111111INIII Kom RIPER n®u ■ UM! DIMON V. I M W.• 1111110111111111111 M. MOORE HIM: _IISII001 ow— MW I'l = In HIM !I— L. IF MOM r.a 71 E mi im- = lum F11 111 112111021 .1 I 17FIl 1 157 1179 7111 Fl; I The Villm mr ^ G - I 12> l Tm _ a—'Cs'C APPROVAi. Planning C13nuniSSIlan � 1.9 (0+ 0br1r Dij, Council c'(190 3 Ero�lATHE CALABAZAS PLACE LACE GUZZARDOVollsBrothers KEENAN A�0 „��Bkf EPARTNERSHIP INC.— "°"""""° °" CUPERTIN0, CALIFORNIA .ms lFu®s Landscape Architects• Land Planners in 2560 N. First Sheet, Salle 102 700 Emerson AR 9818itltlerParkOhµ sono tag 836 Montgomery Street VAN 71LBURG, BANVARD do SODERBERGM AIA Sen Jose, CA 95131 Pao Alta, CA 94301 •'• •...�.......rr SCALE: 1/8" = 1'-0" sanloso, cnsstst San Francisco, CA 94133 •' '• ••'•�•• •' ••"• ••• Phone: a09.<5/9tOp T 415 433 4672 esasfrscruse rf.eaxrsc . assAe aee, M i x e d- U s e C o m m u n i t y ................ •..• . •..... Pae 409.45).9199 F 415 433 5003 ! Z b *e•n_ Stevens Creek Boulevard Elevations and Sections APPROVAL L)—a.DkDS—)S _ AK41kwbo Nomtee. PBcaaaas�aa� �'a3aaaara3ss�rra8 1 � �o �,�)1`r O:T9e city colaaw"'T Day �I 5iignsit ii '�� 2Ualsua9b�6' BKF GUZZARDO 5-01 mo '° .e�a>a� `?oR Brothers fl.°. ` Ma PARTNERSHIP INC. Am • L yHa B Bdar' C U P E R T I N O CALIFORNIA KEENAN■BARITEAU 6 E■a�eaAwver�atu�aa� Landscape Architects • Land Planners �^u • ^ '+ • W+ / in 2560 N. First Street, Salte 102 700 Emerson Street 12 . 14 . 05 981 Wks PakOche,8 is 100 836 Montgomery Street VAN 77LBDRG, BAN VARD & SOD ERBERG M AIA Sen 3ose, CA 95131 Pato aro, CA 94301 ssn JmeaA95181 San Francisco, CA 94133 "' •••" "'•••' " '•'•' ,°° Fi :406.wsw T 415 433 4672 AI INrrscraas . ILAININI . asewe IIIIIN mixed -Use Community ............. °............. s 3/16= V-0" —Q3.4679199 F 415 433 5003 SENIOR HOUSING BKF THE GUZZARDO EPARTNERSHIP a�a"'... `?bll ,Brothers INC. Am • L xryNa B 7der" E�e®ettYYe70Y tau®� Landscape Architects• Land Planners a"'+ _ • ate.. RAN x 2560N.Rrst SbGG[ SN.IG2 gel Ndit P,kOdm,Ske too SBBJose.CAe5131 hare: 4Bs9Er.910o F 406".9169 636 Montgomery Street San Francisco, CA 94133 T 415 433 4672 F 415 433 5003 VAN TD.BUBG, BANVABD & 50DBBBERGH, A1A San ]am, CA 95131 ARcxlre cruse PLANNING URBAN DESIGN SENIOR � E V1` HOUSING off'aaD l a l Trr- 'D -D3 S;-( APPROVAL u ate° ✓-0 5 �1lkett� Nnen7oer Planning 03P8aal'1i9sicul � 1aty -4' ` -lit 1 9'�Bte MyCorar�rllI� �t. Sinal use Piante6er Conceptual Cross Section View of Area 1 & Private Park CALABAZAS PLACE CUPERTINO, CALIFORNIA Mixed -Use Community KEENAN ■ BARITEAU 700 Emerson Street Palo Alto, CA 94301 .......................... ........ _ ... _ ................... AR 12.14.05 _ 7 CREEK 1 ,r—Ir VILLAS NORTH PARCEL DRIVE (WEST) ,C- aL ►t3 > inn d =� ""7 APPROVAL I E5 Plmuriitg Cr�o�rrals�lc►1a 1 � ato '�� I �- Dille Carp Covivil Sig lure .�� n€btaauy�cr Conceptual Cross Section View of Area 7 NORTH PARCEL DRIVE TANTAU AVE. (EAST) �6BY®1 TME N. C A L A B A Z A S PLACE GUZZARDO e--,a,eaa"� 7 Ak �D?oRbrothers KEUWBkF PARTNERSHIP INC. mdBtL-.yH..Bildar' ENAN•BARITEAU a Isaeveran1pWBt Landscape Architects -Land Planners --.a— 2560N.RrstSMCt,Sa1W1U2 CUPERTIN0, CALIFORNIA 70oEmerson Street .... r 12 .14.05 8 B51 Ndda F.dcodva, sane 100 838 Montgomery StreetSan lase, CA 95131 S.n Jas C 95131 San Francisco, CA 94133 VAN I7LBt1RG, BANVARD & SODBBBFRGH, UA San Alto„ CA 94301 .... Fmm:9m.4e19100 T 415 433 4572 ♦saN.teCraBB - PLANNING URBAN DESIGN Mixed -Use Community F®c4C .Bt9B F 415 433 5003 ••••,•�• •�••. •• • • •.• • •.• r r + :� B k F NTHE GUZZARDO s"C `%11 `Brothers �� PARTNERSHIP INC. am r,,,,,ayrr sand Ep0®t<�><oarE♦y �pu®p Landscape Architects -Land Planners 2560 N. First Street, Suite 202 9811,RRrPa oax. Sucre 100 SaaJ—CA95131 Ph-408AU.9100 Fac408.457.9199 835 Montgamery Street San Francisco, CA 94133 T 415 433 4672 F 415 433 503 VAN TILBURG, BANVARD & SODBRBBAGH, AIA San]ose, CA 95131 ♦e cneTsc To as PLANNING -aRs4N DESIGN WEST TERRACE Conceptual Cross Section View of Area 7 CALABAZAS PLACE CUPERTINO, CALIFORNIA Mixed -Use Community KEENAN ■ BARITEAU 700 Emerson Street Palo ARa, CA 94301 WEST TERRACE H AVE. - -i -rm- APPROVAIM- 0_k-'05 �I Planning 039191flissims l//��61B8e (Wt i Sigma STEVENS CREEK BLVD AND TANTAU BOOKSTORE EAST TERRACE SECTION D-1 c- - -, e -rm -a coes-oo,'i APPROVA'. LA —aO05-15 Applkell" N11m1ke► c _3 Planning Plannbg 011111rilsslun��- Bsaoa cls,► co�a,�cil 'p)� x'4 I tC-P I TANNTAU TAVE. SECTION D Q� 12 . 14 . 05� Conceptual Cross Section View of Area 7 THE CALABAZAS PLACEaaa BRF ■GUZZARDO INC. ar.aar. aaara raa INS;, ,.� r..wt.ata, t. ,... � =— SA. IA r,� "9,� ?011 Brothers �tdt�=La tBu de- KEENAN■BARITEAU 0, Landscape Architects • Land Planners . �« n ,H C U P E R T I N C A L I F O R N I A - Bat Pos.—'CA9Sulo tog San.bae,G95t3t Phew:109A81.9t0o son MontgFro"T ". CA 41 San Frantieeo, CA 94133 T 415 433 4572 VAN III.BIJ1tG, HANVARD hSODII&IiERGH, AIA ♦acearacrvae r.ewx,nt . vaee>r oes,ex sset x. nrn sacr, some 1a2 San Jom,G95131 700 Emerson Street .. r ....... .. , Palo Alta, CA 94301 Mixed -Use Community FmcnmA67ste9 F 415 433 5003 ••••••�• •�••. " • • `.• • •.• ` c- - -, e -rm -a coes-oo,'i APPROVA'. LA —aO05-15 Applkell" N11m1ke► c _3 Planning Plannbg 011111rilsslun��- Bsaoa cls,► co�a,�cil 'p)� x'4 I tC-P I TANNTAU TAVE. SECTION D Q� 12 . 14 . 05� e THE .... — I %. M L Pk D P% & tk 3 r L M %, E I — - _,Z I I 1 MF GUZZARDO U �IOCOUI w—, Voll Brothers V blqbliwAl:jml: MI,_ 1101. 1 V 11IMP'i 0 09 7 IF mu jr Pill Pq 6' gg� lip liji'v �r,4 N Fy ITT ..� As NO 6 !AWA ! lid (Pl, 77. MEqui -R.MN . . . . . . . . . ... L)MMEF 7111 A U m � A: Walk Between Publich Park and West Terrace 5c,LE:,,H•a,•-0• SCALE:1'--V-0• West Terrace A Tel B: Section Through Finch Ave scAu:vH• .. C: Section Through Pandle Park SCAlF316• -0• SCALE:,•=W-C' i APRT AL U-6'MS � k; ;.Bkafl.. Plrorbtt �'leta>Ipaat� Cr�tlilrodss.cs� �� `i' � ��' chy cotendl use Plunllgsr RESIDENTIAL LANDSCAPE PLAN ENLARGEMENTS AND SECTIONS THE s r�� .GUZZARDHNa Voll "BrothersPARTNERSHIP CALABAZAS PLACE LACE INC. adscapeArchlhds •land Planners IE�l �eI2ITIAL�g CUPERTINO, CALIFORNIA L Eageen(Sufflnopf1Pumi 831 Fekle PaACOna, 91Pa,03 636 w mg_ery St -t 2560N.Flrstsoca,ate1a2 S 3i ,CA95131 VAN 7TLHUHC, HANVAAD a: SODfiRBERQi, AU 700 E3nersan Street Palo OJN, CA 94301 ,G,-,. .,. r.,.r,.,, .B. ,•, .. ,,,�• �,.,•„ ,,, ,,.r. .e• Sndaa CA65,31 PM1 G��A1W San F—d—, CA 94,33 T415 Q34622 a setae ao et...... ....a oe Mixed—Use Community ........r... I it WE AN 'rF "J ois :V ii Bldg M.P 0 Iva -Orr MI, -*,- "' I M �4 fled Z) on— Fv �4�w � 7 17:17:, I NaU ;vq Ra Mo:vanttgGRoff" IPA V Pik - I amirralt, A M WAI 0 1 1116MCAU a: RFTHE GUZZARD 0 vo ARGEMENTS AND 5ECTIC I __7 siM6.� i" r 5 i.. =Ism ' \ 4 i s 1 fi 1� la�ri. &La R1 .t '71RIt r _. Z. M. Am y UL e - - Ml.�t �c .'5-11 � i _ .i .:IiIIdLILI[t.I�IY nn y. , ;:oA��w y� ��4� �w�:ia�w• ��i��fi �"*tsn.!� ionn IN i�q _ 1T f►'f� �;*1 .!' ff*.'�1 - �F_ '10. l��e lam. _,�"��'.'+t'�> .�4��♦ .�, ♦ f `'�►'! ! • I4t ♦-<.. i _'. '' t v'I� a td �:,� �A Iw"!►� t: *t� �i ..N' O* f,'s' ►*,�! /'V ��4�'r, `.� ?w�4` {P^�`�, . . ,�� T . 7- �* J 1 eu . ♦ eill ,,fit tJ+* ♦ �� *.� „14 ♦ ,l,#, CL. -r.lc� •� ' r - A� i € .f � � a� •;a" G^`� �.; L ixtv I MTHE ... CALABAZAS P L A C E GUMR .. A I.I.�B-mthffs E li ;n=L"°�" -��. _< ``...,, `,... ,. •-,..: aa � -. -.,>-< :...... Ae .. ,. i` a r��P �/� ' is, fe�` ��`��" �'.`'��**�. ' .,. .: ..- �, s .u• .,,.� < �,.<:, - •�,t ,�;iU �S . �1}�,� i�' Vii, '�� ^� t t � 1 I A.n f ,41111111111111 iqpi�111 111 - 1` �+k � " ,,�. �s Kx`� a,,. ,+ "� rc Ir •� n� ,e ..,' �� v, �.=��a�.'��/ ' �e Fc � ti X11 i - ' � _ __. •tires' - - �� `-; •w # a� { ` y . %' �� I � � �,< AppikEske Nowber _ k � 41 It I 4 - - -- -- 'N . F` � r ,1�+�11� Hrrflts CI3RtlP/ISSIPgI �9.- -14 StreetPrint Crossing Pedestrian Crossing Interlocking Pavers Integral Color Salt Finish Tree Grates Ci�pCorar�cll Sawcut Concrete Paving ate. Si ur lase Aiueneger LANDSCAPE MATERI 1I CALABAZAS PLACE THE9He1.t avC 13e aeea; emra aeo ;�BKF GUzzARDO D••N>�. `Toll Brothers %! U� PARTNERSHIP INC ae A-61ae Ln� yH—.B.96.e C U p E R T I N 0 CALIFORNIA KEENTAN-BARITEAU E991PEE1a I5UWU09alPLA a Eend5Cape Architects -Land Plann— % ^a� 'a °�•� %+v 256°NRF / i • so-xc, see 162 700 Emerson Sheet WR'dda FnMW..&W 1W 636Mwtg_.ry5b e S 1..,CA95131 p <. .. S J %CA93131 Sankand=,CA94133 VAN 1TLBUHC, BANVARD t SODSRefiItGFi, AU Palo Attu, CA 99301 Pncam�a-oa 7 415 433 4672 •... lsaer e1...........a..a1�:, Mixed -Use Community LEGEND IMS12-ilX1 CONTOUR UNE ABBREVIATIONS -' --75 ---' SYMBOL AB DESCRIPTION AGGREGATE BASE SYMBOL MAX DESCRIPTION MAXIMUM AC ASPHALT CONCRETE MH MANHOLE AD AREA DRAIN MIN MINIMUM AGO AGGREGATE MON MONUMENT APPROX APPROXIMATE MP MENLO PARK BB BUBBLER BOX (N) NORTH BC BEGINNING OF CURVE N.I.C. NOT IN CONTRACT BCR BEGN CURB RETURN NO., NUMBER BLDG BM BUILDING BENCH MARK NTS P NOT TO SCALE PAVED SURFACE BO BOV BLOWOFF BLOWOFF VALVE PAE. PUBLIC ACCESS EASEMENT BS BOTTOM STAIR PCC POINT OF COMPOUND CURVE or BIC BEGIN VERTICAL ICAL CURVE PORTLAND CEMENT CONCRETE BW BACK OF WALK OR BOTTOM OF WALL PE PPE POLYETHYLENE CB CDS CATCH BASIN CURB P4 R PACIFIC GAS AND ELECTRIC PROPERTY LINE C&G & GUC CURB & GUTTER P,D.C. POINT OF CONNECTION FIRE HYDRANT CENTERLINE PRC POINT OF REVERSE CURVE CMCL CMP CO CORRUGATED METAL PIPE CLEANOUT PR P,S.D.E. PROPOSED PRNATE STORM DRAIN EASEMENT CONC CONCRETE p,S.E. PUBUC SERVICES EASEMENT CR CURBRETURN PT U.E. POINT PUBLIC UTILITY EASEMENT CVC CENTER VERTICAL CURVE CURB RB CONNECTION PV PAVEMENT D.C.C. D DOWEL DEFLECTION FVC POLYVINYL CHLORIDE DIPIP DIA DUCTILE IRON PIPE DIAMETER PVI R POINT OF VERTICAL INTERSECTION RADIUS DW D/W DOMESTIC WATER DRNEWAY RCP RIM REINFORCED CONCRETE PIPE RIM ELEVATION .DS DWG DOWNSPOUT DRAWING RT R/W RIGHT RIGHT OF WAY (E) EEAASTT CTRIC (S) SLOPE SOUTH EC ECR END OF CURVE END. OF CURB RETURN SAD. SO SEE ARCHITECTURAL DRAWINGS STORM DRAIN EL ELEVATION S.D.E. STORM DRAIN EASEMENT EP EVC EDGE OF PAVEMENT END VERTICAL CURVE SDMH SHT. STORM DRAIN MANHOLE SHEET EW FACHWAY S.L.D. SEE LANDSCAPE DRAWINGS EX EXISTING S.P.D. SEE PLUMBING DRAWINGS FUTURE SS SANITARY SEWER FF FACE OF CURB FINISHED FLOOR ELEVATION S.S.D. SSMH SEE STRUCTURAL DRAWINGS SANITARY SEWER MANHOLE FG Fl SHED GRADE ST. STREET FH FL FIRE HYDRANT FLOW LINE STA STD STATION STANDARD F/L FIRE LINE S/W SIDEWALK FM FORCE MAIN T OR.TELE TELEPHONE FP FS FINISHED PAVEMENT FIRE SERVICE T&B TC TOP AND BOTTOM TOP OF CURB G GGA ASS TEMP TH TEMPORARY THRESHOLD GB GRADE BREAK TG TOPOF GRATE GE GARAGE ELEVATION TP Top OF PAVEMENT GM GAS METER TR TOP OF RAMP HP HR HIGH POINT HYDRANT RUN TS TWTOP TOP OF STAIR OF WALL HV HIGH VOLTAGE TYP. TYPICAL INVINVERT VC VERTICAL CURVE IRR IRRIGATION VERT. VERTICAL JB JUNCTION BOX W WEST JT JOINT TRENCH W WITH LAT L LATERAL LENGTH W WGW WATERLINE WATER - GAS WASTEWATER DEPT., LF LINEAR FEET CITY OF PALO ALTO LTO LG UP OF GUTTER WM WATER METER LP LOW POINT WV WATER VALVE LT LEFT LEGEND IMS12-ilX1 CONTOUR UNE ssa -' --75 ---' FENCE C1.2 --- TREE � 5 INS e s at pi 0.8' OAK FIBER. ROLL ........................ C2.2 SITE PLAN VERTICAL CURB SITE PLAN C3.1 CURB AND GUTTER C3.2 — — STORM DRAIN (SDR 35 PVC) PRELIMINARY GRADING PLAN so SANITARY SEWER (SDR 35 PVC) ss -- ss WATER MAIN (C900 PVC) w w FIRE WATER MAIN (C900 PVC) v PRELIMINARY UTILITY PLAN GAS UNE (PE) a JOINT TRENCH— Attn.: SCOTT R. SCHORK, R.C.E. 47813 ELECTRICAL UNE E DROP INLET N 5 AREA DRAIN Smallest Developable Parcel (106697 SF) STORM DRAIN MANHOLE OO mux Ow STORM DRAIN CLEANOUT • mro SANITARY SEWER MANHOLE • zwx m SANITARY SEWER CLEANOUT • ssro WATER METER ■� WATER VALVE N I-, .x.� FIRE HYDRANT Ym "v BACK FLOW PREVENTER lev GAS METER ■cu SPOT ELEVATION (EXISTING) OVERLAND DRAINAGE RELEASE GRADE TO DRAIN TENTATIVE MAP FOR CALASAZAS PLACE CITY OF CUPERTINO, SANTA CLARA COUNTY, CALIFORNIA N e I N" M It la ml�_ T _ I 2 - SITE PLAN N.T.S. VICINITY MAP N.T.S. INDEX OF CIVIL SHEETS NMI COA TITLE SHEET C1.1 EXISTING CONDITIONS PLAN C1.2 EXISTING CONDITIONS PLAN W � � 5 INS e s at pi -C2.1 SITE PLAN VICINITY MAP N.T.S. INDEX OF CIVIL SHEETS NMI COA TITLE SHEET C1.1 EXISTING CONDITIONS PLAN C1.2 EXISTING CONDITIONS PLAN C1.3 EXISTING CONDITIONS PLAN -C2.1 SITE PLAN C2.2 SITE PLAN C2.3 SITE PLAN C3.1 PRELIMINARY GRADING PLAN C3.2 PRELIMINARY GRADING PLAN C3.3 PRELIMINARY GRADING PLAN C3.4 SITE SECTIONS A -C C3.5 SITE SECTIONS D -G C3.6 SITE SECTIONS H -J C4.1 PRELIMINARY UTILITY PLAN C4.2 PRELIMINARY UTILITY PLAN C4.3 PRELIMINARY UTILITY PLAN ABBREVIATIONS E.V.A.E EMERGENCY VEHICLE ACCESS EASEMENT LEE INGRESS/EGRESS EASEMENT . P.A.E. PEDESTRIAN ACCESS EASEMENT P.S.D.E PRIVATE STORM DRAIN EASEMENT P.U.E. PUBLIC U11UTY.EASEMENT PROPERTY DESCRIPTION: APN 316-20-074 UJ U } a. 0'o BJJ W U Cn >=Q <p_ Na N �7J� 00 Q ZLU Q r jf _ti C� ` �j ■anG er Supply Public Line - California Water Service Company (CWS) pb �i`-.. V l Se age Disposal Pr vote Line to City of Cupertino j.; 1/��•/ ^per Gos &Electric Public Utility - PG&E p41S1�vAt• �,•�J�� Telephone Pacbell c �c I mr: 6_!_ 6� . ; ;•a+ 7 �n� J� Existing Land Use Office / Industrials / Commercial / Residential Existing Zoning Planned Industrial and Mixed Use Planned Development /�';�"� ! Proposed Land Use Residential High (20-35 DU / GR AC) APN 316-20-078 APN 316-20-079 APN 316-20-085 SUBDINSION DESCRIPTION: 5 Lot Subdivision OWNER/ SUBDIVIDER: TOLL BROTHERS, INC 2560 NORTH FIRST STREET, STE 102 SAN JOSE, CA PHONE- (408) 894-0640 Fax - (408) 894-0645 Attn.: KELLY SNIDER ENGINEER: BKF Engineers 981 Ridder Park Drive - Suite 100 San Jose, CA 95131 Phone - (408) 467-9100 Fax - (408) 467-9199 Attn.: SCOTT R. SCHORK, R.C.E. 47813 ACREAGE: Total acres: 3258 (Gross) 25.37 (Net) NO. OF LOTS: 5 _ Smallest Developable Parcel (106697 SF) Average Developable Parcel (221055 SF) UJ U } a. 0'o BJJ W U Cn >=Q <p_ Na N �7J� 00 Q ZLU Q r jf _ti C� ` �j ■anG er Supply Public Line - California Water Service Company (CWS) pb �i`-.. V l Se age Disposal Pr vote Line to City of Cupertino j.; 1/��•/ ^per Gos &Electric Public Utility - PG&E p41S1�vAt• �,•�J�� Telephone Pacbell c �c I mr: 6_!_ 6� . ; ;•a+ 7 �n� J� Existing Land Use Office / Industrials / Commercial / Residential Existing Zoning Planned Industrial and Mixed Use Planned Development /�';�"� ! Proposed Land Use Residential High (20-35 DU / GR AC) Z F - W 0- ZD 1-" i+ ` And Commercial / Office / Residential ' a � Proposed Zoning P, Residential / Commercial Planning C011"Psissic"" I S1.7e roposed Public Areas Public Pork roposed Private Areas Private Roads/Common Areas torm Drainage Closed conduit Into public system city Council fa reas Subject to Inundation None Pat A Insurance Rate Map Zone X / Map 060352-000ID 12/19/97 nd Use Plan Designation Per Approved Master Plan roposed Tree Plantings As required by City oposed Street Ughting As required by City S' aaau _ . 118111ger is map allows for the fling of multiple final maps. a C0.1 OF 11 (l\ w urian nangas VOUIK I m _L=C:D T-i Mid 6 -A `ll�i E I 6 e 5 E I a A I Ir E E @ eL— ! E _ @—�_ ! @ \ E \\�`\ @ \\ • @ @ ! @ � �a \, �. \\ \\ \ @ \ E ` a I II I � $ I I `I I E 1 ! I I- I Ic `'• I I 1 i tl l —�— -- --�_— . __I_ \`\ `�♦\ _ � O _- S I I° I I E I�. 1 Q 0 O \a\ E E )t5 a $ae @ ui E E ! @LU 5 ly -------------- w----------W . I I \\ ---------- ------------ ca ---- E ��-------- \. t � E I / I T' I @"- E ♦ �t -----! -- i-- r t ♦ E ! i ' �' / a @ / IE € € @ E E a t E E I ! E E t E ` ------------------ -----_ ! y \\ N \�� i \\ \ ` ` � a 00 Z r OZ QUyt k @ Y Y a Y Y E. j ep II D I. I -I, 1�s Y ^ a E a __ a • q e I oet 6 @ / a Y / /� �� b= (� \ . r • \ . — . _ . _ _ a Lye 8 e 6 a c�`� a reo O � I � • .2M Y .p / / / / � u Q 'r___ S - ___ __ —rF � 1 '• a ,.,-H�\ .. Y .......................� Y Y—_---�" '- _ —_�� aV �� T r \ _ / 6 k 4 a y"� 6 Y—�a\ a I✓ 8// / / l fI j I 5 rt /�e �I �l E t/VV� .��r \� "fie £ . - % /, /� / O E 9t✓�Il� �D * j �_a'� 1 € `� t \34i Ea - / / Z SPA!• VI WJE I �\ `\ I b; ;_#€ - �� / / 2 oEo / E c;)4 Pin11 If i ii JIL- GO 11 E 1 E E \" N5 .....,,..�' Sip E ii vrT I\ U �, as Atueu Y r �t r� _ /bS \ /J/ 1 GRAPHIC .n GRAPC SCALE I I IE I! I E E E E u: a E a € a 2 a t a e \ ? \ e II ! � I � I - � f . / a / / / ♦ \ 1 1mh a 90 }I. o° ,n o o` a 2 _ ( `_ .d / \ Druwingeun Nher� ' sD sy @ E @ € e E - E r E /L \ a `^.n /+ ..' !� I I I ( `�.1 L v, b5� / �� . !~:� -./ �; C1.1 g FOR CONTINUATION, SEE SHEET q.2 2 or 1B FOR CONTINUATION, SEE SHEET C1.3 IM PARCEL 3 o n 438 M 12&13 x 7.97 ACRES ,• / �'/// ice/ \\\\so \ ��.., �.,. ,Y>.. "/ ', / .,> ,,, \ ,,., ---row �� I •� ��va Lam F>s � SS s=-- SS.: sss_. PKWY — — — — — I Ir LU N ^ Ij f o, W I � .. f ' .:'J,�>; �.. �.. �.., .,,, > �,., � m, .., ,.> .,, i.m ,r..,' 3 � W CL 0 N= i "" ARCEL ,. n . .. m, 1\ V I Q Q Z 7 M 31&32 "" I,,,. o �� 00 CRSS f ; u 1= ( CL 0 o Lu 00 u u0 i r I "r. 57 RCEL 3 . n I I Q Z N Z ADOM 31&32 ^� I a W N .45 ACRES f F- W uncit Oats Sigh 41 ka mre W____ _ --- —___—___ __ _______—_______—___________ --- — --- —_____--- --- ___— —___ ___ —--- ___ \ r— r T r -•- -- r— —r r T T r T T--- r r r r T < a r T �- r r r .tea r T r r r T` r T r' Pc r -- _ - - - - -- -m--- �• -- , �n y, v �� 9 0 Q e, --- -' - '- tt .t Se' - � o a S. CR SD SD SD SD �• SD SD SD—SD — SD SD SD —S S - _ a n - SS SSS SS SS - SS . �S - p --'F� - - p �D - "9D j W i W W W 6'm W �• W W � W -_ C _ z -�. ___ _ _ Da..�b +eo__ __-_._ - O^ o\ - - T. -- = r �, xc _ —_--- 1 • ------ °° — p - r--- _ '",-- rte`° - r. y 13, �� nrawir,e N�.ber•� ly6 (IN FW) C1.2 !:@ 1 1-h .38 N. Ing 3 .F 1A vJ dnan nangas rOUlK s _ _J , .,�1 •, B�(A, / / /IIj,�mn // f s n ,,,.., '\. F - „°.\ \ "• �.��o,^o^m a ��IeNFom il�9Ob:P % / , /, j/ \ m -. \ \ y \ /• / / "" ^' \ d'dntttt3u� aaanal'e�sdcaat ' „ /// / d � , / Cifp Cotmcdd `rd \ PNP ,w. V — Signalure 011 \ /s \ __ �/% // i ;' _,� ' d � . � • �� " / � 11 I ///�%j%/ EXISTING BUILDING AARCEL 3 438 M 12&13 I / 7.97 ACRES ME Lu, Zl T. U \ \ so ,w \ '\ .,.. / / � / rt " r/u ,,., .\. _ -tea • � I. � Q �'4 SSD ,,., ^,... �.-.. oR ,, n,w� J • ; ,n" x ,.,bE';, v «�H --- GRAPHIC SCALE PA 2 F 576 31 & ( 6,00 ACRES' f , w \ ti -- - —.wq iy6 .r. n, I � , • .v � •�. �.\ y� �r,et luw nu iv r— g FOR CONTINUATION, SEE SHEET C1.2 L) �L r d�oo Lu U cn > ZO a �~ UQ �Z U)z UJ R< W FOR CONTINUATION, SEE /J f � %[.-.�t � � a��Y�� \ � L \\ '' rmv: ra � •ww:t°i�` /' % / LA 5 (`r% //� �� / ,a. -ISF-� llY� �(,r•- L-9E~;gt r. _ r�� \ �. `�• w H¢ g i yam/ �• % u. Cis, Ss 1'/�\ Al �` ; l ( ^ t a< ✓ tiC ry Nraougc� % „ �r".�.� T. rjn Gln M _.., _.-� �� LU LOT 3 w ® `® RETAIL " N I I ni �� 1 �.i •,kn., .37 ACRES- �4 Z J1 WO LL v Drrun nurlyus ruu,K C2.3 ^...\ _ ,n. "^� / i�� i J \ rd Ali •ti,� .�.�„ ��X1 ! 1i1 I win��a `` .,,. •n, L__...,, g .yam- S SS SS -' . -_ -- -► S n SS - A. P.U.E. LEE '70 cn �10 f NZwa o Ef'�\{ LOT 4 "EAST TERRACE R. i / 11CONDOMINIUM UNITS 1 S j J W Q 3.08 ACRES f(/ {! I ( Q N -f•,�y{-' '• _ � - ,,, ,o, ,�, � jam, �._�_�-",�, I K,3 r/� (- ��--�� -- - '� L:>e.r S gDp^ rv5,'°._y,__ - �- I 'l(' I / `"� INV f � ,� '°- _. - - �` �Y � /�. _ t - �'m, 'a,~ • ti •�%/ I � F �� S ?!� _ �y, � I I II I I \t._ azaonao' t - _ / , - - - / `�. ."^-.. �"7.- `• _ ¢•G �� r ' J I � 1 �-` � I I II I L.ilj9ii,1'' �,S � , -_ .` .. 1 ((`ti _ � 1 .�. ,._ - �-1 - - - - -� - - - - - - - � � K,- s-zaaow• �., ... m- _ _ Tc-=� ._,_ LLJ -., �, -- -.. ; 1 \ ~ -� _ - _`'--«oss✓�-- -/ � ,�-_- _ - vn _°nc --lT-- _-w- § -v- �._-=.„t=_ _ ?T� _ _ . ^-- �- __�.`. - -m, '--_ - ''.ss `� �- .+' .,. r�-•._..-^ - sani•='scer - - _M�c nra - .. .. - - '_ ,,,.a., m+ru - d - -- - �cw_`--� / U a >m +• k _.� _ _- ___- .___ ___ ..__ __ _____-___- - _ _ ._ _= T __ - �- -- T _ • -- T .--- T T `T T - T' T .ma' ..., .. .. =kms•• T _- T T T � T __ r- , , y� _ T� --_ -_._- T ' T T T P :Z� T _ _- T,T j- _ a — -- - — - — -- i f }- _ --- - --- -- �'�-------- -- ----- ------------ ----- --- -- ---- -� � _.., . •„�.. 3 �:�L.1;-�"5�-�” tt S� `*' S?._ '."1� � � • i ._--,v +��.,..-1L�.rZ_.-_ �a� - =-ice-- --- __-- �, - -- ---- --- - - 1 a4,. x>` `u`A` �.•>.,�.....-..�=f a• a S.I6V S Cs g. . I SD „D SD SL -- SDS- SD �-•'' SD - SD - �. SR Y ED B - - - _T _ - - r- SS-- �rt'i - _ SS �- - - �- •� _ _ - _ _ ba � 1� � / _ /. s L., �;` _ - �- .: v ``-• � lif =- w _ - - c - W �'�w _ -'� • -mow • --� � - -- - � --- _'"� _ ��-+zS--,_„ �---- `�' _ t� r \ - " -- + w-1-- ' - W ,:..�- 5 -- _ __ tom.._ . _ -------- ` -= - -' .. -- - - _ - ->= -- - -+--• �- - _., -., ,_�-: c *`-% '�' i - (. _ __ � �--`7- .. - o-, ' -.gam - sT'�..,j-.:?�-..�-•.+.- •••,.z. -k'..._-.-. _,._...aG- �i _. �--^,..�-'_"7�L.__-t _._. _`�-"� -•�1 �'�' -.v.- k.•,r 'j -,i'' ? I IiS; R �z 1 r rl' - L• 7- }., ;..,- ._ `_ _.._ ..'_ __. � � _ J= _._ �� _. r: ,. :..,:,y= :.:•..-,:_T'----'.. --- --------- - , .�., _ - _ i-_ '•'� �:�\ /l - ��°. °��`-• '� r11 I !, � �._l.J. �--� ��r�.---�_�. y I _ � ISI LIw N � ; � �� ,M �J � r �~ � -� � l � t � .q �-- -- - - � •. �-..- _ \.`.,,� �f ~ f � � l ( � r f j � GRAPHIC SCALE 11 - { ^•'�• f + 1. Druwing Nunberi' =! is ( INrar) I C2.2 L L. - aD tL _ 6 DF 16 r,• i• i AI I p AppR,�'q — 01/ / t p/datlllilig ------ city ,_--city councti par NO 4,1z" 0117/ - % i ; y"ry�.y^ / u \ 11 zu /i.%j�i ,`try' /�/ / /�/j' �•. / t j. // /i: '"s.� ,.._-�- To r j !� I Al �j r /j,�j J-d //,J \ \ \\ \�„ II l moi• J j i/�� ,p � \\ r +.\ .\ j/�/ 'moi,/, ,,' ! �i cwt" / - %�• � O F •:� � \' <CO �'�->'�� 4.��r> ,�� \F\ /!'"i jam\ / �>\ 1 •� -71 `, �a. �\ ` sh;"�.-�'�° .. ♦ �.\Fo w�- �\ , ;fid .._ � _ _ \ } _ FOR CONTINUATION, SEE SHEET C2.2 w unan nangas rouiR -"'v \ w ,n. •\ \ .� \\-ate \ .K, � .\\ a>� Y ',/ `/ ''ate`"•. \ x C�/af!5`ay5�fuoao� \•��\ � \, \\ � \\� ' \� \ �` \. %/� ;� ^.�� /' / �'�'t, ! j�;��' �' .fob; 1 7`�W r :�\\ \ -.� , �.\\�\\` •� � /Y l l w; /' J `� �� , ! � � o m a,• ' > 0.a\ �.aa:\ \' \. \ ` / \"� 12 Hi— \C� ,� � \ \ ,}?`' "` .•� � \ `'' ,mow � nj �.,. �' \ \ '\.� . �'�'-. _� ,' � ' gm %Zj�///'�l' ;(\ /�\\�\ { \\,�;� \ � % v. �,,r•�-,�,� � 1 � /j�llti'�(i I (;xl( !/ � J I 1 / /i .////!%/ .NORTH *IhQCE 1\,x \,>a "sem `r: ^ J I/Ij1l! 'l� l�, l \ _�l l�//�%/!/ /fi/ !l \ .--ii56 '? ,.,...C, O7DO�OR(RU€Ms, UNITS `,wIII• -ICK W<— ''I � ��yDG � ''�I ,4!11; `• �, --r-- � '' ; ��,�lj,,` ' , y BL o I TWO I i i� i /I ! �/ I� t/N mVILLA BCDO $1 f ir✓i /--- _-- - -fir. �= •1 � I I t r'<' �/ 'j I i �; � `'s .I, �„>r --- .. / ,� y ;.� _ / /rf'n'• �; , Egg°.• I ---' GRAPHIC SCALE 4-0 _ _ —� ) -_ .. / ' ' r• I /' /inch = 30 ft ice;"__ DrnxlnD Nunber, C2.3 7 of 16