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U-2005-16bMarch 24, 2006 Mike Rohde Vallco International Shopping Center 10123 N. Wolfe Road, #2030 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: Vallco ordinances (Continued from March 8; consider a continuance to March 22): a) Conduct the second reading of Ordinance No. 1975: "An Ordinance of the City Council of the City of Cupertino Rezoning of a 5.19 -Acre Parcel From Planned Development (Regional Shopping) to Planned Development (Regional Shopping/Residential) at 10123 N. Wolfe Road." (Vallco) b) Conduct the second reading of Ordinance No. 1976: "An Ordinance of the City Council of the City of Cupertino Modifying a Development Agreement (1 -DA -90) to Encompass the Development Proposed in U-2005-16, ASA -2005-11, Z-2005- 05 and TR -2005-04 for a 137 Unit, Two- and Three- Story Residential Condominium Development at 10123 N. Wolfe Road." (Vallco) Dear Mr. Rohde: At its March 22 meeting, the Cupertino City Council enacted Ordinance No. 1975 with an additional 5% BMR one -bedroom units to be included, and an increase in park fees in the amount of $423,000, to be paid in 2010. Council members Kwok and Wang voted no. The second reading of Ordinance No. 1976 was continued to April 4. The zoning approval conditions are as follows: SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. I APPROVED EXHIBITS Zoning approval is for area shown in Zoning Exhibit A. Printed on Recycled Paper Ordinance Nos. 1975 and 197b Page 2 March 24, 2006 Please review conditions carefully. If you have any questions regarding the conditions of approval, please contact the Department of Community Development at 408-777-3308 for clarification. Failure to incorporate conditions into your plan set will result in delays at the plan checking stage. If development conditions require tree preservations, do not clear the site until required tree protection devices are installed. The conditions of project approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d)(1), these conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90 -day approval period in which you may protest these fees, dedications, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90 -day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. Any interested person, including the applicant, prior to seeking judicial review of the city council's decision in this matter, must first file a petition for reconsideration with the city clerk within ten days after the council's decision. Any petition so filed must comply with municipal ordinance code §2.08.096. Sincerely: Grace Schmidt Deputy City Clerk cc: Community Development Encl: Ordinance Nos. 1975 and 1976 (1976 is draft - not enacted) ORDINANCE NO. 1975 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUPERTINO RE -ZONING OF A 5.19 ACRE PARCEL FROM PLANNED DEVELOPMENT (REGIONAL SHOPPING) TO PLANNED DEVELOPMENT (REGIONAL SHOPPING/RESIDENTIAL) AT 10123 N. WOLFE ROAD (VALLCO) WHEREAS, an application was received by the City (Application no. Z-2005-05) for the re -zoning of a property to Planned Development (Regional Shopping/Residential); and WHEREAS, the re -zoning is consistent with the City's General Plan land use map, proposed uses and surrounding uses; and WHEREAS, upon due notice and after one public hearing the Planning Commission recommended to the City Council that the rezoning be granted; and WHEREAS, a map of the subject property is attached hereto as Exhibit A as a proposed amendment to the 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 re -zoned to Planned Development (Regional Shopping/Residential); and that Exhibit A attached hereto is made part of the 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 regular meeting of the City Council of the City of Cupertino the 31 st day of January, 2006 and ENACTED at a regular meeting of the City Council of the City of Cupertino the 22nd day of March, 2006, by the following vote: Vote Members of the City Council AYES: Lowenthal, Mahoney, Sandoval NOES: Kwok, Wang ABSENT: None ABSTAIN: None ATTEST: APPROVED: /s/ Kimberly Smith /s/ Richard Lowenthal City Clerk Mayor, City of Cupertino Ordinance No, 1975 EXHIBIT A RE -ZONE 5.19 ACRES FROM: PLANNED DEVELOPMENT (REGIONAL SHOPPING) TO: PLANNED DEVELOPMENT (REGIONAL SHOPPING/RESIDENTIAL) 2 Zoning Plat Map CONDOMINIUMS AT VALLCO R� 90 -'•' CUPERTINO, CALIFORNIA P*rk0w1tz+Ruth DRAKE DRIVE NORWICH AVENUE ..... .. . .. 463S3- L2 2 Zoning Plat Map CONDOMINIUMS AT VALLCO R� 90 -'•' CUPERTINO, CALIFORNIA P*rk0w1tz+Ruth ORDINANCE NO. 1976 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUPERTINO MODIFYING A DEVELOPMENT AGREEMENT (1 -DA -90) TO ENCOMPASS THE DEVELOPMENT PROPOSED IN U-2005-16, ASA -2005-11, Z-2005-05 AND TR -2005-04 FOR A 137 UNIT, TWO- AND THREE- STORY RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 10123 N. WOLFE ROAD (VALLCO) WHEREAS, an application was received by the City (Application No. DA -2005-01) for the modification of a development agreement (1 -DA -90) to encompass the development proposed in U-2005-16, ASA -2005-11, Z-2005-05, and TR -2005-04 for a 137 unit, two - and three-story residential condominium development; and WHEREAS, the modification is consistent with the City's General Plan land use map, proposed uses and surroundings; and WHEREAS, the City Council finds that the subject Development Agreement meets the following requirements: 1. Is consistent with the objectives, policies, general land uses and programs specified in the General Plan and any applicable specific plan; 2. Is compatible with the uses authorized in, and the regulations prescribed for, the land use district in which the real property is or will be located; 3. Is in conformity with and will promote public convenience, general welfare and good land use practice; 4. Is not detrimental to the health, safety and general welfare; 5. Will not adversely affect the orderly development of property or preservation of property values; and 6. Will promote and encourage the development of the proposed project by providing a greater degree of requisite certainty. WHEREAS, upon due notice and after one public hearing the Planning Commission recommended to the City Council that the amendment be granted; and NOW, THEREFORE, BE IT ORDAINED AS FOLLOWS: Section 1. That Section 2.2 Vested Elements, of the development agreement described as 1 -DA -90, is hereby amended to add a sub -section adding the development proposed in U- 2005-16, ASA -2005-11, Z-2005-05, and TR -2005-04, as vested elements of the development agreement. Said subsection shall read as follows: Applications U-2005-16, ASA -2005-11, Z-2005-05, and TR -2005-04 for a 137 unit, two - and three- story residential condominium development as shown on the approved exhibits for said applications. Ordinance No. 1976 DA -2005-01 2 Section 2. This ordinance shall take effect and be in force thirty (30) days after its passage. INTRODUCED at a regular meeting of the City Council of the City of Cupertino the 31 st day of January 2006 and ENACTED at a regular meeting of the City Council of the City of Cupertino the day of March, 2006, by the following vote: Vote Members of the City Council AYES: NOES: ABSENT: ABSTAIN: ATTEST: APPROVED: City Clerk Mayor of Cupertino 0a CITY OF CUPEkTINO March 6, 2006 Mike Rohde Vallco International Shopping Center 10123 N. Wolfe Road, #2030 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: Vallco ordinances (Continued from February 7 to a time certain of 6:30 p.m.): a) Conduct the second reading of Ordinance No. 1975: "An Ordinance of the City Council of the City of Cupertino Rezoning of a 5.19 -Acre Parcel From Planned Development (Regional Shopping) to Planned Development (Regional Shopping/Residential) at 10123 N. Wolfe Road." (Vallco) b) Conduct the second reading of Ordinance No. 1976: "An Ordinance of the City Council of the City of Cupertino Modifying a Development Agreement (1 -DA -90) to Encompass the Development Proposed in U-2005-16, ASA -2005-11, Z-2005- 05 and TR -2005-04 for a 137 Unit, Two- and Three- Story Residential Condominium Development at 10123 N. Wolfe Road." (Vallco) Dear Mr. Rohde: At its February 27, 2006, regular adjourned meeting, the Cupertino City Council continued the item to March 9 beginning at 6:00 p.m. with the following requirements for the applicant and staff: By Tuesday, March 7, applicant shall provide and staff will deliver to the City Council the following items: • Signed copies of at least two of the three Real Estate Agreements (REA's) with the mall anchor stores (Macy's, Sears, and J.C. Penny's). • The CC&R language and easement language related to the wall between the mall and the neighborhood • A design for a parking garage that is a maximum of 32 feet high (excluding the elevator tower), and which meets the required number of parking spaces • Staff shall provide written notice to the neighborhood in a half -mile radius, and at least as far as Portal Avenue Printed on Recycled Paper U-2005-19 Page 2 January 19, 2006 Any interested person, including the applicant, prior to seeking judicial review of the city council's decision in this matter, must first file a petition for reconsideration with the city clerk within ten days after the council's decision. Any petition so filed must comply with municipal ordinance code §2.08.096. Sincerely: Grace Schmidt Deputy City Clerk cc: Community Development CITY OF CUPEkTINO February 2, 2006 Mike Rohde Vallco International Shopping Center 10123 N. Wolfe Road, #2030 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: Consider Application Nos. U-2005-16, ASA -2005-11, Z-2005-05, TR -2005-04, DA - 2005 -01 (EA -2005-10), Mike Rohde, (Vallco Fashion Park condominium development), 10123 N. Wolfe Road, APN 316-20-064 and 316-20-057: A. Mitigated Negative Declaration B. Use Permit and Architectural and Site Approval to construct a 137 -unit, two and three-story condominium development C. Re -Zoning of a 5.19 -acre parcel from Planned Development (Regional Shopping) to Planned Development (Regional Shopping/Residential) First reading of Ordinance No. 1975: "An Ordinance of the City Council of the City of Cupertino Rezoning of a 5.19 -Acre Parcel From Planned Development (Regional Shopping) to Planned Development (Regional Shopping/Residential) at 10123 N. Wolfe Road." D. Tree Removal for an attached condominium development E. Modification to a Development Agreement (1 -DA -90) to encompass the development proposed in U-2005-16, ASA -2005-11, Z-2005-05 and TR -2005-04 First reading of Ordinance No. 1976: "An Ordinance of the City Council of the City of Cupertino Modifying a Development Agreement (1 -DA -90) to Encompass the Development Proposed in U-2005-16, ASA -2005-11, Z-2005-05 and TR -2005- 04 for a 137 Unit, Two- and Three- Story Residential Condominium Development at 10123 N. Wolfe Road." Printed on Recycled Paper U-2005-16 Page 2 February 2, 2006 Dear Mr. Rohde: At its January 30 2006, special meeting (continued to January 31), the Cupertino City Council approved the project with the following additional conditions: The applicant shall record a covenant running with the land in a form which is acceptable to the city attorney and which burdens both the residential project and the remainder of Vallco Park prohibiting the owners, their successors in interest and any associated homeowners associations or lessee holders from causing removal of any portion of the wall located along the westerly boundary of the Vallco properties intended to provide pedestrian, bicycle, or vehicular access to the adjacent neighborhood. This covenant can only be released or modified by action of the Cupertino City Council after receipt by the City Council of written consent to such release or modification by a majority of the property owners owning property between the wall and Portal Avenue. Prior to occupancy, the applicant shall install public art on the project site. The public art shall be valued at a minimum of one-quarter percent (1/4%) of the total project budget, not to exceed $100,000. Prior to installation of the public art, the applicant shall develop and submit a public art plan for the project to be reviewed and approved by the Fine Arts Commission. • The applicant shall agree to spend up to $100,000 to acquire the rights to construct a shopping center sign on the north side of Interstate 280 and to construct the sign. • The applicant shall add a 3rd row of trees, where possible to the satisfaction of the Director of Community Development Department, encompassing the existing tree row and two rows of 48 -inch box redwood trees within the existing landscape planter along the west side of the property • Occupancy of the condominiums will not be granted until the theater is open. • Modify Condition No. 4f (U-2005-16 & ASA -2005-11) to read: A maximum footprint of 3,600 square feet is permitted for the day care center, up to a total square footage of 4,000 square feet. • An additional 10 -foot wide landscape area along the southern perimeter of the site shall be incorporated into the landscape plan. • The applicant shall demonstrate that with the wall extension, the visibility from the 2nd floor windows will not extend to any of the windows on the first floor and yards of the adjacent homes. In the event that it does, the applicant will be required to provide supplemental screening of the condominium building(s) or increase the height of the wall. U-2005-16 Page 3 February 2, 2006 Modify Condition 4d to read: Modify the roadway entrance (Perimeter Road) so that there is a less severe turning radius (articulated corner treatment by the day care center) into the project site and more trees along Perimeter Road can be retained. • Modify Condition 4a to read: Modify plans to provide a minimum 20 -foot side yard setback along the east property line adjacent to the Interstate 280 Wolfe Road off -ramp. • Transit Eco passes shall be provided by the Homeowners Association. The Use Permit conditions are as follows: SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on plan set entitled "Condominiums at Vallco" dated January 3, 2006, except as may be amended by the Conditions contained in this Resolution. 2. DEVELOPMENT APPROVAL Approval is granted to construct a 137 -unit residential condominium complex consisting of two- and three-story buildings over a podium parking garage, and day care center. 3. PROJECT AMENDMENTS The Planning Commission shall review amendments to the project, considered major by the Director of Community Development. 4. SITE PLAN MODIFICATIONS The project will require approval of the final design by the Planning Commission prior to issuance of building permits. The applicant shall incorporate the following modifications: a. Modify plans to provide a minimum 18 foot side yard setback along the east property line adjacent to the Interstate 280 Wolfe Road off -ramp. b. Reduce the maximum number of units to 137 residential units by removing two of the three-bedroom units from the project. c. Reduce the west side of Building A to a 2 -story building height matching the building heights of Buildings D and E. d. Modify the roadway entrance (Perimeter Road) so that there is a less severe turning radius into the project site and more trees along Perimeter Road can be retained. e. Provide an expanded open space area at the southeast corner of the project site incorporating passive recreational green space with benches. f. Reduce the size of the day care center to a maximum of 3,600 square feet. g. Remove the surface "parking lot" for the day care center and provide 7 surface parking spaces that can back out directly (e.g., perpendicular parking) into the driveway; modify the driveway entrance for the condominium complex to accommodate this revised surface parking scheme. U-2005-16 Page 4 February 2, 2006 h. Provide a minimum 40 -foot setback along the western property line, incorporating the existing landscape area along the western perimeter of the site and the minimum 20 -foot wide emergency vehicle access. i. Provide a double row of trees within the landscape area adjacent to the southern side of Building A facing the future parking structure site for additional screening. j. Provide a second row of trees between Building A and B for additional screening. k. Preserve the existing coast live oak as identified by the arborist report of August 9, 2005 by Barrie D. Coate and Associates, if possible, and if it is not within the development area of the site. 5. LANDSCAPING The applicant shall: a. Submit detailed landscape and irrigation plans to be reviewed and approved by the Director of Community Development. b. Maintain the existing landscape planter area, including existing trees, along the western property line. c. Provide for infill trees along the western property line where gaps currently exist, as determined by the Director of Community Development. The infill trees shall be redwood trees, or other acceptable evergreen trees as determined by the Director of Community Development, and shall be field grown size. d. Plant a second row of redwood trees, or other acceptable evergreen trees as determined by the Director of Community Development, within the landscape planter area to be retained along the western property line. Trees shall be field grown size. e. Provide up to thirty 24 -inch box evergreen trees within the Cal Trans Right -of -Way landscape area adjacent to the project site and the Interstate 280 off -ramp. The applicant shall work with Cal Trans to secure approval for planting of these trees along the project site on Cal Trans property. f. Provide a double row of trees within the landscape area adjacent to the southern side of Building A facing the future parking structure site for additional screening. The type and size of trees shall be reviewed and approved by the Director of Community Development. g. Provide a second row of trees between Building A and Building B for additional screening. The type and size of trees shall be reviewed and approved by the Director of Community Development. h. Preserve the existing coast live oak as identified by the arborist report of August 9, 2005 by Barrie D. Coate and Associates, if possible, and if it is not within the development area of the site. 6. TREE REPLACEMENT For each tree that was removed prior to approval of a Tree Removal Permit, two new trees shall be planted on site. 7. TREE PROTECTION MEASURES The applicant shall comply with the tree protection measures in the arborist report dated August 9, 2005, and prepared by the City's Consulting Arborist, Barrie D. Coate and Associates. U-2005-16 Page 5 February 2, 2006 8. TREE PROTECTION BOND A tree protection bond in the amount of $50,000 shall be submitted to the City prior to issuance of demolition or grading permits. 9. ECONOMIC/MARKETING CONSULTANT The Applicant shall pay for a study to be conducted by an independent economic/marketing consultant of the City's choosing that shall evaluate the economic impacts the overall project will have on the success of the Vallco shopping mall. 10. WALL EXTENSION The applicant shall provide an extension to the existing soundwall along the western perimeter of the project site to provide for additional privacy screening and sound mitigation from the project site. The design, materials and color shall be reviewed and approved by the Director of Community Development. No extensions shall be constructed until a building permit is obtained. 11. NOISE DISCLOSURE Any and all future property owners of the residential units shall receive disclosure of the potential for noise impacts from the parking garage to be constructed adjacent to the Macy's department store. 12. OPEN SPACE The project shall comply with the Heart of the City Specific Plan for private and common open space requirements for the project. 13. PARKING AVAILABILITY DURING CONSTRUCTION In accordance with the Development Agreement, the short term deficit of parking availability may not exceed 200 spaces at any time at Vallco Fashion Park. At any time the deficit exceeds 200 spaces, the applicant shall provide sufficient additional parking to offset the deficit to a level at or below the 200 space threshold level. Prior to issuance of building permits, compliance with the number of required parking spaces during construction shall be demonstrated. 14. DEMOLITION REQUIREMENTS All demolished building materials shall be recycled. The applicant shall provide evidence that materials were recycled prior to issuance of final demolition permits. 15. BELOW MARKET RATE ROUSING PROGRAM The applicant shall participate in the City's Below Market Rate (BMR) Housing program by providing 15% of the units at below market rates to qualified buyers. The applicant shall record a covenant, which shall be subject to review and approval by the City Attorney, to be recorded simultaneously with the filing of a building permit. U-2005-16 Page 6 February 2, 2006 16. DESIGN The applicant shall make the following design changes as recommended by the City's Architectural Advisor, Larry Cannon, to be reviewed and approved by the Director of Community Development prior to issuance of building permits: • Refine wall caps to ensure positive wall termination. • Open up the stoops, making them more individual in character (e.g., consider some stoops with open railings). • Modify the design of the fins to open them up at the top or lighten their visual mass through use of perforated metal to relate to the trellises (e.g., metal like trellises). • Provide visual unity to the base of buildings (e.g., provide uniform base materials) 17. 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. 18. 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 of any residential property. 19. PARKING MANAGEMENT PLAN A parking management plan shall be submitted to the Director of Community Development for review and approval if any portion of the underground podium parking is to be utilized as shared parking for the day care center. 20. SCREENING All mechanical and other equipment on the building or on the site shall be screened so they are not visible from public street areas or adjoining developments. Screening materials/colors shall match building features and materials. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. The location of equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 21. NOISE The applicant shall comply with the noise mitigation measures in the noise impact report dated November 15, 2005, and prepared by James Reyff of Illingworth & Rodkin, Inc. 22. AIR QUALITY The applicant shall comply with the air quality control measures in the air quality impact report dated November 21, 2005, and prepared by James Reyff of Illingworth & Rodkin, Inc. U-2005-16 Page 7 February 2, 2006 23. SANITARY DISTRICT The applicant shall provide all necessary sanitary sewer improvements for the proposed project as required by the Cupertino Sanitary District. Prior to obtaining a permit for occupancy, the applicant shall provide written confirmation that adequate capacity is available for the project or the applicant shall pay for the appropriate mitigation costs to provide the required capacity and shall enter into a reimbursement agreement with the District. 24. WATER SERVICE Prior to obtaining a permit for occupancy, the applicant shall provide written confirmation from California Water Service that adequate capacity is available for the project or the applicant shall pay for the appropriate mitigation costs to provide the required capacity and shall enter into a reimbursement agreement with the Service. 25. NOTICE OF FEES DEDICATIONS RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90 -day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90 -day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 26. STREET WIDENING Street widening, improvements and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 27. 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. 28. TRAFFIC MEASURES a. The applicant may be required to make a contribution toward the improvement of an additional right turn movement from west bound Vallco Parkway to north bound Wolfe Road, if required by the Public Works Department. b. The applicant shall be required to undertake or make a contribution to improve the intersection of north bound Wolfe Road and Perimeter Road if mitigation measures are recommended to improve this intersection as a result of an amended traffic study and as determined by the Public Works Department. C. The applicant shall provide bicycle parking/access and pedestrian connections to adjacent neighborhoods as required by the Public Works Department. U-2005-16 Page 8 February 2, 2006 d. A pedestrian connection to Wolfe Road shall be provided to provide access to the sidewalks and bus stops on Wolfe Road. e. Stop signs shall be provided at the driveway intersection with Perimeter Road. f. The applicant shall be required to provide make improvements to correct operational deficiencies at the traffic signal at the intersection of Wolfe Road and the Interstate 280 south bound off -ramp. These improvements include providing pedestrian countdown signal heads and installing or upgrading emergency vehicle preempt (EVP) equipment. 29. SIDEWALK IMPROVEMENTS Reconstruction of sidewalks shall be required along N. Wolfe Road, where sidewalks provide pedestrian connections to the project site, if they have been damaged and uplifted by trees, as determined and required by the Public Works Department. Improvements and repair of sidewalks and/or pedestrian connections on Vallco Fashion Park along Perimeter Road from Stevens Creek Boulevard to the western perimeter of the project site shall be required, as determined and required by the Public Works Department. 30. STREET LIGHTING INSTALLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be no higher than the maximum height permitted by the zone in which the site is located. 31. FIRE HYDRANT Fire hydrants shall be located as required by the City, Santa Clara County Fire and San Jose Water Company. 32. 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. 33. 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. 34. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Development in all other zoning districts shall be served by on site storm drainage facilities connected to the City storm drainage system. If City storm drains are not available, drainage facilities shall be installed to the satisfaction of the City Engineer. *Pre and Post Development Calculations are required U-2005-16 Page 9 February 2, 2006 35. FIRE PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City and Santa Clara County Fire, as needed. 36. 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. 37. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits. Fees: a. Checking & Inspection Fees: $ 5% of Off -Site Improvement Cost or $2,130.00 min. b. Grading Permit: $ 5% of Site Improvement Cost c. Development Maintenance Deposit: $ 3,000.00 d. Storm Drainage Fee: TBD e. Power Cost: f. Map Checking Fees: $ 6,750.00 g. Park Fees: $ 1,077,300.00 h. Street Tree By Developer ** Based on the latest effective PG&E rate schedule approved by the Public Utility Commission (P.U.C.) 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. 38. 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. In the even an above ground U-2005-16 Page 10 February 2, 2006 enclosure/device must be located in an area visible from the public street, then it shall be specifically designed to hide or screen the device such that it is compatible with the surrounding commercial shopping environment. In no case shall such structures conflict with pedestrian movement or be located on prominent corners. Said screening and design may include fencing and landscaping or located underground such that said equipment is not visible from public street areas. Said equipment locations shall be determined prior to issuance of building permits. 39. 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, as needed. 40. 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. Erosion and or sediment control plan shall be provided. 41. 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 owners with treatment BMP's will be required to certify on-going operation and maintenance. 42. 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 BMP's to control storm water runoff quality and BMP inspection and maintenance 43. TRAFFIC The applicant must address all concerns and comments from the Traffic Department. Clearance by the Traffic Department is needed to obtain a building permit. A traffic control plan is required to be reviewed and approved by the Traffic Department prior to commencement of work. The Architectural and Site Approval conditions are as follows: SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. DEVELOPMENT DEPT. U-2005-16 Page 11 February 2, 2006 1. APPROVED EXHIBITS Approval is based on plan set entitled "Condominiums at Vallco" dated January 3, 2006, except as may be amended by the Conditions contained in this Resolution. 44. DEVELOPMENT APPROVAL Approval is granted to construct a 137 -unit residential condominium complex consisting of two- and three-story buildings over a podium parking garage, and day care center. 45. PROJECT AMENDMENTS The Planning Commission shall review amendments to the project, considered major by the Director of Community Development. 46. SITE PLAN MODIFICATIONS The project will require approval of the final design by the Planning Commission prior to issuance of building permits. The applicant shall incorporate the following modifications: 1. Modify plans to provide a minimum 18 foot side yard setback along the east property line adjacent to the Interstate 280 Wolfe Road off -ramp. m. Reduce the maximum number of units to 137 residential units by removing two of the three-bedroom units from the project. n. Reduce the west side of Building A to a 2 -story building height matching the building heights of Buildings D and E. o. Modify the roadway entrance (Perimeter Road) so that there is a less severe turning radius into the project site and more trees along Perimeter Road can be retained. p. Provide an expanded open space area at the southeast corner of the project site incorporating passive recreational green space with benches. q. Reduce the size of the day care center to a maximum of 3,600 square feet. r. Remove the surface "parking lot" for the day care center and provide 7 surface parking spaces that can back out directly (e.g., perpendicular parking) into the driveway; modify the driveway entrance for the condominium complex to accommodate this revised surface parking scheme. s. Provide a minimum 40 -foot setback along the western property line, incorporating the existing landscape area along the western perimeter of the site and the minimum 20 -foot wide emergency vehicle access. t. Provide a double row of trees within the landscape area adjacent to the southern side of Building A facing the future parking structure site for additional screening. u. Provide a second row of trees between Building A and B for additional screening. v. Preserve the existing coast live oak as identified by the arborist report of August 9, 2005 by Barrie D. Coate and Associates, if possible, and if it is not within the development area of the site. 47. LANDSCAPING The applicant shall: i. Submit detailed landscape and irrigation plans to be reviewed and approved by the Director of Community Development. U-2005-16 Page 12 February 2, 2006 j. Maintain the existing landscape planter area, including existing trees, along the western property line. k. Provide for infill trees along the western property line where gaps currently exist, as determined by the Director of Community Development. The infill trees shall be redwood trees, or other acceptable evergreen trees as determined by the Director of Community Development, and shall be field grown size. 1. Plant a second row of redwood trees, or other acceptable evergreen trees as determined by the Director of Community Development, within the landscape planter area to be retained along the western property line. Trees shall be field grown size. m. Provide up to thirty 24 -inch box evergreen trees within the Cal Trans Right -of -Way landscape area adjacent to the project site and the Interstate 280 off -ramp. The applicant shall work with Cal Trans to secure approval for planting of these trees along the project site on Cal Trans property. n. Provide a double row of trees within the landscape area adjacent to the southern side of Building A facing the future parking structure site for additional screening. The type and size of trees shall be reviewed and approved by the Director of Community Development. o. Provide a second row of trees between Building A and Building B for additional screening. The type and size of trees shall be reviewed and approved by the Director of Community Development. p. Preserve the existing coast live oak as identified by the arborist report of August 9, 2005 by Barrie D. Coate and Associates, if possible, and if it is not within the development area of the site. 48. TREE REPLACEMENT For each tree that was removed prior to approval of a Tree Removal Permit, two new trees shall be planted on site. 49. TREE PROTECTION MEASURES The applicant shall comply with the tree protection measures in the arborist report dated August 9, 2005, and prepared by the City's Consulting Arborist, Barrie D. Coate and Associates. 50. TREE PROTECTION BOND A tree protection bond in the amount of $50,000 shall be submitted to the City prior to issuance of demolition or grading permits.- 51. ermits: 51. ECONOMIC/MARKETING CONSULTANT The Applicant shall pay for a study to be conducted by an independent economic/marketing consultant of the City's choosing that shall evaluate the economic impacts the overall project will have on the success of the Vallco shopping mall. 52. WALL EXTENSION The applicant shall provide an extension to the existing soundwall along the western perimeter of the project site to provide for additional privacy screening and sound mitigation from the project site. The design, materials and color shall be reviewed and approved by the U-2005-16 Page 13 February 2, 2006 Director of Community Development. No extensions shall be constructed until a building permit is obtained. 53. NOISE DISCLOSURE Any and all future property owners of the residential units shall receive disclosure of the potential for noise impacts from the parking garage to be constructed adjacent to the Macy's department store. 54. OPEN SPACE The project shall comply with the Heart of the City Specific Plan for private and common open space requirements for the project. 55. PARKING AVAILABILITY DURING CONSTRUCTION In accordance with the Development Agreement, the short term deficit of parking availability may not exceed 200 spaces at any time at Vallco Fashion Park. At any time the deficit exceeds 200 spaces, the applicant shall provide sufficient additional parking to offset the deficit to a level at or below the 200 space threshold level. Prior to issuance of building permits, compliance with the number of required parking spaces during construction shall be demonstrated. 56. DEMOLITION REQUIREMENTS All demolished building materials shall be recycled. The applicant shall provide evidence that materials were recycled prior to issuance of final demolition permits. 57. BELOW MARKET RATE HOUSING PROGRAM The applicant shall participate in the City's Below Market Rate (BMR) Housing program by providing 15% of the units at below market rates to qualified buyers. The applicant shall record a covenant, which shall be subject to review and approval by the City Attorney, to be recorded simultaneously with the filing of a building permit. 58. DESIGN The applicant shall make the following design changes as recommended by the City's Architectural Advisor, Larry Cannon, to be reviewed and approved by the Director of Community Development prior to issuance of building permits: • Refine wall caps to ensure positive wall termination. • Open up the stoops, making them more individual in character (e.g., consider some stoops with open railings). • Modify the design of the fins to open them up at the top or lighten their visual mass through use of perforated metal to relate to the trellises (e.g., metal like trellises). • Provide visual unity to the base of buildings (e.g., provide uniform base materials) U-2005-16 Page 14 February 2, 2006 59. 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. 60. 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 of any residential property. 61. PARKING MANAGEMENT PLAN A parking management plan shall be submitted to the Director of Community Development for review and approval if any portion of the underground podium parking is to be utilized as shared parking for the day care center. 62. SCREENING All mechanical and other equipment on the building or on the site shall be screened so they are not visible from public street areas or adjoining developments. Screening materials/colors shall match building features and materials. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. The location of equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 63. NOISE The applicant shall comply with the noise mitigation measures in the noise impact report dated November 15, 2005, and prepared by James Reyff of Illingworth & Rodkin, Inc. 64. AIR QUALITY The applicant shall comply with the air quality control measures in the air quality impact report dated November 21, 2005, and prepared by James Reyff of Illingworth & Rodkin, Inc. 65. SANITARY DISTRICT The applicant shall provide all necessary sanitary sewer improvements for the proposed project as required by the Cupertino Sanitary District. Prior to obtaining a permit for occupancy, the applicant shall provide written confirmation that adequate capacity is available for the project or the applicant shall pay for the appropriate mitigation costs to provide the required capacity and shall enter into a reimbursement agreement with the District. 66. WATER SERVICE Prior to obtaining a permit for occupancy, the applicant shall provide written confirmation from California Water Service that adequate capacity is available for the project or the applicant shall pay for the appropriate mitigation costs to provide the required capacity and shall enter into a reimbursement agreement with the Service. U-2005-16 Page 15 February 2, 2006 67. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90 -day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90 -day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 68. STREET WIDENING Street widening, improvements and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 69. 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. 70. TRAFFIC MEASURES g. The applicant may be required to make a contribution toward the improvement of an additional right turn movement from west bound Vallco Parkway to north bound Wolfe Road, if required by the Public Works Department. h. The applicant shall be required to undertake or make a contribution to improve the intersection of north bound Wolfe Road and Perimeter Road if mitigation measures are recommended to improve this intersection as a result of an amended traffic study and as determined by the Public Works Department. i. The applicant shall provide bicycle parking/access and pedestrian connections to adjacent neighborhoods as required by the Public Works Department. j. A pedestrian connection to Wolfe Road shall be provided to provide access to the sidewalks and bus stops on Wolfe Road. k. Stop signs shall be provided at the driveway intersection with Perimeter Road. 1. The applicant shall be required to provide make improvements to correct operational deficiencies at the traffic signal at the intersection of Wolfe Road and the Interstate 280 south bound off -ramp. These improvements include providing pedestrian countdown signal heads and installing or upgrading emergency vehicle preempt (EVP) equipment. 71. SIDEWALK IMPROVEMENTS Reconstruction of sidewalks shall be required along N. Wolfe Road, where sidewalks provide pedestrian connections to the project site, if they have been damaged and uplifted by trees, as determined and required by the Public Works Department. Improvements and repair of sidewalks and/or pedestrian connections on Vallco Fashion Park along Perimeter Road from U-2005-16 Page 16 February 2, 2006 Stevens Creek Boulevard to the western perimeter of the project site shall be required, as determined and required by the Public Works Department. 72. STREET LIGHTING INSTALLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be no higher than the maximum height permitted by the zone in which the site is located. 73. FIRE HYDRANT Fire hydrants shall be located as required by the City, Santa Clara County Fire and San Jose Water Company. 74. 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. 75. 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. 76. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Development in all other zoning districts shall be served by on site storm drainage facilities connected to the City storm drainage system. If City storm drains are not available, drainage facilities shall be installed to the satisfaction of the City Engineer. *Pre and Post Development Calculations are required 77. FIRE PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City and Santa Clara County Fire, as needed. 78. 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. 79. 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, U-2005-16 Page 17 February 2, 2006 storm drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits. Fees: a. Checking & Inspection Fees: $ 5% of Off -Site Improvement Cost or $2,130.00 min. b. Grading Permit: $ 5% of Site Improvement Cost c. Development Maintenance Deposit: $ 3,000.00 d. Storm Drainage Fee: TBD e. Power Cost: ** f. Map Checking Fees: $ 6,750.00 g. Park Fees: $ 1,077,300.00 h. Street Tree By Developer ** Based on the latest effective PG&E rate schedule approved by the Public Utility Commission (P.U.C.) Bonds: d. Faithful Performance Bond: 100% of Off-site and On-site Improvements e. Labor & Material Bond: 100% of Off-site and On-site Improvement f. On-site Grading Bond: 100% of site improvements. -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. 80. 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. In the even an above ground enclosure/device must be located in an area visible from the public street, then it shall be specifically designed to hide or screen the device such that it is compatible with the surrounding commercial shopping environment. In no case shall such structures conflict with pedestrian movement or be located on prominent corners. Said screening and design may include fencing and landscaping or located underground such that said equipment is not visible from public street areas. Said equipment locations shall be determined prior to issuance of building permits. 81. 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, as needed. U-2005-16 Page 18 February 2, 2006 82. 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. Erosion and or sediment control plan shall be provided. 83. 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 owners with treatment BMP's will be required to certify on-going operation and maintenance. 84. 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 BMP's to control storm water runoff quality and BMP inspection and maintenance 85. TRAFFIC The applicant must address all concerns and comments from the Traffic Department. Clearance by the Traffic Department is needed to obtain a building permit. A traffic control plan is required to be reviewed and approved by the Traffic Department prior to commencement of work. The Tree Removal conditions are as follows: SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVAL ACTION Approval is based upon the Exhibit titled "Condominiums at Vallco" dated January 3, 2006, consisting of Sheet 4, Tree Removal Plan, and Sheet 5, Landscape Plan, except as 86. LANDSCAPING The applicant shall: q. Submit detailed landscape and irrigation plans to be reviewed and approved by the Director of Community Development. r. Maintain the existing landscape planter area, including existing trees, along the western property line. s. Provide for infill trees along the western property line where gaps currently exist, as determined by the Director of Community Development. The infill trees shall be redwood trees, or other acceptable evergreen trees as determined by the Director of Community Development, and shall be field grown size. U-2005-16 Page 19 February 2, 2006 t. Plant a second row of redwood trees, or other acceptable evergreen trees as determined by the Director of Community Development, within the landscape planter area to be retained along the western property line. Trees shall be field grown size. u. Provide up to thirty 24 -inch box evergreen trees within the Cal Trans Right -of -Way landscape area adjacent to the project site and the Interstate 280 off -ramp. The applicant shall work with Cal Trans to secure approval for planting of these trees along the project site on Cal Trans property. v. Provide a double row of trees within the landscape area adjacent to the southern side of Building A facing the future parking structure site for additional screening. The type and size of trees shall be reviewed and approved by the Director of Community Development. w. Provide a second row of trees between Building A and Building B for additional screening. The type and size of trees shall be reviewed and approved by the Director of Community Development. x. Preserve the existing coast live oak as identified by the arborist report of August 9, 2005 by Barrie D. Coate and Associates, if possible, and if it is not within the development area of the site. 87. TREE REPLACEMENT . For each tree that was removed prior to approval of a Tree Removal Permit, two new trees shall be planted on site. 88. TREE PROTECTION MEASURES The applicant shall comply with the tree protection measures in the arborist report dated August 9, 2005, and prepared by the City's Consulting Arborist, Barrie D. Coate and Associates. 89. TREE PROTECTION BOND A tree protection bond in the amount of $50,000 shall be submitted to the City prior to issuance of demolition or grading permits. 90. NOTICE OF FEES DEDICATIONS RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90 -day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90 -day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. U-2005-16 Page 20 February 2, 2006 The zoning approval conditions are as follows: SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1 APPROVED EXHIBITS Zoning approval is for area shown in Zoning Exhibit A. Please review conditions carefully. If you have any questions regarding the conditions of approval, please contact the Department of Community Development at 408-777-3308 for clarification. Failure to incorporate conditions into your plan set will result in delays at the plan checking stage. If development conditions require tree preservations, do not clear the site until required tree protection devices are installed. The conditions of project approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d)(1), these conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions You are hereby further notified that the 90 -day approval period in which you may protest these fees, dedications, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90 -day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. Any interested person, including the applicant, prior to seeking judicial review of the city council's decision in this matter, must first file a petition for reconsideration with the city clerk within ten days after the council's decision. Any petition so filed must comply with municipal ordinance code §2.08.096. Sincerely: gog Grace Schmidt Deputy City Clerk cc: Community Development Encl: Ordinance Nos. 1975 and 1976 (draft - not enacted) U-2005-16 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6355 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A USE PERMIT TO CONSTRUCT A 137 UNIT, TWO- AND THREE- STORY CONDOMIMIUM DEVELOPMENTAT 10123 N. WOLFE ROAD SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, as described in Section II. of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; 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; 3) The proposal conforms with the design guidelines and development standards of the Heart of the City Specific Plan; NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit is hereby recommended for approval, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application No. U-2005-16 as set forth in the Minutes of the Planning Commission Meeting of January 10, 2006, and are incorporated by reference as though fully set forth herein. Resolution No.6355 U-2005-16 January 10, 2006 Page 2 SECTION II: PROTECT DESCRIPTION Application No.: U-2005-16 Applicant: Mike Rohde (Vallco Fashion Park) Location: 10123 N. Wolfe Road SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on plan set entitled "Condominiums at Vallco" dated January 3, 2006, except as may be amended by the Conditions contained in this Resolution. 2. DEVELOPMENT APPROVAL Approval is granted to construct a 137 -unit residential condominium complex consisting of two- and three-story buildings over a podium parking garage, and day care center. 3. PROTECT AMENDMENTS The Planning Commission shall review amendments to the project, considered major by the Director of Community Development. 4. SITE PLAN MODIFICATIONS The project will require approval of the final design by the Planning Commission prior to issuance of building permits. The applicant shall incorporate the following modifications: a. Modify plans to provide a minimum 18 foot side yard setback along the east property line adjacent to the Interstate 280 Wolfe Road off -ramp. b. Reduce the maximum number of units to 137 residential units by removing two of the three-bedroom units from the project. c. Reduce the west side of Building A to a 2 -story building height matching the building heights of Buildings D and E. d. Modify the roadway entrance (Perimeter Road) so that there is a less severe turning radius into the project site and more trees along Perimeter Road can be retained. e. Provide an expanded open space area at the southeast corner of the project site incorporating passive recreational green space with benches. f. Reduce the size of the day care center to a maximum of 3,600 square feet. g. Remove the surface "parking lot" for the day care center and provide 7 surface parking spaces that can back out directly (e.g., perpendicular parking) into the driveway; modify the driveway entrance for the condominium complex to accommodate this revised surface parking scheme. Resolution No.6355 U-2005-16 January 10, 2006 Page 3 h. Provide a minimum 40 -foot setback along the western property line, incorporating the existing landscape area along the western perimeter of the site and the minimum 20 -foot wide emergency vehicle access. i. Provide a double row of trees within the landscape area adjacent to the southern side of Building A facing the future parking structure site for additional screening. Provide a second row of trees between Building A and B for additional screening. k. Preserve the existing coast live oak as identified by the arborist report of August 9, 2005 by Barrie D. Coate and Associates, if possible, and if it is not within the development area of the site. 5. LANDSCAPING The applicant shall: a. Submit detailed landscape and irrigation plans to be reviewed and approved by the Director of Community Development. b. Maintain the existing landscape planter area, including existing trees, along the western property line. c. Provide for infill trees along the western property line where gaps currently exist, as determined by the Director of Community Development. The infill trees shall be redwood trees, or other acceptable evergreen trees as determined by the Director of Community Development, and shall be field grown size. d. Plant a second row of redwood trees, or other acceptable evergreen trees as determined by the Director of Community Development, within the landscape planter area to be retained along the western property line. Trees shall be field grown size. e. Provide up to thirty 24 -inch box evergreen trees within the Cal Trans Right -of - Way landscape area adjacent to the project site and the Interstate 280 off -ramp. The applicant shall work with Cal Trans to secure approval for planting of these trees along the project site on Cal Trans property. f. Provide a double row of trees within the landscape area adjacent to the southern side of Building A facing the future parking structure site for additional screening. The type and size of trees shall be reviewed and approved by the Director of Community Development. g. Provide a second row of trees between Building A and Building B for additional screening. The type and size of trees shall be reviewed and approved by the Director of Community Development. h. Preserve the existing coast live oak as identified by the arborist report of August 9, 2005 by Barrie D. Coate and Associates, if possible, and if it is not within the development area of the site. Resolution No.6355 U-2005-16 January 10, 2006 Page 4 6. TREE REPLACEMENT For each tree that was removed prior to approval of a Tree Removal Permit, two new trees shall be planted on site. 7. TREE PROTECTION MEASURES The applicant shall comply with the tree protection measures in the arborist report dated August 9, 2005, and prepared by the City's Consulting Arborist, Barrie D. Coate and Associates. 8. TREE PROTECTION BOND A tree protection bond in the amount of $50,000 shall be submitted to the City prior to issuance of demolition or grading permits. 9. ECONOMIC/MARKETING CONSULTANT The Applicant shall pay for a study to be conducted by an independent economic/ marketing consultant of the City's choosing that shall evaluate the economic impacts the overall project will have on the success of the Vallco shopping mall. 10. WALL EXTENSION The applicant shall provide an extension to the existing soundwall along the western perimeter of the project site to provide for additional privacy screening and sound mitigation from the project site. The design, materials and color shall be reviewed and approved by the Director of Community Development. No extensions shall be constructed until a building permit is obtained. 11. NOISE DISCLOSURE Any and all future property owners of the residential units shall receive disclosure of the potential for noise impacts from the parking garage to be constructed adjacent to the Macy's department store. 12. OPEN SPACE The project shall comply with the Heart of the City Specific Plan for private and common open space requirements for the project. 13. PARKING AVAILABILITY DURING CONSTRUCTION In accordance with the Development Agreement, the short term deficit of parking availability may not exceed 200 spaces at any time at Vallco Fashion Park. At any time the deficit exceeds 200 spaces, the applicant shall provide sufficient additional parking to offset the deficit to a level at or below the 200 space threshold level. Prior to issuance of building permits, compliance with the number of required parking spaces during construction shall be demonstrated. Resolution No.6355 U-2005-16 January 10, 2006 Page 5 14. DEMOLITION REQUIREMENTS All demolished building materials shall be recycled. The applicant shall provide evidence that materials were recycled prior to issuance of final demolition permits. 15. BELOW MARKET RATE HOUSING PROGRAM The applicant shall participate in the City's Below Market Rate (BMR) Housing program by providing 15% of the units at below market rates to qualified buyers. The applicant shall record a covenant, which shall be subject to review and approval by the City Attorney, to be recorded simultaneously with the filing of a building permit. 16. DESIGN The applicant shall make the following design changes as recommended by the City's Architectural Advisor, Larry Cannon, to be reviewed and approved by the Director of Community Development prior to issuance of building permits: • Refine wall caps to ensure positive wall termination. • Open up the stoops, making them more individual in character (e.g., consider some stoops with open railings). • Modify the design of the fins to open them up at the top or lighten their visual mass through use of perforated metal to relate to the trellises (e.g., metal like trellises). • Provide visual unity to the base of buildings (e.g., provide uniform base materials) 17. 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. 18. 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 of any residential property. 19. PARKING MANAGEMENT PLAN A parking management plan shall be submitted to the Director of Community Development for review and approval if any portion of the underground podium parking is to be utilized as shared parking for the day care center. Resolution No.6355 U-2005-16 January 10, 2006 Page 6 20. SCREENING All mechanical and other equipment on the building or on the site shall be screened so they are not visible from public street areas or adjoining developments. Screening materials/ colors shall match building features and materials. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. The location of equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 21. NOISE The applicant shall comply with the noise mitigation measures in the noise impact report dated November 15, 2005, and prepared by James Reyff of Illingworth & Rodkin, Inc. 22. AIR QUALITY The applicant shall comply with the air quality control measures in the air quality impact report dated November 21, 2005, and prepared by James Reyff of Illingworth & Rodkin, Inc. 23. SANITARY DISTRICT The applicant shall provide all necessary sanitary sewer improvements for the proposed project as required by the Cupertino Sanitary District. Prior to obtaining a permit for occupancy, the applicant shall provide written confirmation that adequate capacity is available for the project or the applicant shall pay for the appropriate mitigation costs to provide the required capacity and shall enter into a reimbursement agreement with the District. 24. WATER SERVICE Prior to obtaining a permit for occupancy, the applicant shall provide written confirmation from California Water Service that adequate capacity is available for the project or the applicant shall pay for the appropriate mitigation costs to provide the required capacity and shall enter into a reimbursement agreement with the Service. 25. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90 -day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you Resolution No.6355 U-2005-16 January 10, 2006 Page 7 fail to file a protest within this 90 -day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 26. STREET WIDENING Street widening, improvements and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 27. 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. 28. TRAFFIC MEASURES a. The applicant may be required to make a contribution toward the improvement of an additional right turn movement from west bound Vallco Parkway to north bound Wolfe Road, if required by the Public Works Department. b. The applicant shall be required to undertake or make a contribution to improve the intersection of north bound Wolfe Road and Perimeter Road if mitigation measures are recommended to improve this intersection as a result of an amended traffic study and as determined by the Public Works Department. c. The applicant shall provide bicycle parking/ access and pedestrian connections to adjacent neighborhoods as required by the Public Works Department. d. A pedestrian connection to Wolfe Road shall be provided to provide access to the sidewalks and bus stops on Wolfe Road. e. Stop signs shall be provided at the driveway intersection with Perimeter Road. f. The applicant shall be required to provide make improvements to correct operational deficiencies at the traffic signal at the intersection of Wolfe Road and the Interstate 280 south bound off -ramp. These improvements include providing pedestrian countdown signal heads and installing or upgrading emergency vehicle preempt (EVP) equipment. 29. SIDEWALK IMPROVEMENTS Reconstruction of sidewalks shall be required along N. Wolfe Road, where sidewalks provide pedestrian connections to the project site, if they have been damaged and uplifted by trees, as determined and required by the Public Works Department. Improvements and repair of sidewalks and/or pedestrian connections on Vallco Fashion Park along Perimeter Road from Stevens Creek Boulevard to the western perimeter of the project site shall be required, as determined and required by the Public Works Department. Resolution No.6355 U-2005-16 January 10, 2006 Page 8 30. STREET LIGHTING INSTALLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be no higher than the maximum height permitted by the zone in which the site is located. 31. FIRE HYDRANT Fire hydrants shall be located as required by the City, Santa Clara County Fire and San Jose Water Company. 32. 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. 33. 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. 34. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Development in all other zoning districts shall be served by on site storm drainage facilities connected to the City storm drainage system. If City storm drains are not available, drainage facilities shall be installed to the satisfaction of the City Engineer. *Pre and Post Development Calculations are required 35. FIRE PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City and Santa Clara County Fire, as needed. 36. 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. Resolution No.6355 U-2005-16 January 10, 2006 Page 9 37. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits. Fees: a. Checking & Inspection Fees: b. Grading Permit: c. Development Maintenance Deposit: d. Storm Drainage Fee: e. Power Cost: f. Map Checking Fees: g. Park Fees: h. Street Tree $ 5% of Off -Site Improvement Cost or $2,130.00 min. $ 5% of Site Improvement Cost $ 3,000.00 TBD $ 6,750.00 $1,077,300.00 By Developer ** Based on the latest effective PG&E rate schedule approved by the Public Utility Commission (P.U.C.) 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. 38. 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. In the even an above ground enclosure/ device must be located in an area visible from the public street, then it shall be specifically designed to hide or screen the device such that it is compatible with the surrounding commercial shopping environment. In no case shall such structures conflict with pedestrian movement or be located on prominent corners. Said screening and design may include fencing and landscaping or located underground such that said equipment is not visible from public street areas. Said equipment locations shall be determined prior to issuance of building permits. Resolution No.6355 U-2005-16 January 10, 2006 Page 10 39. 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, as needed. 40. 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. Erosion and or sediment control plan shall be provided. 41. 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 owners with treatment BMP's will be required to certify on-going operation and maintenance. 42. 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 BMP's to control storm water runoff quality and BMP inspection and maintenance 43. TRAFFIC The applicant must address all concerns and comments from the Traffic Department. Clearance by the Traffic Department is needed to obtain a building permit. A traffic control plan is required to be reviewed and approved by the Traffic Department prior to commencement of work. Resolution No.6355 U-2005-16 January 10, 2006 Page 11 PASSED AND ADOPTED this 10th 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 Wong, Vice -Chair Miller, Saadati, Giefer NOES: COMMISSIONERS: none ABSTAIN: COMMISSIONERS: none /.1:1.�11 LIN �0191JAI►A1[.X�[*101aM42'i SIi - ATTEST: / s / Steve Piasecki Steve Piasecki Director of Community Development G: � Planning \ PDREPORT � RES \ 2005\ U-2005-16.doc APPROVED: / s / Gilbert Wong Gilbert Wong, Chairperson Planning Commission THESE DRAWNGS AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ONTHESEPLANS HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE HOWEVER WE ASSUME NO RESPONSIBILITY FOR THEIR ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THESE PLANS WILL CHANGE DURING THE DESIGN PROCESS Perkowitz + Ruth A R C H I T E C T S CONDOMINIUMS AT VALLCO CUPERTINO, CALIFORNIA SPECIAL USE PERMIT SUBMITTAL PACKAGE January 3, 2006 SHEET INDEX SHEET 01- MASTER PLAN SHEET 02- SITE PLAN AND PROJECT SUMMARY SHEET 03- CIRCULATION PLAN SHEET 04- TREE REMOVAL PLAN SHEET 05- LANDSCAPE PLAN SHEET 06- PARKING LEVEL PLAN SHEET 07- FIRST LEVEL PLAN SHEET 08- SECOND LEVEL PLAN SHEET 09- THIRD LEVEL PLAN SHEET 10- ROOF LEVEL PLAN SHEET 11- DWELLING UNIT PLANS- 1& 2 BEDROOM SHEET 12- UNIT PLANS- 3 BEDROOM TOWNHOMES SHEET 13- SITE SECTION SHEET 14- ELEVATIONS- BUILDING A SHEET 15- ELEVATIONS- BUILDING B & C '\N'DNIA.Rk" SHEET 16- ELEVATION- BUILDINGS D & E & RECREATION BUILDING SHEET 17- ELEVATION -DAYCARE CENTER SHEET 18- FINISH SCHEDULE SHEET 19- WALL SECTIONS- ON PODIUM SHEET 20 -WALL SECTION ON GRADE SHEET 21- SECTION THROUGH FIRE ACCESS LANE SHEET 22- BUILDING PERSPECTIVE (TYP) SHEET 23 - SHADOW STUDIES SHEET 24- SOURCE IMAGES SHEET 25- MATERIALS BOARD VaIICO Fashion Park ko�ct Su11<20 " 1- CA95014 JOB NO. 1 03-288.17 1 DATE 01-03-051 aP.CHITCCTS In VICINITY MAP Ej- [f Ef F -J 1--- 0'-" -�:, ,1 I Seam �IORL I I I I I lim ji iTTT "TI, '77 T Xs' S TR PROPOSED 3500 SEAT CINEMA JL ■ 11111 1,H :41 41 ISIING 1x w *macy� r AIT PROPOSED 6 - LEVEL PARKING STRUCTURE 1150 STALLS SCALE: I 1 00, 5o TH ISFLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCESTHAT WE DEEM RELIABLE. HOWEVER WEASSUME NO RESPONSIBILITY FOR IT'S ACCURACY ALL BUILDINGS, TENANTS AND THE USES AS SHO'AN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkowitz+Ruth N11.w RFTAIJ. FX sTiNc. RU51AURANI ii T W 0 L F E R 0 A D "XISTING 7 L *macys DLI STORE, ?r -v DAY rARr. �T— PROPOSED 4 - LEVEL PARKING STRUCTURE 760 STALLS PROPOSED 1.19 ATTACHED 14DOXMilUA, OWNHOUSES L'I I A...n 1. Z)7 C. 3 NG W PARY L F. 14 JCPenney A I"I HHHHHH, Wfl, W., IngSTG PARKINCI^ (1 ]� Yl, �`'�'�_\'\�tA\\t\.��y�`N�/ •%// j PROPOSED 3 - LEVEL PARKING STRUCTURE 725 STALLS CONDOMINIUMS AT VALLCO CUPERTINO, CALIFORNIA A R C H I T E C T 5 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 [7141950.3400 [562] 628.8000 Long Beach, CA [7021 892.8500 Las Vegas, NV [703] 668.0086 Washington, DC [503] 478.9900 Portland, OR 211 31, SITE A. I ri e-- 000S — 0—r APPROVAL, --aD-0-9-1 (0 P901808h8g Iol C)LO My covocii--j '3 PAIR Signaiure ruse M11.1110W L,%D PMLRK MANAGEMENT Valloo Fashion Park 10123 North Wolfe Read. Suits 2030, Cupertino, CA 95014 [479] 271 .8090 Rogers, AR vvvvw, p ra rch i tect s , c o rn Master Plan SHEET 01 JOB NO. 03-288.17 DATE 01-03-06 ARCHITECTS MENT FIRES WITH KNOX BOX GATES WITH KNOX BOX BIKE PATH 0 r. I I; [ 20' FRONT SETBACK f 0' 20' 40' 80' 160' THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR IT'S ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkowitz + Ruth A R C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 [7141850.3400 _ EXISTING DRAKE DRIVE Gross site area 225,765 fi""..-.....� i ?........ ....: L �. , t t same (4.37 ac.) � 1 Building area N/A 154,750 s.f. Floor area ratio (does not include rec room and daycare) N/A 0.69 Number of stories N/A 2 and 3 stories above grade 1 sub level Height N/A 45' max Building pad elevation 175.0' 175.0' Curb elevation 175.5' 175.5' Number of employees projected r. N/A Parking 560 stalls 278 stalls (Estimated) (278 covered stalls) (7 stalls at grade) ......... N/A fisting use Parking -... EXISTING BLOCK WALL `. 463.53' I i ETBACK F OM PROPERTY LIN Q' _ LANDSCAPFD PERMEABLE FIRE ACCESS LANE . ! CONDOMINIUMS AT LCA CUPERTINO, CALIFORNIA [5621 628.8000 Long Beach, CA f7021 892.8500 Las Vegas, NV [703] 668.0086 Washington, DC 15031 478.9900 Portland, OR UTILITY PROJECT SUMMARY ITEM EXISTING PROPOSED Gross site area 225,765 same (5.19 ac.) Net site area 206,500 s.f. same (4.37 ac.) Building area N/A 154,750 s.f. Floor area ratio (does not include rec room and daycare) N/A 0.69 Number of stories N/A 2 and 3 stories above grade 1 sub level Height N/A 45' max Building pad elevation 175.0' 175.0' Curb elevation 175.5' 175.5' Number of employees projected N/A N/A Parking 560 stalls 278 stalls (Estimated) (278 covered stalls) (7 stalls at grade) Hours of operation N/A fisting use Parking -- Proposed use -- Residential+ Daycare Center Zoning designation P (CG, ML, P (CG, ML, R) (Heart of the City Specific Plan Hotel) Vallco Fashion Park & Vicinity) General Plan designation Commercial/ Residential Residential Paving area 199,000 s.f. 7,300 s.f. Landscape N/A 109,000 s.f. Total Perimeter of building structure Approx.75,500 s.f. Courtyards Approx. 34,500 s.f. Total residential unit count N/A 137 total DU 1 BR 34 2 BR 82 3 BR 21 Common usable area *(H.O.TC. requires 150 s.f./DU = 23,400s.f.) 109,000 s.f. Common recreation area 38,500 s.f. Private outdoor space (balconies & terraces) *(H.O.TC. requires 60 s.f./DU = 8,340 s.f.) 11,000 s.f. D.U.-Dwelling Units *H.O.TC.- Heart of the City Specific Plan Site Plan and Project Summary SHEET 02 LANDMARK PROPF.RT[FS JOB NO. Y MANAGEtvih'NT- o3-2ss.17 vallco Fashion ark DATE 41 10123 North Wolfe Road, SUlte 2030, Cupertino, CA 95014 01-03-06 Im [4791 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS NORWICH AVENUE W II . 1 i1 - ----------� ---- -- I L , IILf'I .. 0 � art L � r., I I' to 0� 111m SCALE: 0' 70'�W 60' THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATANED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR ITS ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkc%w!tz+ Ruth A R C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 ''',� .T�;.� , `'*.^ '+;RSI --� '-- �- DRAKE DRIVE ( - -.._. I - - - ------------ --- ---- ------------ ___-_ i I_t [ 1-d I I i ' OG "J ja j 1 }1, , j b j -b! =n l APPROVAL- ,1 0 Ail Wrsmber Dill - til 9 Planning !0111 :ISS1011 I O p n.Ie My coyncu � 31 Signmure „:usc i4tunit�;rr FIRE TRUCK ACCESSIBLE LANE RESIDENTIAL ] MOVING VAN & DELIVERY _ _ Circulation Paan C O C C C) C'� � C 0 U M S AT VA L C C 0 L o�raK ,oe nto. SHEET 03 CU PERTI NO, CALIFORNIA M'B'A-� 03-288.17 . vallcoRoad Fashbn 0, C DATE 70123 North Wolfe Road, Suite 2030, Cupertino, CA 95074 01-03-06 [714]850,3400 [5621 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [7031 668.0086 Washington, DC [5031 478.9900 Portland, OR [479] 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS NEW STREET IMPROVEMENT LAYOUT DRAKE DRIVE NORWICH AVENUE EXISTING DENSETREES 3- — _ EXISTING DENSETREES +/ • ! _- 408.52' s% • o 0 ��--.M-• •-• • —r• • s—f-•—• • r• • • j • • • • EXIffrG DENSETRE_ - pENSETR _ '^� - .� A-1 L i L _I �. I � I i� I I I � 1 I �� I � � I—�� ' �_�,� I I I� 1 I � ; ., A V �V •�� I I• I- f l i I I• I �� • �� I i � I. ! � i � I i � i I I �� I 1 �� I �• � �.v � A v v � � ��% �1 .0b t►�i. n � -- Q. a.T�ti� i I (� o +NG _ APPROVALU—&-X36 l t DOI I I My coundt �J l/ se� - - _- _ l - - 1 0 \01 I EXISTING TREES AND BRANCHES TO BE REMOVED IN THIS AREA / // EXISTING TREES AND BRANCHES TO REMAIN IN THIS AREA 0 o 1 • D o o� _ o • -- `= EXISTING SITE SURVEY 1-10 SCALE: 7*40'7 I Re m m./ � P! A n 0' 20' 80' 60'(:�Tree CONDOMINIUMS ATVALL(C"O SHEET 04 NOTE: THIS SITE PLAN AND ALL INFORMATION CONTAINEDHEREIN ISPRELIMINARYWEASSUME NORESPONSIBILITY FOR ITS ACCURACY,VdiICH HAS BEEN OBTAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER, THE INFORMATION PROVIDED HEREIN IS IN PART FROM INFORMATION AND IS SUB,.ECT TO CHANGERS _ LrRor>r K MANAGEMENT JOB NO. 03-288.17 WE PROCEED WITH THE DESIGN DEVELOPMENT. FLOP F^ ^T I p ' O CALIFORNIA 1 + K I I V H N H Perkowift+Ruth Vallco Fashion Par* 10123 North WodeRoad, SU9e2030.Cupertino, CA95014 DATE 01-03-06 A R C H 1 T E C T S 600 Anton Blvd.16th Floor, Costa Mesa, CA 92626 1714] 850.3400 [562] 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [703] 668.0086 Washington, DC [4791 271.8090 Rogers, AR [5031 478.9900 Portland, OR www.prarchitects.com ARCHITECTS I® SCALE: MVV �1 I _ I } COLOR PAVED GARDENSHADE 1 j ELEMENT WALK WATER FEAT / I , URES I i GARDEN SHADE +� GRASS &PLANTS L - - ELEMENT IN RAISED BINS t�rri= ��en vim^ d �3s sem. a .,t. ...: 7777, J J DAYCARE v Y jM I i CENTER 0' 20' 40' 80' 160' THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE HOWEVER WE ASSUME NO RESPONSIBILITY FOR IT'SACCURACY. ALL BUILDINGS, TENANTSAND THE USES AS SHOVM ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkowitz [ wh A R C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 � / C „ GREEN SPACE �i ;/- nstuing Ceanrars�ssir��t L 01 L-40 Ielate city Council 1-31 1 9lste SiSnalure 2142��- cuse Munttuer LANDSCAPE KEY Landscape Pian CONDOMINIUMS AT VALLCO SHEET 05 j,�rDtvIC PROPERTIES 10B NO CUPERTINO, CALIFORNIA T 03-28Vallm Fashion Park DSATE a�`p 10123 Nodh WoYe Road, Sude 2030, CuperOno. CA 95014 01-03-06 [714]850.3400 [562] 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [703] 668,0086 Washington, DC [503] 478.9900 Portland, OR [479] 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS EXISTING TREES LARGE SHADE TREES SMALL SHADE TREES TREES IN POTTED BINS LARGE FLOWERING SHRUBS a SMALL PLANTS a SHRUBS GRASS AREA/ GROUND COVER CONCRETE COLOR WALK PRIVATE YARDS TO BE LANDSCAPE BY OWNER Landscape Pian CONDOMINIUMS AT VALLCO SHEET 05 j,�rDtvIC PROPERTIES 10B NO CUPERTINO, CALIFORNIA T 03-28Vallm Fashion Park DSATE a�`p 10123 Nodh WoYe Road, Sude 2030, CuperOno. CA 95014 01-03-06 [714]850.3400 [562] 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [703] 668,0086 Washington, DC [503] 478.9900 Portland, OR [479] 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS MECHANICAL ROOM MIN IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIJ ■ /♦ t5 ,-o.. ■ TRASH ROOM BICYCLE PARKING ♦ ® ■ ANDSTORAGE STAIR+18 / ■ ENCLOSURE n � A ■ ■ ■ TIONS PAGE 1 ♦♦ IPAGE 13 / I ■ 67 0 • STAIR ENCLOSURE • ■ ■ TRASH ROOM STAIR ENCLOSURE ■ ■ MECHANICAL ROOM L ■ + hJ�FP - - STAIR ENCLOSUREQJ ELEVATOR VESTIBULE SCALE: f_�--- - 0' 20' 40' 80' 60' THIS FLOOR PLAN ANDALL INFORMATION CONTAINED HEREIN IS PRELIMINARY THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT VIE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR ITS ACCURACY, ALL BUILDINGS, TENANTSAND THE USESAS SHOM ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS BICYCLE PARKING ANDSTORAGE APPROVAL c �6�fxu1•� knKMr Z_aj0G_0G j DIN- 6!•sr Myr Counel � 31 c Co (A* see cpW"))" hw) Q A Signaaure l Case R131:115cur CONDOMINIUMS AT VALLCO CUPERTINO, CALIFORNIA Perkowitz+ Ruth A R C H I T E C T 5 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 [714]850.3400 [562] 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [7031 668.0086 Washington, DC [503] 478.9900 Portland, OR —10 Parking Summary Lower Level: 278 stalls 40 % of 139 units =56 bicycles On Grade: 7 stalls Total Stalls: 285 Guest Parking : 25% of 285=72 stalls Residential Parking: 213 stalls Handicap Parking Residential: 2% of 213= 5 stalls Guest: 2% of 72= 1 �1 11 RESIDENTIAL RESIDENTIAL a PRIVATE TERRACE HALLWAY VERTICAL CIRCULATION UTILITY a PARKING Parking Level Plan SHEET 06 L, D xK PROPERTIPS JOB NO. MANAGEMENT 03-288.17 VA Vallco Fashion Park DATE 10123 Nodh Wolfe Road, Sufte 2030, Cuparlho, CA 95014 01-03-06 p—+ [479] 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS _ - _t RAISED LANDSCAPED i A /I ---� I ANA 2A 3A 3A 3A 3A 3A 3 3A 3A 3A 3A COURTYARD SEE SECTIONS � � ^ 3A 1 A - 3 3A SEE LANDSCAPE PLANS PAGE 13 , AUTOMATEDAPPROV i- LIFT / ^(dpgleehON,s t2 2A COVERED WALK 1A 2A p 1 N i 2A �J9�wUea 63Ud�cEa4a��S N RAISED LANDSCAPED 26 COURTYARD I 2A J3a9e PARKING [ 2A SEE LANDSCAPE PLANS 2A 1A ii 2A � 13 t UCo Council STRUCTURE "T� — 9'-0 2A 1A STAIR ENCLOSURE citI �f ENTRANCE ZA, ElaAa�% AND EXIT 11 T9 0 2 t.t aa�/ �' ' ��'ii1V/w 2A - ; - 15o SSG 26, L 2 STAIRENCLOSURE 2A' 2A5ignaguse u I -• �� max, / RESIDENTIAL K L OPDERTIHSK PRIVATE TERRACE GARDEN ELEMENTS CATWALK / CORRIDOR MANAGEMENT AT ENTRY SEE LANDSCAPE PLANS Vallm Fashion Park UTILITY I / PRIVATE RECREATION CENTER [479] 271 .8090 Rogers, AR www.prarchitects.com ARCHITECTS PARKING STORAGE STAIR EN OSURE I / / I ! CONT LLED ENT POINT:RAMP I I / DO NTO PARKING j, OMMON OPEN SPACE SURFACE --:; , `' AREA, DAYCARE I PLAYGROUND I AREA FOR PARKING DAYCARE DAYCARE CENTER SCALE: 0' 20' 40' 80' 60' THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT AE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR IT'SACCURACY. ALL BUILDINGS, TENANTS AND THE USESAS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkowitz+ Ruth A R C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 CONDOMINIUMS AT VALLCO CUPERTINO, CALIFORNIA [7141850.3400 [562] 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [703] 668.0086 Washington, DC [503] 478.9900 Portland, OR KEY RESIDENTIAL RESIDENTIAL K L OPDERTIHSK PRIVATE TERRACE CATWALK / CORRIDOR MANAGEMENT VERTICAL CIRCULATION Vallm Fashion Park UTILITY 10123 Nodh Wolfe Road, Suae 2030, Cupedino, PRIVATE RECREATION CENTER [479] 271 .8090 Rogers, AR www.prarchitects.com ARCHITECTS PARKING STORAGE FIRE COMMAND ROOM First Level Plan SHEET 07 K L OPDERTIHSK JOB NO. MANAGEMENT 03-288.17 JIM P--F-N Vallm Fashion Park DATE 10123 Nodh Wolfe Road, Suae 2030, Cupedino, CA 95014 01-03-06 [479] 271 .8090 Rogers, AR www.prarchitects.com ARCHITECTS O ■ I - U.P ITSBLOW = O' I TRASH CHUTE. 1A 1 O UPPER LOORLF UNITS BELOW STAIR �� l _52— am`.%- 0+ ■ ENCLOSURE 2A ■ 1 �p° a�PPRtDVABa I L 2A // l��aa akMlw Nnarl e� +1 9'-0' 0 1A 2A 2A ♦ planning Cd31Dfmissia" � f O Q�a 0 2B 2A 11 SDsaa V 9._�., 2A 2A 1A 2A CRYcQi17iCI� 131 o 2ASTAIR i / 1A S 2A a • 2A ENCLOSURE tAlw Set 1. 0 2B 2A ; , 2A- 2 STAIR TRASH CHUTE Signa9uI'0 2A 2A. ENCLOSURE zA Case N9uuaLcr 2A 1A 2A 1A z STAIR 1A PENTELOW 2A +89• ENCLOSURE 2A r 0 2A p + 2 1A (��oo�� 2A O 1A O ❑ 1 O 0 O 1 p O STAIR O OENCLOS/UREO it 0 SCALE: 71"Mom 70�80. 160' THIS FLOOR PLAN ANDALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR Ir'SACCURACY. ALL BUILDINGS, TENANTS AND THE USESAS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perch@u,,Atz+ Ruth A R C H I T E C T S 600 Anton Blvd, 16th Floor, Costa Mesa CA 92626 CONDOMINIUMS AT VALLCO CUPERTINO, CALIFORNIA [7141850.3400 [562] 628.8000 Long Beach, CA [7021 892,8500 Las Vegas, NV [7031 668.0086 Washington, DC [5031 478.9900 Portland, OR .00 1--1 RESIDENTIAL )0 RESIDENTIAL PRIVATE TERRACE HALLWAY VERTICAL CIRCULATION UTILITY t=3 PARKING Second Level Plan SHEET 08 L oPPMK JOB NO. MANAGEMENT 03-288.17 Vallco FaFmshlon park DATE 10123 Nodh Wore Road, Suite 2030, Cupertino, CA 95014 01-03-06 [4791 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS o • p SEE ROOF PLAN O STAIR SEE ROOF PLAN °O OI ENCLOSURE p - ° O 1A 2A O p 21" ° 2A E 2A 2A AN 2A 1A 2A ° 1A 2A u 2A 2A 1A STAIR E ENCLOSURE p - 2A 2P 2A 2A STAIR 2A ENCLOSURE ■ 2A 2 1A ■ OPEN tiP �P --- . STAIR 1A TO BELOW p. ENCLOSURE p1w �,�3J� - ■ � ,99'_0 � � �,-1 i � I f- '; Planning C61111VIIS31018 ■ .. x.11 �P ti , la�tstac, Fs,�Aaa 1 8araa� d ,P o ° Ct�j► Colo 12C11 1 C PRIVATE $ignaluro L! d TERRACE Case bl aoingCP d O O E O 0 O O SCALE: 0' 20' 40' 80' 160' THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR IT'S ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN W,LL CHANGE DURING THE DESIGN PROCESS Perk@%A,gatz+ Euith A R C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 CONDOMHMUP/15"' AT VALLCO CUPERTINO, CALIFORNIA [7141850.3400 [562] 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [7031 668.0086 Washington, DC [503] 478.9900 Portland, OR to KEY T --T RESIDENTIAL RESIDENTIAL PRIVATE TERRACE HALLWAY VERTICAL CIRCULATION UTILITY PARKING Third Level Plan SHEET 09 L,% K MANAG> T ,OB NO �` Tw- 03-288.17 , j Vallco Fashion Park DATE 10123 North Wolfe Road, Sulte 2030, Cupertino, CA 95014 01-03-06 [479] 271,8090 Rogers, AR www.prarchitects.com ARCHITECTS I I I _ I I I I ■ .... _ (�JJ c 1 12•-0 I Q2 f C ■ i i AXR OF ELEVATION M----.� ■ i i ---- C3�"LA'S ADDS" a t planning C01111:11IS1011 MO AX OFIELEVATION �, -/'- -- pale I I I I No■i i R• FELEVTION Cltj► com"Cll MECHANICAL %{pelt UNITS+v/"�l�i'�j S�1�n 61'i/�i-Wi�Gf1 �/ N"" '-&) "MECHANICAL L -j '^> ��ppti'1lon ■ UNITS MECHANICAL ease i lamiger UNITS "ALL MECHANICAL EQUIPMENT WILL BE NO HIGHERTHAN ADJACENT PARAPET HEIGHTS AND SCREENED FROM VIEW AT ALL POINTS AT GRADE AND ON PODIUM .z1r-o°i • � ■ MAX OFPEVATION r NJ ■ ■ ♦ MECHANICAL ♦ UNITS ■ ■ ■ SCALE: 0' 20' 40' I80' 60' THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR ITS ACCURACY ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkowitz+Ruth A R C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 CONDOMINIUMS AT VALLCO CUPERTINO, CALIFORNIA [7141850.3400 [5621 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [703] 668.0086 Washington, DC [5031 478.9900 Portland, OR IZ_J 1--1 RESIDENTIAL RESIDENTIAL PRIVATE TERRACE HALLWAY VERTICAL CIRCULATION UTILITY PARKING Roof Level Plan SHEET 10 LANDMARK PROPfiKTIES JOB NO. MANAGEMENT Eff— 03-288.17 P—f VallDo Fashloon Park DATE 10123 North Wolfe Road, Suite 2030. Cupertino, CA 95014 01-03-06 [4791 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS UNIT 1 B (TYP) - 1 BEDROOM - 675 SF UNIT 1 A (TYP) - 1 BEDROOM -675 SF- FIRST FLOOR LEVEL SCALE: 0' 2.5' 5' 10' 0' THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OOATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR TT'SACCURACY. ALL BUILDINGS, TENANTSAND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS - - - Perkowitz+ Ruth A R C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 UNIT 2B (TYP) - 2 BEDROOM - 950 SF UNIT 2A (TYP) - 2 BEDROOM- 950 SF - FIRST FLOOR LEVEL APPROVAL (j -3W-5-- )G -ax-j ��-[�- a•, ®yC -r. i UNIT 21) (TYP) - 2 BEDROOM - 950 SF SECOND AND THIRD LEVELS CONDOWNWMS AT VALLCO CUPERTINO, CALIFORNIA UNIT 2C (TYP) - 2 BEDROOM - 950 SF - FIRST FLOOR LEVEL UNIT GLANS - 1&2 BE®ROQo N/l SHEET 11 L, D"K PROPERTIES 10B NO MANAGEMENT 03-288.17 l k Valloo�nPark DATE 10123 North Wolfe Road, Suite 2030, Cupedklo, CA 95014 01-03-06 [7141850.3400 [5621 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [7031 668.0086 Washington, DC [503] 478.9900 Portland, OR [479] 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS SCALE: F0' 2.5' S' 10' 20' THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR R'S ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS UNIT 3A— TOWNHOUSE — FIRST FLOOR LEVEL 1550 SF UNIT 3A —TOWNHOUSE — SECOND FLOOR LEVEL CONDOMINIUMS AT VALLCO CUPERTINO, CALIFORNIA Perkmltz+ 7uu N A R C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 [714] 850.3400 [562] 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [703] 668.0086 Washington, DC oe' APPR0VA1. U "a=—Q,S— Jfv G%A-- Aprlke l„ NowWr Platin ►rg Commission te,o� efty Council Signature 10 UNIT PLANS - 3 BEDROOM TOWNHOUSE SHEET 12 LANDMARK PROPER JOB NO. MANAGEMENT 03-288.17, VallDo Fa -hl n Park DATE 10123 Nadh Wolfe Road, Suite 2030, Cupertino, CA 95014 01-03-06 p—+ [503] 478.9900 Portland, OR [479] 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS LATITUDINAL SITE SECTIO1 Parldng Gaage P 'fir 5 i 1-) i V--aoz)s-C%j �i �� — � -. J Ary4ltNln Pinallh J'Inn�ihig Ci3�►:►refssJs►►r ' ► c� civ {lois CRY comellPat Signature Case Rlaao er aI0 SCALE: LONGITUDINAL SITE SECTION A 0' 15' 30' 60' THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WEASSUME NO RESPONSIBILITY FOR IT'S ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkowitz+Ruth A R C H I T E C T S 600 Anton Blvd, 16th Floor, Costa Mesa CA 92626 CONDOMINWMS AT VALLCO CUPERTINO, CALIFORNIA [714] 850.3400 [562] 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [703] 668.0086 Washington, DC [503] 478.9900 Portland, OR —IV -- -- A i [A I i 13 B �r Site Section SHEET 13 LANDMARK PROPERTIES JOB NO.. MANAGEMENT Rm 03-288.17 P—j- Valloo Fashlon Park DATE 10123 North Wolfe Road. SuIe 2030, Cupertino, CA95014 01-03-06 1479] 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS 1Q SOUTH ELEVATION BUILDING A +220'-0" ROOF PARAPET MAXIMUM HEIGHT +199'-0" THIRD LEVEL +189'-0" SECOND LEVEL +179'-0" FIRST LEVEL 175'-0" r GROU ND LEVEL '000 S k , TP-0z�5'CKi APPROVAL LA 10 ��Rff1f%HS t°IalfllPtfS3f�1Jf i 1 � 'i this city caolmea131 0ca Signature Vass blamlgcr SCALE: 0' 10' 20' 40' THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR R'S ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkowitz+RWN A R C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 CONDOMIMUMS AT VALLCO CUPERTINO, CALIFORNIA [7141850,3400 [5621 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [7031 668,0086 Washington, DC [5031 478.9900 Portland, OR DUILUIIVV nC T rLP11V Elevation- Building A SHEET 14 LAND MARj� PROPERTIES F MANAGEMENT JOB NO. 03-28817 Vallco Fashion Park DATE 10123 Nodh Wolfe Road, Sulte 2030, Cupedlno, CA 95014 01-03-06 [4791 271 .8090 Rogers, AR www.prarchitects.com ARCHITECTS © EAST ELEVATION BUILDING B SEE BUILDING B THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR R'S ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WALL CHANGE DURING THE DESIGN PROCESS Perkov,qNz--7+Rut1h 30 EAST ELEVATION BUILDING C APPR0VAl.L1'&-)C&-l(o A"W611 M NnarMv Planning C611111alb-SIOu ' I 010�/-D flaw Cifp Colsnd1�t A-t'-Atim sem G&-Z-t� a to ""`�a--�-,, .. Signal;ure -A�L - ._... Case Manager CON ®ONI I [ � j §/k"T V A L L CUPERTINO, CALIFORNIA A P. C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 [714] 850.3400 [562] 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [703] 668,0086 Washington, DC [503] 478.9900 Portland, OR +220'-0" ROOF PARAPET MAXIMUM HEIGHT +199'-(Y" l THIRD LEVEL +189'-0" SECOND LEVEL FIRST LEVEL 175'-0" GROUND LEVEL —10 SEE BUILDING C It" Elevations- Buildings B,C SHEET 15 1 � D JOB NO, oft MANEMENT 03-288.17 Va[Ico F� n Park DATE 10123 North Wolfe Road, Suite 2030, Cupertino, CA 95014 01-03-06 [479] 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS IN SCALE (2 WEST ELEVATION BUILDING E (3) ELEVATION RECREATION BUILDING AREA 0. o, 20' 40' THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR IPS ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkocn,7itz+ Ruth MAX HT OF PARAPET +189-0" ti SECOND LEVEL +179'_0" FIRST LEVEL Q WEST ELEVATION BUILDING D AppROVAlt bA- musning Conn ksto CRY c01112ci _ 9 � 31 signmure Case mannuar cC0N�c)��oN� UN t— A VALLCO CUPERTINO, CALIFORNIA A R C H I T E C i 5 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 [714] 850.3400 [562] 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [703] 668.0086 Washington, DC [503] 478.9900 Portland, OR 10 i B —. �i v - o•�e eee env e, e� ei�—�i no a a � DUILUIINV nC T t-L.M N Elevations- Typical Buildngs E & SHEET 16 Mgs; JOB NO. Fff— 03-288.17 Vallco Fashion Park DATE 10123 North Wolfe Road, SOlte 2030, CUPedlm. CA 95014 01-03-06 [479] 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS I •. . t .O OFFICE ,s '�• �•��fj�■� y/�IIS■'{� �, T�{I{ {$��I I8R ■ �� , �z.H�;l��11 I X11■1 ��®�� ' ■�� I— — — — — — — — — — — — t I SCALE SOUTH ELEVATION 0' 8' 16' 32' TH IS FLOOR PLAN AND ALL INFORMAT ION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER VvE ASSUME NO RESPONSIBILITY FOR ITS ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkowitz+Ruth A R C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 [714] 850.3400 +18'-0" A MAX. HEIGHT OF PARAPEFF +15'-0" T.O.P. r +18'-0" MAX. HEIGHT OF PARAPET +15'-0" ti T. 0. P. Level @ WEST ELEVATION F— — — — — — — — — — — — — — — — — .—. .— �� F- — — — — — — — -- —- — — I +18'-a' MAX. HEIGHT OF PARAP +15'-a' T.O.P. (4 EAST ELEVATION PbNy �— I I )—Ffz- a:�OG- cy-+ a APPROVAI. U' �-1fo>,� s- ®'f\ ''�'� Planning Comadsstan 1 o f lisle COCotafucit � � 3� � = Slgnawrc—A' Case blumlgcr CONDOMINIUMS AT VALLCO CUPERTINO, CALIFORNIA [5621 628.8000 Long Beach, CA [702[ 892.8500 Las Vegas, NV [703[ 668.0086 Washington, DC [503[ 478.9900 Portland, OR MAX. HEIGHT OF PARAPET +15'-a' T.O.P. I C 1 itis ! 0'-0° . Ground Level Elevations- Daycare Center SHEET 17 L,ANDMA] jK 1 JOB NO. [ Y Ri 03-288.17 �_ Wfloo Fashion Park DATE 01-03-06 10123 North Wolfe Road, Suite 2030, Cupertino, CA 95014 [479] 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS @ WEST ELEVATION F— — — — — — — — — — — — — — — — — .—. .— �� F- — — — — — — — -- —- — — I +18'-a' MAX. HEIGHT OF PARAP +15'-a' T.O.P. (4 EAST ELEVATION PbNy �— I I )—Ffz- a:�OG- cy-+ a APPROVAI. U' �-1fo>,� s- ®'f\ ''�'� Planning Comadsstan 1 o f lisle COCotafucit � � 3� � = Slgnawrc—A' Case blumlgcr CONDOMINIUMS AT VALLCO CUPERTINO, CALIFORNIA [5621 628.8000 Long Beach, CA [702[ 892.8500 Las Vegas, NV [703[ 668.0086 Washington, DC [503[ 478.9900 Portland, OR MAX. HEIGHT OF PARAPET +15'-a' T.O.P. I C 1 itis ! 0'-0° . Ground Level Elevations- Daycare Center SHEET 17 L,ANDMA] jK MANAGEMENT JOB NO. 03-288.17 �_ Wfloo Fashion Park DATE 01-03-06 10123 North Wolfe Road, Suite 2030, Cupertino, CA 95014 [479] 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS Is MATERIALS EXTERIOR CEMENT PLASTER PROVIDE L LIMESTONE COATED FOAM PROFILE SURROUND LIGHT DASH FINISH EXTERIOR CEMENT PLASTER PROVIDE PAINTED METAL COPING SMOOTH STEELTROWEL FINISH PRE -CAST CONCRETE VENEER DRY N METAL TRELLIS/ AWN ING/ GRILLEWORK STACKED LEDGE STONE PRE -CAST CONCRETE PANEL, ARC RAILING SYSTEM (LNER BRONZE CO.) BASE, OR TRIM THIN BRICK VENEER (THICK SET MORTAR) GREEN SCREEN PRE- FINISHED METAL PANEL (W/ STANDING SEAM) E.P.S. FRAM MOLDING/ CORNICE/ TRIM W/ EXT CEMENT PLASTER ALUMINUM FRAMED GLASS STEEL CABLE/ ROD BRACE/ METAL FIN THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER VIE ASSUME NO RESPONSIBILITY FOR R'S ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkowitz+Ruth A R C H I T E C T S 600 Anton Blvd, 16th Floor, Costa Mesa CA 92626 [7141 850.3400 FINISHES PAINT TO MATCH "ICI"COLOR #482 PAINT TO MATCH "ICI"COLOR PAINT TO MATCH "ICI"COLOR PAINT TO MATCH "ICI"COLOR #673 PAINT TO MATCH "ICI"COLOR 9817 "CHALK" PAINT TO MATCH "ICI"COLOR #215 "ANCIENT COPPER" PAINT TO MATCH "ICI"COLOR #272 "POMPEII CLAY" PAINT TO MATCH "ICI"COLOR #518 "REINDEER" PAINT TO MATCH "ICI"COLOR #472 "FORTRESS STONE" PAINT TO MATCH "ICI"COLOR #752 "RIVER BIRCH" PAINT TO MATCH "ICI"COLOR #880 "SAGE GREEN" PAINT TO MATCH "ICI"COLOR #874 "CYPRESS' PAINT TO MATCH "ICI"COLOR #743 "SIER RA LEONE" PAINT TO MATCH "ICI"COLOR #742 "CAISSON GREEN" BASF INDUSTRIAL COATING 81972 BRONZE BASF INDUSTRIAL COATING 819R4 COPPER CLEAR ANODIZED ALUMINUM FOG SOUTHERN LEDGESTONE CHICAGO USED CULTURED BRICK CONDOMINIUMS AT VALLCO CUPERTINO, CALIFORNIA [5621 628.8000 Long Beach, CA [7021 892.8500 Las Vegas, NV [703] 668.0086 Washington, DC [5031 478.9900 Portland, OR TYPICAL ELEVATION mft—?kma—i 1 )(>,� APPROMUZo- �� !i'�-ti� VS�eltm®I/nro6tV Plrtiutl�ig Cr�si�ctlxsle�ir! i t UaOr My conficit * (Aiko �- Co -ti - Si6na�ure /iif �— Case ItImnarerP LC) Building Finishes SHEET 18 L2�NDMARK PROPERTIES O. MANAGEMENT JOB 03-258.17.17 alloo VRoad Fashion 2 Park DATE 10123 North Wolfe Roetl, Sulfa 2030, Cuperllno, CA 95014 01-03-06 [4791 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS OL VARIES (MAXIMUM AT45 '0") PARAPETLEVEL 37'-0" ROOF LEVEL 24'-0" THIRD LEVEL oL 14'-0" SECOND LEVEL METAL TRELLIS/ AWNI RESIDENTIAL BALCONIES/ TERRACES(TYP) DECORATIVE LIGHTING FIXTURES II- j INDIVUAL Ui IT ENTRANCE— � bRCHES" BRAISED PLANTER BEDS Q c t. oL 4'-0" FIRST LEVELOdL f 0'-0" GROUND LEVEL -8'-0" PARKING LEVEL A -TYPICAL TERRACE ON PODIUM SCALE: 0' t' 4' 8 16' THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY, THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR R'S ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkowitz+Ruth SOLID METAL FASCIA BAY WINDOWS W/ OPERA UPPER SIDE LIGHTS (TYP) EXTERIOR DECORATIVE METAL PANEL LOWER SIDELIGHT ADDITIONAL COU RTYARD — FOR SOME FIRST LEVEL UNITS PAVED PEDESTRIAN WALK— / RAISED PLANTER BEDS B -TYPICAL BAY WINDOW ON PODIUM CONDOMINIUMS AT VALLCO CUPERTINO, CALIFORNIA f�s1\- 3,o -t>-1 l i�Z-3co- cry' kpa�m tdnsRvv Plaiu�ing C�annreJacsiaa l �. �� SLA Ila�e City Cormeff I 1 t'ruse �bEuaer,ep�e�- 6—A 6—B KEY ELEVATION ON PODIUM (TYP) -SECTION PROFILES ON THIS PAGE A R C H I T E C T 5 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 [714]850.3400 [562] 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV (703] 668.0086 Washington, DC (503] 478.9900 Portland, OR Ill C D I E` —F KEY ELEVATION ON GRADE (TYP) -SECTION PROFILES ON PREVIOUS PAGE (SHEET 20) I_'S 10 Wall Section Detail- Podium Entrance SHEET 19 LANDMMK APFGE ENTr MANAGEMENT JOB N 0. �— 03-288.17 p-+ Vallco Fashion Park DATE 01-03-06 10123 North Wolfe Road, Suite 2030, Cupertino, CA 95014 Road [4791 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS --re ahA AVI KAI IPA AT AC.!Aal1 SCALE: C TYPICAL TERRACE ON GRADE* 0' 2' 14' .8' 16' THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE, HOWEVER WE ASSUME NO RESPONSIBILITY FOR R'S ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkowitz+ Ruth A R C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 SOLID METAL FASCIA j LII _—.J j I: BAY WINDOWS W/ OPERABLE 1 SIDE LIGHTS (TYP) EXTERIOR DECORATIVE I' METAL PANEL LOWER SIDELIGHT (TYP) Plrt�atr�ii�g Couurds3rto, `Pu1-(�1 Bassa Chy Colmell '13`111 00 two.�-�� IG/�� PLASTERED WINDOW FRAME ---PLANTER SILL BINS (TYP) ,II 1� I � 1� IIP J METALTRELLIS PLANTER BEDS WITHPLANTER BEDS WITH LUSH VEGETATION LUSH VEGETATION PLANTER BEDS WITH JI LUSH VEGETATIONNil I G ,„play \yy Y 2\ a D -TYPICAL BAY WINDOW ON GRADE* E -TYPICAL WINDOW PROFILE ON GRADE* F -TYPICAL WINDOW PROFILE ON GRADE* . SEE SHEET 19 FOR LOCATION Wall Section Detail- On Grade Entrance SHEET 20 CONDOMINIUMS AT VALLCO LPROPERN JOB NO. MANAGEMENT 03-288.17 CUPERTINO, CALIFORNIA „alloo— Fashion DATE 10123 North Wolfe Road, Sulle 2030, Cupedino, CA 95014 01-03-06 [714]850.3400 [562] 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [703] 668.0086 Washington, DC [5031 478.9900 Portland, OR [479] 271.8090 Rogers, AR www.prarchitects com ARCHITECTS ■ THIS FLOOR PLPN AND ALL INFORMATION.ONTAINEDHEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCESTHAT VJE DEEM RELIABLE. HOWEVER VIEASSUME NO RESPONSIBILITY FOR IT'S ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS ■ Perkowitz+Ruth IS 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 CONDOMINIUMS AT VALLCO CUPERTINO, CALIFORNIA [7141850.3400 [5621 628.8000 Long Beach, CA [7021 892.8500 Las Vegas, NV [7031 668.0086 Washington, DC APPROVAL -t o Daroa� v- C) 1 Platnr►ug C��nurrtsslriu A o� Ctf y Council 1 � 3 � w 6:&150 ago DDaDQID26° lO Perspective of Typical Facade SHEET 22 L DMARK MANAEjRT JOB NO. m 03-288.17 VallDo Fashlon Park DATE 10123 North Wolfe Road, Suite 2030, Cupertino, CA 95014 01-03-06 P+ [5031 478.9900 Portland, OR [4791 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS 9:00 AM 12:00 PM 4:00 PM 9:00 AM • THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WE ASSUME NO . RESPONSIBILITY FOR IT-SAcCIRACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN VVILL CHANGE DU RING THE DESIGN PROCESS Perkowitz+Ruth A R C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 [7'14] 850.3400 12:00 PM �P. ams I t 1 i2- _C>Ar APP -810 ALU—aJ02"Ise, �- v Appmaba rimmLtr (98�ict Gory, Aw 56-z Signmure Case hislanurr CONDOMINIUMS AT VALLCO CUPERTINO, CALIFORNIA [5621 628.8000 Long Beach, CA [702] 892.8500 Las Vegas, NV [7031 668.0086 Washington, DC [5031 478.9900 Portland, OR :00 PM m WINTER SUKA ER I Shadow Studies SHEET 23 LANDMARK PROPERTIES JOB No. MANAGEMENT 03-288.17 Vallco F DATE 10123 North Wolfe Road. Suite 2030, Cup -din-, CA 95014 01-03-06 P-- [4791 271.8090 Rogers, AR www.prarchitects.com ARCHITECTS y'11 a:K THIS FLOOR PLAN ANDALLL INFORMATION CONTAINED HEREIN IS PRELIMINARY. THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR ITS ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkowitz+Ruth A R C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 [714] 850.340 COOS DOMM MMS AT V" [WILCO CUPERTINO, CALIFORNIA [5621 628.8000 Long Beach, CA 17021 892.8500 Las Vegas, NV [7031 668.0086 Washington, DC [5031 478.9900 Portland, OR AppROVA9 AprlkNleoGBmc��v Pdrteseeieeg Gan+ePtdsrie►ee t c7 0k0 D.as CBfy colo ell, 31 p p Signature Case manner Source Images SHEET 24 %DMARKERTIES loB NO. GEMENT 03-288.17 VallDo F-- ashlo� n Perk DATE 00123 North Wolfe Road, Suite 2030, Cupedino, CA 95014 01-03-06 p , [479] 271.8090 Rogers, AR www.prarchitecis.com ARCHITECTS THIS FLOOR PLAN AND ALL INFORMATION CONTAINED HEREIN IS PRELIMINARY THE INFORMATION PROVIDED ON THIS PLAN HAS BEEN OBATAINED FROM SOURCES THAT WE DEEM RELIABLE. HOWEVER WE ASSUME NO RESPONSIBILITY FOR ITS ACCURACY. ALL BUILDINGS, TENANTS AND THE USES AS SHOWN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS Perkowitz+Ruth A R C H I T E C T S 600 Anton Blvd. 16th Floor, Costa Mesa CA 92626 MATERIALS EXTERIOR CEMENT PLASTER PROVIDE LIMESTONE COATED FOAM PROFILE SURROUND LIGHT DASH FINISH 03-288.17.17 ERMOR E PLASWELFMISHOVIDE PAINTED METAL COPING ECEMENT SMOOTH SH 01-03-06 PRE -CAST CONCRETE VENEER DRY METAL TRELLIS/AWNING/ GRILLEWORK STACKED LEDGE STONE PRE -CAST CONCRETE PANEL, ARC RAILING SYSTEM (LIVER BRONZE CO.) BASE, OR TRIM THIN BRICK VENEER (THICK SET MORTAR) GREEN SCREEN PRE- FINISHED METAL PANEL (W/ STANDING SEAM) E.P.S. FRAM MOLDING/ CORNICE/ TRIM W/ EXT CEMENT PLASTER ALUMINUM FRAMED GLASS STEEL CABLE/ ROD BRACE/ METAL FIN T-IIV1171ILV PAINT TO MATCH "ICI"COLOR #482 PAINT TO MATCH "ICI"COLOR PAINT TO MATCH'1CI"COLOR PAINT TO MATCH '9CI"COLOR#673 PAINT TO MATCH "ICI"COLOR #81 7"CHALK" PAINT TO MATCH "ICI"COLOR #215 "ANCIENT COPPER" PAINT TO MATCH "ICI"COLOR #272 "POMPEII CLAY" PAINT TO MATCH "ICI"COLOR #518 "REINDEER" PAINT TO MATCH "ICI"COLOR #472 "FORTRESS STONE" CONDOMINIUMS AT VALLCO CUPERTINO, CALIFORNIA [714]850.3400 [562] 628.8000 Long Beach, CA PAINT TO MATCH "ICI"COLOR #752 "RIVER BIRCH" PAINT TO MATCH "ICI"COLOR #880 "SAGE GREEN" PAINT TO MATCH "ICI"COLOR#874 "CYPRESS" PAINT TO MATCH "ICI"COLOR#743 "SIERRA LEONE" PAINT TO MATCH "ICI"COLOR #742 "CAISSON GREEN" BASF INDUSTRIAL COATING 81972 BRONZE BASF INDUSTRIAL COATING 819R4 COPPER CLEAR ANODIZED ALUMINUM FOG SOUTHERN LEDGESTONE CHICAGO USED CULTURED BRICK [702] 892.8500 Las Vegas, NV [703] 668.0086 Washington, DC [503] 478.9900 Portland, OR .K�-- '003� r=�-t I , _rg- APPROVA9. U—a,SDS-16 -OR Apokall" No"I to a51 Plmniing Ca urdsslcnt I I 10 Q(A 11232Clot► comely 13 00)) Signalure )Wt t :T:2 "_ o Cuse Qfunuwcr _ MIter-Ws &—( o I c LANDMARK PROPMANAGEMENT 106 — 03-288.17.17 rm Valloo Fashlon Park DATE 10123 North Wolfe Road, Suite 2030, Cupertino, CA 95014 01-03-06 [479] 271.8090 Rogers, AR www.prarchitects.com Boa d SHEET 25 lu MID ARCHITECTS OIL TOP OF PARAPET 30'-0" OL ROOF LEVEL 24'-0" 10'-0" DECORATIVE METAL FINIAL CLERESTORY WINDOWS 16-0" (MIN EXIST.TREES & PLANTS FAP1110VALel s' i V l �' 1 Il,�.%aMM� NurM� pOF WALL'ii' 1 �— ut qe--e C,L Signature I Cuss t aloger i F EXISTING SINGLE FAMILYHOMES STING DENSE TREES I IID ID I i I I I VARIES I I I I LINE OF WALL i R VARIES (20'-0" -40'-0") SCALE: Enlarged Typical Section at Fire Lane EXTERIOR DECORATIVE SHEET 21 °' 2' 4' 8' 16'CONDOMINIUMS METAL PANEL SIDELIGHT . 0I SECOND LEVEL AT VALLCO L ANDMAR 14'-0" R VIE ASSUMATION E FROM SOURCION PLANOR BEEN O ATAINEDNFOR ON HAS RELIABLE NO ON THIS HAS BEEN FROM SOURCES THANTSANEM RELESA PLANTER AREA 10'4" _K MANAGEMENT "`^�'A JOB NO.P+N COVERED WALKWAY PONSIBW ACCURACY SHOANO THISS LAN CRE HANGE DRIING THE ESIGNRACY. ALL BUILDINGS TENANTSAND THE USES AS SHOVrN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS CUPERTINO, ` TURF BLOCK MATERIAL - FLEVEL (PODIUM) AT FIRE DEPARTMENT 4' -0 4'-0" Wilco Fashion Pak DATE ACCESS LANE 4'-0" 10123 North'Ablk Rosa Sunt 2030. Cupertino. CA 95014 OL GROUND LEVEL 7 SEx1:1 Lc ; -g Beath CA ,70_� 3�i% 850n La- Vega, NV 0'-0" np85 VVashl,gtorn. nC_ tcD'I 478 9�n0 Podia.,a oh ,47aj 7' ;;O:O acgel; AN vrsvV, a 1.-1, 1e._1S con, ARCHITECTS VARIES (20'-0" - 26-0") 8'-0" WALKWAY/ FIRE LANE o,L PARKING LEVEL `. 8'-0" 16-0" (MIN EXIST.TREES & PLANTS FAP1110VALel s' i V l �' 1 Il,�.%aMM� NurM� pOF WALL'ii' 1 �— ut qe--e C,L Signature I Cuss t aloger i F EXISTING SINGLE FAMILYHOMES STING DENSE TREES I IID ID I i I I I VARIES I I I I LINE OF WALL i R VARIES (20'-0" -40'-0") SCALE: Enlarged Typical Section at Fire Lane SHEET 21 °' 2' 4' 8' 16'CONDOMINIUMS AT VALLCO L ANDMAR PROVIDED ES HEREIN (DEEM THOVIEVHE R VIE ASSUMATION E FROM SOURCION PLANOR BEEN O ATAINEDNFOR ON HAS RELIABLE NO ON THIS HAS BEEN FROM SOURCES THANTSANEM RELESA _K MANAGEMENT "`^�'A JOB NO.P+N PONSIBW ACCURACY SHOANO THISS LAN CRE HANGE DRIING THE ESIGNRACY. ALL BUILDINGS TENANTSAND THE USES AS SHOVrN ON THIS PLAN WILL CHANGE DURING THE DESIGN PROCESS CUPERTINO, CALIFORNIA 03-z88.,' Wilco Fashion Pak DATE Perkowitz + Ruth 10123 North'Ablk Rosa Sunt 2030. Cupertino. CA 95014 01-03-06 A R C H I T E C T S 600 Anton Blvd 16th Floor, Costa Mesa CA9?526 SEx1:1 Lc ; -g Beath CA ,70_� 3�i% 850n La- Vega, NV {70 6r,2 np85 VVashl,gtorn. nC_ tcD'I 478 9�n0 Podia.,a oh ,47aj 7' ;;O:O acgel; AN vrsvV, a 1.-1, 1e._1S con, ARCHITECTS