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Response to SB 35 letter dated 06/22/2018RA FA E L V I IJ 0 hY ARCHITECTS 10333 N Wolfe Road Cupertino, CA 95014 United States Craig Bacheller Project Director T 408627 7090 cbacheller@rvapacom 917 374 3398 M : www:rvapc.com HAND .DELIVERED. AND MAILED TO THE CITY OF CUPERTINO July 31, 2018 Aarti Shrivastavo Assistant City Manager and Community Development Director City of Cupertino Community Development Department, Planning Division 10300 Torre Avenue Cupertino, CA 95014 Project: Vallco Town.Center Subject: Responseto City of Cupertino SB 35 dated Juni 22, 018 Dear Ms. Shrivastava: Please findtransmitteda partial submittal in response to the SB 35 letter dated June 22; 2018 with the`following materials: 1. Partial Response to City of Cupertino SB 35 Letter 2. Planning Application Revised Drawings 3. Tentative Mapping Revised Drawings Sincerely, RECEIVED AUG ® 6 2018 Craig Bacheller Project Director By: Rafael Vinoly Architects Attachments 1. Partial Response to City of Cupertino SB 35 Letter. 2. Planning Application Revised Drawings (by hand delivery only) 3. Tentative Mapping Revised Drawings (by hand delivery only), Vallco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 2 of 23 I. General Requirements 1. Identify tentative locations for public artwork in compliance with Section 19.148.050(B). REFERENCE: Drawing Sheet P-051 1 -REV -0 issued July 31, 2018. RESPONSE: Drawing Sheet identifies tentative locations for public artwork. 2. Submit a fiscal impact analysis pursuant to General Plan Strategy: LU -8.2.1 RESPONSE: The Applicant has engaged with Keyser Marsten and Associates and is working on finalizing the fiscal impact report, which will be provided at a later date. 3. Provide a preliminary Trash Management Plan and contact Environmental Services Division for coordination with Recology. Chapters in the Municipal Code related to garbage, recycling, and organic waste collection include Chapters 6.24, 9.16, and 9.18. RESPONSE: The Design Team is meeting with Public Works and Environmental Services Division. A preliminary Trash Management Plan will be provided at a later date. 4. Please provide a preliminary Affordable Housing Plan including a plan for administration of affordable units. RESPONSE: The Applicant recently hired a Chief Housing Officer and is working with her to prepare an Affordable Housing Plan, which will be provided at a later date. II. Information for Planning Review: 5. P-1001 through P-1015 - Show vantage point location on Key Plan for all perspective views. REFERENCE: Drawing Sheets P-0001 - P-0015 REV -1 Issued July 31, 2018. RESPONSE: Revised drawing sheets include vantage point locations, re- numbered so that the PDFs collate, and P-0005 is revised to coordinate with the road network on the left side of the illustrative rendering. 6. P-0101 - Provide information on proposed number of parking stalls for all non- residential land uses in Data Table. Valle® Town Center SB 35 Applicant Response Letter July 31, 2018 Page 3 of 23 RESPONSE; The sheet P-0101 will be provided at a later date when all updates have been incorporated. 7. P-0201 - a. Indicate square footage for each building to be demolished. REFERENCE: Reference Drawing Sheets P-020.1 REV -1 issued on July 31; 2018 RESPONSE: Existing square footages for each. _building are to be added to data tables of P-0101 REV -1 to be provided at a later date. Existing square footages per floor of each building are included in the revised P-0201 REV -1 drawing issued July 31; 2018. b. Provide Tree protection plan for all trees to be retained. Show tentative location of protective fencing to be installed with construction period . recommendation from an ISA certified arborist, REFERENCE: Reference Drawing Sheets P-0602A'REV-0 Issued on July 31; 2018. RESPONSE: See Sheet P -0602A REV -0 Tree Protection Plan for tentative location of protective. fencing to be installed during construction per Arborist recommendation. See Chapter 11.0 in Arborist tree report for.more information regarding tree protection. c. Indicate portions of Perimeter Road to be demolished / removed: REFERENCE: Drawing Sheets P=020.1 REV -1 Issued July 31; 2018: RESPONSE: Revised drawing indicates portions of Perimeter Road to be demolished`/ removed. d: Please provide plans at a scale so that one building / block fits on one. sheet of paper. Smaller 'scale plans may be included for context. REFERENCE: Drawing Sheets P-0110 REV -0 and P-0211 REV -0 Series RESPONSE: Sheets (13 drawings) Issued July 31; 2018. 8. P-0202 a. Indicate adjacent land uses REFERENCE: Drawing Sheet P70202REV- Issued July 31; 2018: RESPONSE: Revised drawing indicates adjacent land uses. b. Please note that improvements proposed in the right-of-way will require subsequent encroachment permit(s) through the Public: Works Deparfinent, RESPONSE: Acknowledged. Vallco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 4 of 23 c. Show all new property lines after dedication. Indicate length of new property line after dedications. REFERENCE: Drawing Sheet P-0202 REV -1 Issued July 31, 2018. RESPONSE: Revised drawings show both existing and new property lines after dedication. d. Show all property setbacks from the new property lines after dedication. REFERENCE: Drawing Sheets P-0202 REV -1 Issued July 31, 2018. RESPONSE: Revised drawings show property setbacks from new property lines after dedication. e. Remove note about portions of road to be closed "permanently". REFERENCE: Drawing Sheet P-0202 REV -1 Issued July 31, 2018. RESPONSE: Reference to permanent closure has been revised / removed to indicate temporary or seasonal closures. f. Provide roadway dimensions, and ensure all measurements are dimensioned to the property lines, curb lines, and centerline of road. REFERENCE: Drawing Sheets P-0202 REV -1 Issued July 31, 2018. RESPONSE: To provide every dimension on this sheet will make it illegible at this scale. Roadway dimensions to property lines, curb lines, and centerline of road will be generally indicated on this sheet but please also refer to the P-0800.01 REV -1 to be issued at a later date, which will provide greater detail. 9. P -0202.A - Provide summary table of building areas and difference between the two alternatives presented. Please indicate the change in the floor plan at the street level. RESPONSE: Drawing Sheet P -0202.A depicting this alterative scenario is withdrawn. 10. P-0203 - Show all building setbacks from new property lines after street dedication. REFERENCE: Drawing Sheets P-0203 REV -1 Issued July 31, 2018. RESPONSE: To provide every dimension on this sheet will make it illegible at this scale. All rooftop building setbacks are adjusted to the new property line after street dedication. P-0800.24 REV -1, to be issued at a later date, will provide this detail. VaHco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 5 of 23 Vallco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 6 of 23 18. P-0401 - Show extent of any underground shoring structures or devices that will extend past the outside line of the parking garage. Please note that no shoring devices or structures may be placed within the public right-of-way without review and approval of the City. RESPONSE: Revised drawing to be provided at a later date. 19. P-0403 - Explain how yellow landscape areas are not on green roof or podium structure (in that most of them are interior of the red line indicating the extent of the below grade parking structure) capture and treat storm water. RESPONSE: Revised drawing to be provided at a later date. a. Indicate approximate depth and vertical dimensions of cisterns adjacent to the garage. RESPONSE: Revised drawing to be provided at a later date. b. Some green areas are at street level and not on the green roof as indicated, please correct. RESPONSE: Revised drawing to be provided at a later date. c. Indicate percentages of each type of Site Drainage Areas in the table. RESPONSE: Revised drawing to be provided at a later date. 20. P-0405 - Indicate if communication & electrical lines are above or below ground. Pursuant to Section 19.60.060(G), all wires, pipes, cables, utilities, and connections shall be placed in underground or subsurface conduits subject to the specifications of the subdivision ordinance of the City. RESPONSE: It is our intention to have all communication and electrical lines below ground in underground vaults, joint trench in soil, or run within the basement. Final configuration and design is subject to approval by other regulatory entities, such as PG&E and Caltrans, which in some circumstances may limit the ability to underground all utilities. 21. P-0406 - a. Indicate approximate size of below grade cisterns in gallons. RESPONSE: Revised drawing to be provided at a later date. b. Please explain what "outline of optional underground garage addition" means. Vall8co Town Center SB 35 Applicant Response Letter July 31, 2018 Page 7 of 23 RESPONSE: Revised drawing, with this note deleted, to be provided at a later date. c. Include Recycled Water in the legend, and show the full extents of Recycled Water facilities. RESPONSE: Revised drawing to be provided at a later date. d. Coordinate with Cupertino Sanitary District and show the full extent of sanitary sewer work necessary to serve the project. RESPONSE: The Applicant consultant team will continue to coordinate with the Cupertino Sanitary District. Revised drawing to be provided at a later date. 22. P-0408 - Show location of planned street closures for special events. RESPONSE: Revised drawing to be provided at a later date. 23. P-0411 - a. Show location of planned pedestrian access along Stevens Creek Blvd and N. Wolfe Road during construction. The construction, fencing appears to fence off the sidewalk. Show path of travel for pedestrians on all public street frontages. Indicate any structures needed to ensure pedestrian safety. REFERENCE: Drawing Sheets P-0411 REV-] Issued July 31, 2018. RESPONSE: Fence has been revised to not block off the sidewalk. Water Pollution Control Note N added which states "An approved pedestrian access along Stevens Creek Boulevard and N. Wolfe Road must be maintained during all phases of construction". b. Show inlet protection on all inlets within and surrounding the site. This includes the inlets in the tunnel. REFERENCE: Drawing Sheets P-0411 REV -1 Issued July 31, 2018. RESPONSE: All inlets within the surrounding site indicate inlet protection, including the inlets within the tunnel. c. Refine the location of the fiber rolls to ensure adequate vehicular access to the properties to the north. Further the plan show access being blocked to some of the driveways to the properties to the north. Either modify the plans to show access is being provided or provide an approval letter from both the property owners and the Fire Department stating this is acceptable. Vallco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 8 of 23 REFERENCE: Drawing Sheets P-0411 REV -1 Issued July 31, 2018. RESPONSE: Fiber roll locations have been adjusted to ensure vehicular access to the properties to the north are not blocked. 24. P-501 - Show residential only and residential / retail separately on the Street Level Land Use Plan for clarity. REFERENCE: Drawing Sheets P-0501 REV -1 Issued July 31, 2018. RESPONSE: Drawing Sheet has been revised to include residential and residential / retail separately. 25. P-0503 - Indicate path of travel over bridge between public elevators to accommodate pedestrians. REFERENCE: Drawing Sheets P-0503 REV -1 Issued July 31, 2018. RESPONSE: Drawing Sheet has been revised to show pedestrian paths for travel over the bridge. 26. P-0504 - Clarify whether there is a Class III Bikeway on the entire length of Street B and Street 9. If not, please update. REFERENCE: Drawing Sheets P-0504 REV -1 Issued July 31, 2018. RESPONSE: Drawing Sheet has been revised to show Class III Bikeway on entire lengths of Street B and Street 9. 27. P-0505 - Clarify why Street 5 and Street A would need to be closed to vehicles during community events. REFERENCE: Drawing Sheets P-0505 REV -1 Issued July 31, 2018. RESPONSE: Drawing has been revised. Portions of Street 5 and Street A are proposed to be temporarily closed to allow for a safe park usage at the children's playground / green rooftop at the Western edge for seasonal events while providing access to the parking facilities. 28. P-0507 - Provide summary table of all open space areas indicated with square footages and acreages. REFERENCE: Drawing Sheets P-0507 REV -1 Issued July 31, 2018. RESPONSE: Summary table has been added to the P-0101 REV -1 data tables. a. Clearly indicate which areas are publicly accessible and during which hours of the day. REFERENCE: Drawing Sheets P-0507 REV -1 Issued July 31, 2018. Va Mico Town Center SB 35 Applicant Response Letter July 31, 2018 Page 9 of 23 RESPONSE: Publicly accessible areas of the Green Roof are available on the West side from dusk to dawn. Publicly accessible areas of the Green Roof on the East side are dependent upon the Office tenant configuration. b. Clearly indicate the amounts of private open space for each unit. Do units have private open space provided? All the private open space indicated on this plan is common private open space. REFERENCE: Drawing Sheets P-0507 REV -1 Issued July 31, 2018. RESPONSE: Summary table of private residential open space, private common open space, and open space will be provided on the P-0101 REV -1 and P-0102 REV -1 data tables at a later date. 29. P-508 - Cross sections shall provide property lines and dimensions from the property line to the road center line, road improvements and the buildings. REFERENCE: Drawing Sheets P-0508 REV -1 Issued July 31, 2018. RESPONSE: Cross section updated with dimensions as requested. 30. P-0510 - a. Indicate the construction sequencing of the parking garage(s) on this plan. REFERENCE: Drawing Sheets P-051 0 REV -1 Issued July 31, 2018. RESPONSE: Sequencing of the parking'garages have been more clearly defined in the drawing. b. AMC Theater is no longer an operating tenant. Please correct the plans. REFERENCE: Drawing Sheets P-0510 REV -1 Issued July 31, 2018. RESPONSE: AMC removed from the drawing. 31. P-0602 - Provide the quantity of trees anticipated for removal within the Public Right of Way. REFERENCE: Drawing Sheets P -0602B REV -1 Issued July 31, 2018. RESPONSE: Quantity of `Existing Street Tree to be removed' within the Public Right of Way is added, and Quantity of 'Existing Street Tree to remain' within the Public Right of Way is added. 32. P-0603 - Provide the quantity of new trees anticipated to be planted in the Public Right of Way. Species and locations to be coordinated with the Department of Public Works. REFERENCE: Drawing Sheets P-0603 REV -1 Issued July 31, 2018. Vallco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 10 of 23 RESPONSE: Quantity of 'Existing Street Tree to remain' within the Public Right of Way is added, and quantity of 'Proposed Street Tree' is added. The species are consistent with the street tree species list provided by Department of Public Works. See street tree planting palette on P-0607. 33. P-0607 - a. The Tree Disposition Plan does not indicate the trees within the parking lots closest to the Bay Club. These trees are considered "development trees," a subset of "protected trees". Please update the Tree Disposition Plan, the total number of trees proposed to be removed and the Arborist Report. REFERENCE: Drawing Sheets P-0607 REV -1 Issued July 31, 2018. RESPONSE: Trees within the parking lots closest to the Bay Club are added to the sheet. 'Development Trees to remain' and 'Development Trees to be removed' are added to the tree legend with quantities. The Tree Disposition Plan is updated with information from the arborist and an updated Arborist Report will be submitted at a later date. b. Indicate which trees are street trees. Please note that tree removal and planting within the public right-of-way will require subsequent encroachment permits by the Public Works Department. REFERENCE: Drawing Sheets P-0607 REV -1 Issued July 31, 2018. RESPONSE: Street Tree planting palette images are added. 34. P-0609 - Clarify the material for the flexible paving designed for the Secondary Walkways. REFERENCE: Drawing Sheets P-0609 REV -1 Issued July 31, 2018. RESPONSE: The paving material for the Secondary Walkways is: Flexible Porous Paving. A sample will be provided with the material boards at a later date. 35. P-0701 - a. Provide photometric plan that shows that no light spills over the property line. RESPONSE: Public Works meeting from July 24, 2018 confirmed requirements; a revised photometric plan will be provided at a later date. b. Please indicate property lines on this plan to confirm whether the lights proposed on the adjacent property near Stevens Creek Blvd; along Perimeter Road on the western side of the Project are on the project site. RESPONSE: Public Works meeting from July 24, 2018 confirmed requirements, revised drawings will be provided at a later date. Vall1co Town Center SB 35 Applicant Response Letter July 31, 2018 Page 11 of 23 c. Provide lighting types for Residential Amenity Area; currently called out as "TBD". Lighting from these fixtures must be included in the Photometric Plan. RESPONSE: Public Works meeting from July 24, 2018 confirmed requirements; a revised photometric plan will be provided at a later date. 36. P-0751 - P-0755 - Signage is not being reviewed or approved at this stage of the planning process. These are subject to subsequent approvals as acknowledged in your project description and plans. RESPONSE: Acknowledged. 37. P-0800.132 / B3 - a. Indicate number of parking spaces by type (residential / office / retail / shared). REFERENCE: Drawing Sheets P-0900.132/133 REV -1 issued July 31, 2018. Updated P-0800.82/63 to be provided at a later date. RESPONSE: Parking spaces by type and level are further clarified in the table schedules on the Parking P-0900 sheets, not the P-0800 sheets. b. Provide key section to show below/above ground location of each level. Indicate ramp slopes and provide finished floor elevations. RESPONSE: Revised drawing to be provided at a later date. c. Indicate "safe pedestrian routes" in all parking garages at all levels. REFERENCE: Drawing Sheets P-0900.62/63 REV -1 issued July 31, 2018 RESPONSE: Safe pedestrian routes in parking garages are identified by level in the Parking P-0900 sheets. 38. P-0800. B 1 - Some as above. a. Indicate number of parking spaces by type (residential / office / retail / shared). REFERENCE: Drawing Sheets P-0900.131 REV -1 Issued July 31, 2018. Updated P- 0800.131 to be provided at a later date. RESPONSE: Parking spaces by type and level are further clarified in the table schedules on the Parking P-0900 sheets. b. Provide key section to show below/above ground location of each level. Indicate ramp slopes and provide finished floor elevations. RESPONSE: Revised drawing to be provided at a later date. Vallco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 12 of 23 c. Indicate "safe pedestrian routes" in all parking garages at all levels. REFERENCE: Drawing Sheets P-0900.131 REV -1 Issued July 31, 2018. Updated P- 0800.131 to be provided at a later date. RESPONSE: Safe pedestrian routes are shown on all Parking P-0900 sheets. 39. P -0800.13M - Same as above. a. Indicate number of parking spaces by type (residential / office / retail / shared). REFERENCE: Drawing Sheets P -0900.13M REM Issued July 31, 2018. Updated P - 0800.13M to be provided at a later date. RESPONSE: Parking spaces by type and level are further clarified in the table schedules on the Parking P-0900 sheets. b. Provide key section to show below/above ground location of each level. Indicate ramp slopes and provide finished floor elevations. RESPONSE: Revised drawing to be provided at a later date. c. Indicate "safe pedestrian routes" in all parking garages at all levels. REFERENCE: Drawing Sheets P -0900.13M REV -1 Issued July 31, 2018. Updated P- 0800.131 to be provided at a later date. RESPONSE: Safe pedestrian routes are shown on all Parking P-0900 sheets. 40. P-0800.01 through .07 - Same as above a. Indicate number of parking spaces by type (residential / office / retail / shared). REFERENCE: Drawing Sheets P-0900.01 -.07 REV -1 Issued July 31, 2018. Updated P-0800.01 -.07 to be provided at a later date. RESPONSE: Parking spaces by type and level are further clarified in the table schedules on the Parking P-0900 sheets. b. Provide key section to show below/above ground location of each level. Indicate ramp slopes and provide finished floor elevations. RESPONSE: Revised drawing to be provided at a later date. c. Indicate "safe pedestrian routes" in all parking garages at all levels. Vaiico Town Center SB 35 Applicant Response Letter July 31., 2018 Page 13 of 23 REFERENCE: Drawing Sheets P-0900.01 -.07 REV-1 Issued July 31, 2018. Updated P-0800:81 -.07 to be provided at a later date. RESPONSE: Safe pedestrian routes are shown on all Parking P-0900 sheets. 41. P-0800.08 through. 1.1 Provide key section to show below / above ground location of each level. Indicate ramp slopes. RESPONSE: Revised drawing to be provided at a later date. 42. P=082 T - a. Provide top of roof elevation (highest point of structure) both from above sea level and from existing natural grade. Since the application includes a subdivision, please indicate elevation from final proposed grade. REFERENCE: Drawing Sheet P-0821 REV-1, P-0822 REV-1, P-0823 REV-O, and P0824 REV-0 Issued July 31, 2018. RESPONSE: Key elevation marks from top of roof to final proposed grade have been. provided. b. Indicate locations and types of all entrances. REFERENCE: Drawing Sheets P=0511 REV =0 and P-0821 REV-1, P-0822 REV-1; P- 0823 REV-0, and P0824 REV-O Issued July 31, 2018. RESPONSE 'Locations and types of all entrances are indicated on the referenced drawings. 43. P-0831 The building cross sections must be provided by block at a scale of 1/8"= V-0"or. at a scale whereon,block / building will fit one: sheet of paper; Please contact staff to coordinate: REFERENCE: Drawing Sheets P-0831 REV-1 and. P-0832 REV-1 -Issued on July 31, 2018. Enlarged sections (1 1 heets) .in the P-0845.01 P-0.845.11 will-be issued at a later date. RESPONSE: Enlarged Drawings to be provided at a later date. 44. P-0853- Include the property lines, and provide dimensions from the street Improvements to fhe property lines and roadway. centerline: Ensure adequate. dimensions are provided to locate all facades of the buildings. REFERENCE: Drawing Sheets P-0851 REV-1, P70852 REV-1, and P-0853 REV-1 Issued July 81, 2018. RESPONSE: Dimensions have been revised as requested. - Vallco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 14 of 23 45. Mechanical ventilation of building and garages are not provided or shown. Provide detail on elevations, roof plans, and site plans. These are subject to the requirements of Section 19.60.060(H). REFERENCE: Reference P-0821 Series Elevations and P-0831 Series Sections. RESPONSE: All MEP equipment and exhausts will be screened, as shown on the revised sheets. 46. Other mechanical equipment is not shown, such as on the residential towers. Provide height and screening materials of mechanical equipment and screening on all buildings, including the residential towers. REFERENCE: Reference P-0821 Series Elevations and P-0831 Series Sections. RESPONSE: All MEP equipment and exhausts will be screened with architectural louvers if within the building and with landscape features if found within the site, as shown on the revised sheets. 47. Indicate square footage and % of net lot area (after dedications and access easements) - existing and proposed paving area and amount of paving being replaced. REFERENCE: Drawing Sheets P-0101 REV -1 to be Issued at a later date. RESPONSE: When the P-0101 REV -1 drawing is complete, the requested square footages will have been added to the Data Tables. 48. Provide an estimate of employees projected. RESPONSE: The number of employees depends on the specific office and retail tenants, which are not known at this time, so it would be speculative to provide an estimate. The Applicant notes that in the City's Draft EIR for the Vallco Area Specific Plan, the City used the following programmatic rates: 1 employee/450 square feet of commercial uses and 1 employee/300 square feet of office uses. Environmental Impact Report Amendment, Val/co Special Area Specific Plan, July 2018, Table 1.0-1. There is not an objective planning standard in the City's codes or regulations requiring an estimate of employees projected for a project, so no further response is required. 49. Provide a material board. RESPONSE: Material boards will be provided at a later date. III. Information for Tentative Map Review: 1. Cover Sheet: VallVco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 15 of 23 a. Include total number of proposed condominium units, with types (residential, commercial, etc.) to the title. RESPONSE: Revised Drawing to be Issued at a later date. 2. Topographic Survey Sheets: a. The topographic survey shows three driveway openings off of Stevens Creek Blvd. The easterly most driveway approach was closed a number of years ago. Please correct the discrepancy with updated and current information. REFERENCE: Drawing Sheets TM2.8 REV -1 dated July 31, 2018 RESPONSE: Topographic survey has been updated to reflect the current conditions at this driveway location. b. Topographic survey should provide street dimensions, including dimensions to the center line of adjacent rights of way.. REFERENCE: Drawing Sheet TM2.0 through TM2.10 REV -1 dated July 31, 2018. RESPONSE: Street dimensions, including dimensions to the center line of adjacent right of way have been added. c. Update striping and curb alignments as necessary (i.e. TM2.4 has two sets of striping shown on both Vallco Parkway and Wolfe Rd; and the median island on Wolfe Road does not appear to incorporate recent improvements constructed as part of the AC2 project. RESPONSE: Revised Drawing to be Issued at a later date. d. All contours should have elevation numbers for clarity. REFERENCE: Drawing Sheets TM2.0 through TM2.10 REV -1 dated July 31, 2018. RESPONSE: Elevations have been added to all contours. e. Ground level finished floor elevations shall be provided for all structures. REFERENCE: Drawing Sheets TM2.0 through TM2.10 REV -1 dated July 31, 2018. RESPONSE: Ground level finished floor elevations have been provided for all buildings. Garages have varying ground level finished floor elevations, so no finished floor elevation has been provided for these. f. Provide Right of Way dimensions, including dimensions to the center line of the existing streets. Vallco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 16 of 23 REFERENCE: Drawing Sheet TM2.0 through TM2.10 REV -1 dated July 31, 2018. RESPONSE: Right of Way dimensions, including dimensions to the center line of the existing streets have been added. g. Update topographic information for the driveway to the 19800 Development on the east side of Wolfe Road. Two sets of topo lines have been provided. RESPONSE: Topographic survey has been updated to reflect the current condition of this driveway. 3. Existing Easement Sheets: a. Provide a legend of the various easements on Sheet TM4.0 for clarity. REFERENCE: Drawing Sheet TM4.0 REV -1 dated July 31, 2018. RESPONSE: Legend for the various easements has been provided on TM4.0. b. Provide a list or label the recorded document number for each easement, and which party(ies) hold(s) interest in said easement. RESPONSE: Each easement has been labeled with the recorded document number. c. Provide dimensions for the easement as appropriate. REFERENCE: Drawing Sheet TM4.1 through TM4.10 REV -1 dated July 31, 2018. RESPONSE: Dimensions have been added to the easements shown on this sheet. d. Ensure all easements of correct and consistent with the recorded documents. REFERENCE: Drawing Sheet TM4.1 through TM4.10 REV -1 dated July 31, 2018. RESPONSE: All existing easements are shown and are consistent with the recorded documents. e. Sheet TM4.2 indicates a basis of bearing on Vallco Parkway, however the cover sheet indicates the basis of bearing is on Wolfe Road. Please rectify this discrepancy. REFERENCE: Drawing Sheet TM 1.0 REV -1 dated July 31, 2018. RESPONSE: The Basis of Bearing reference on the cover sheet has been revised to reflect the centerline of Vallco Parkway and rectify the discrepancy. VaIIOco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 17 of 23 f. Sheet TM4.3 labels the tunnel easements as air rights. Please clarify that this is a tunnel easement. REFERENCE: Drawing Sheet TM4.3 REV -1 dated July 31, 2018. RESPONSE: Air rights easement has been revised to indicate this is a tunnel easement. g. Sheet TM4.4 shows the air rights easement of the bridge over Wolfe Road. Please indicate the verticallimits of the easement. RESPONSE: Upper vertical limit is not defined in the recorded documents. h. Sheet TM4.4 shows that certain PUEs under the air rights easement are to be vacated. Please clarify what easements these are, and why they're being vacated. REFERENCE: Drawing Sheet TM4.4 REV -1 dated July 31, 2018. RESPONSE: The public utility easements shown beneath the air rights easements are removed from the plan. These easements are located within the public right-of-way and are no longer needed. i. Sheet TM4.4 shows an air rights strip easement east of Wolfe Road. Please clarify what this easement is, and why itis being vacated. REFERENCE: Drawing Sheet TM4.4 REV -1 dated July 31, 2018. RESPONSE: This easement is actually a footing easement and has been revised. Sheet TM4.5 and TM4.8 shows the stormwater easement to be vacated. Please indicate that these easements are to be relocated in connection with the relocation of the storm water treatment facilities. REFERENCE: Drawing Sheets TM4.1 through TM4.10 REV -1 date July 31, 2018. RESPONSE: All references to changes/modifications to easements have been removed from these sheets. These sheets now just represent the current mapping conditions. 4. Easements on proposed Project Sheets: a. Provide a legend of the various easements on Sheet TM5.0 for clarity. RESPONSE: Revised Drawing to be Issued at a later date. b. All existing easements shall be labelled with their recorded document numbers. Vallco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 18 of 23 RESPONSE: Revised Drawing to be Issued at a later date. c. The relocated Public Access Easements on both sides of Wolfe Road shall be expanded to incorporate pedestrian access, and should extend to furthest driveway approach of the properties to the north. Coordinate the extents of the easement with the City Engineer. RESPONSE: Revised Drawing to be Issued at a later date. d. Public Utilities Easements shall be provided from Wolfe Road to each of the properties located north of the development. The width of these easements shall be equal to or greater than the existing PUE widths. Coordinate the extents of the easement with the City Engineer. RESPONSE: Revised Drawing to be Issued at a later date. e. Provide Public Right of Way dimensions, including dimensions to the center line of the existing streets. RESPONSE: Revised Drawing to be Issued at a later date. Sheet TM5.4 continues to show the PUEs beneath the air rights easement, even through Sheet TM4.4 indicated these easements were to be vacated. Please clarify the intention for these easements and modify the plans accordingly. REFERENCE: Drawing Sheet TM4.4 REV -1 dated July 31, 2018. RESPONSE: The public utility easements shown beneath the air rights easements are removed from the plan. These easements are located within the public right-of-way and are no longer needed. g. The Public Roadway and Landscape easement along the west side of Wolfe Road, between Stevens Creek Blvd and Vallco Parkway shall be expanded as necessary to incorporate the proposed pedestrian and bicycle access. This area shall be dedicated to the City in a form acceptable to the City Engineer. RESPONSE: Sheet Drawing P-0800.01 REV -1 will be issued at a later date. h. The pedestrian access along Stevens Creek Boulevard shall be dedicated to the City in a form acceptable to the City Engineer. RESPONSE: Sheet Drawing P-0800.01 REV -1 will be issued at a later date. i. If the proposed green roof is to be used for public park purposes, public access shall be provided from the public right of way. Please show public access as appropriate. VaIIVco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 19 of 23 RESPONSE: Sheet Drawing P-0800.01 REV -1 will be issued at a later date. j. Show all easements on adjacent properties that benefit the project. RESPONSE: Revised Drawing to be Issued at a later date. 5. Grading and Drainage Project Sheets: a. Applicant shall set up a. meeting with the City's Public Works Department to review comments and questions on these sheets. RESPONSE: Applicant met with the City's Public Works Department on June 20, 2018, June 27, 2018, and July 3, 2018. b. Provide grading quantities on the grading plans, with import and export numbers provided. RESPONSE: An answer will be provided at a later date. c. Grading plans do not include adequate information for onsite grading and drainage. Additional information showing how onsite drainage will be collected, treated, and released are required. RESPONSE: Revised Drawing to be Issued at a later date. d. Correct existing and proposed land uses. to read "Commercial/ Office/ Residential." RESPONSE: Revised Drawing to be Issued at a later date. e. Provide a demolition plan. RESPONSE: An answer will be provided at a later date. f. Include cross sections of the lots showing existing and finish grades, pad elevations, building elevations, limits of cut and fill. RESPONSE: An answer will be provided at a later date. g. Provide information that clarifies how storm drainage from within the building footprint is to be addressed. RESPONSE: An answer will be provided at a later date. Vallco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 20 of 23 h. Provide contour elevation information for all existing contours. RESPONSE: An answer will be provided at a later date. There appear to be a number of utility conflicts throughout the project site between the proposed sanitary sewer and storm drainage facilities. These will need to be rectified. RESPONSE: An answer will be provided at a later date. Existing utility mains, both onsite and in the public right of way, should be shown on the plans. This information should include vertical information where available and appropriate, and the utility main size. RESPONSE: An answer will be provided at a later date. k. Provide information for the proposed utilities that includes size, slope, and pipe materials. RESPONSE: An answer will be provided at a later date. Provide more detailed grading information at all underground parking entrances to ensure drainage is directed away from the openings. RESPONSE: An answer will be provided at a later date. m. Proposed joint trench facilities, including communications, electrical, gas (if applicable) and cable facilities, are not clearly shown on plans. Please clearly indicate these facilities so that the service connections are easily identifiable. RESPONSE: An answer will be provided at a later date. n. All joint trench and dry utility boxes shall be placed behind the curb line. The current plans show a number of utility boxes in the traveled way. RESPONSE: An answer will be provided at a later date. o. Street dimensions should also be dimensioned to the property lines (on both sides of the street) and to the street centerline (typical all sheets). RESPONSE: An answer will be provided at a later date. Valk® Town Center SB 35 Applicant Response Letter July 31, 2018 Page 21 of 23 p. The complete limits of sanitary sewer and reclaimed water facilities need to be shown on the plan set. Notes referring to future work are not acceptable. RESPONSE: An answer will be provided. at a later date. q. There appear to be random storm drainage infrastructure shown on the plans. The facilities to not have information indicating where they connect to the main storm drainage system. Please provide this information where it is missing, or remove the stray symbols as appropriate. RESPONSE: An answer will be provided at a later date. r. Provide details on the stormwater treatment facilities. Various cisterns are proposed throughout the project. Additional information is required to evaluate these facilities. RESPONSE: An answer will be provided at a later date. s. The full extent of recycled water main improvements shall be shown on the plan. The southerly end of the recycled water main shall be extended either through the intersection of Vallco Parkway and Wolfe Road, or to the intersection of Stevens Creek Blvd and Wolfe Road. RESPONSE: An answer will be provided at a later date. t. Transformers for onsite power should be located onsite and outside of the public sidewalk areas. RESPONSE: Acknowledged. u. The median on Wolfe Road, north of Stevens Creek Blvd is proposed to be relocated. This will most likely result in the need to modify the cross -slope of the road in the area. Show the extent of the work needed to perform this work. RESPONSE: Sheet Drawing P-0800.01 REV -1 will be issued at a later date. v. The "pork chop" islands at the intersection of Wolfe Road and Stevens Creek Blvd shall be removed as part of this project. This will require modifications to the traffic signals at this intersection, as well as striping modifications. Please show this information on the plans. RESPONSE: Sheet Drawing P-0800.01 REV -1 will be issued at a later date. w. There appears to be a conflict between existing electrical facilities and the new sewer line along Wolfe Road, just north of Stevens Creek Blvd. Vallco Town Center SB 35 Applicant Response Letter July 31, 2018 Page 22 of 23 RESPONSE: An answer will be provided at a later date. x. New utility facilities are proposed within the property limits of both of the properties to the north of the site, as well as to the property to the east of the easterly project parcel. Provide the recorded easement information, or relocate these facilities outside of the private property. RESPONSE: An answer will be provided at a later date. y. Clearly indicate the extents of the existing utilities that are proposed for abandonment or removal. RESPONSE: An answer will be provided at a later date. z. Along Perimeter Road, there appear to be a number of joint trench vaults located over storm drain and water utilities. Please ensure utilities are not stacked on top of each other. RESPONSE: An answer will be provided at a later date. aa. The storm drain main along Perimeter Road appears to have nearly 1000' between manholes. Please provide intermediate structures to aid in maintenance. RESPONSE: An answer will be provided at a later date. bb. Shift the curb ramps across the driveways to Stevens Creek Blvd so that they line up with the sidewalk. This will also place the curb ramps in the area to be dedicated. RESPONSE: Sheet Drawing P-0800.01 REV -1 will be issued at a later date. cc. Where to the catch basins shown along Stevens Creek Blvd connect to? RESPONSE: An answer will be provided at a later date. dd. There appear to be numerous joint trench vaults located in the travelled right of way on Stevens Creek Blvd. Locate these facilities behind the curb. RESPONSE: An answer will be provided at a later date. ee. Ensure street names are provided on all plan sheets (sheet TM6.10 should call out Stevens Creek Blvd). Valet® Town Center SB 35 Applicant Response Letter July 31, 201.8 Page 23 of 23 REFERENCE: Sheet Drawing. TM6.10 to be provided at a`later date. RESPONSE: All street names will be provided on the plan sheets. ff. Applicant's engineer shall show all proposed storm drainage from the site does not exceed existing flow quantities. If proposed project increases storm water flows to the City system, applicant's engineer shall provide a report and calculations showing the.impacf of those flows; and the plans Shall Show the work necessary to address those impacts. RESPONSE: An answer will be provided at a later date. gg. Backflow Preventers: Provide location of backflow preventers: All exterior utilities are subject to the requirements of Section. 19.60.060(G). RESPONSE: Backflow Preventers will be shown on the P-0800:01 REV -1 to be submitted at a later date: 6 Stormwater Treatment Projecf Sheets: a. The application will be responsible for coordinating the stormwater treatment design with qualified sformwafer review consultant. The applicant sha_II provide a letter from the consultant .stating that the conceptual design is and adequate and acceptable form of treatment,.and:that it appears to conform to the NPDES requirements. The approved list of consultants can be. found here: http://www.scvurppp=w2k.cbm/pdfs/1415/consuifants2015/SCVURPPP. Qualified Consultants List.2015:pdf RESPONSE: An answer will be provided at a later date: b. The plans indicate 4.508 acres of at grade landscaping. This, area does not appear to be called out on the plan view. Please show this area on the plan.: If any of this area is located on the building podium, provide information of how drainage will be addressed. RESPONSE: An, answer will be provided at a. later date. 7. General Requirements: a. The City will review the project for compliance with Municipal Code Chapter 13.08, Park Land Dedication. RESPONSE: An answer will be provided at a later date. j e Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 2 of 28 I. General Requirements 1. Identify tentative locations for public artwork in compliance with Section 19.148.050(B). (7/31/18) REFERENCE: Drawing Sheet P 051 1_RCV 0 issued July 31, 2018. (7/31/18) RESPONSE: Drawing Sheet identifies tentative locations for public ortwork. 2. Submit a fiscal impact analysis pursuant to General Plan Strategy: LU -8.2.1 (7/31/18) RESPONSE: The Applicant has engaged with Keyser Marsien and Associates and is working on finalizing the fiscal impact report, which will be provided of a later date. (08/17/2018) RESPONSE: Pending. 3. Provide a preliminary Trash Management Plan and contact Environmental Services Division for coordination with Recology. Chapters in the Municipal Code related to garbage, recycling, and organic waste collection include Chapters 6.24, 9.16, and 9.18. (7/31 /18) RESPONSE: The Design Team is meeting with Public Works and Environmental Services Division. A preliminary bosh Management flan will be provided at o later date. (08/17/2018) RESPONSE: Pending. 4. Please provide a preliminary Affordable Housing Plan including a plan for administration of affordable units. (7/31/18) RESPONSE: the Applicant recently hired a Chief Housing Officer and is working with her to prepare an Affordable I lousing Plan, which will be provided at a laicr date. (08/17/2018) RESPONSE: Pending. II. Information for Planning Review: 5. P-1001 through P-1015 - Show vantage point location on Key Plan for all perspective views. (7/31/18) REFERENCE: Drawing Sheets F 0001 - P 001 S RFV 1 Issued July 31, 2018. V a9ico Town Center SB 35 Applicant Response Letter August 17, 2018 Page 3 of 28 (7/31/18) RESPONSE: Revised drawing sheets include vantage point locations, re -numbered so that the PDFs collate, and P-0005 is revised to coordinate with the road network on the left side of the illustrative rendering. 6. P-0101 - Provide information on proposed number of parking stalls for all non- residential land uses in Data Table. RESPONSE: The sheet P-0101 will be provided at a later date when all updates have been incorporated. (08/17/2018) REFERENCE: Drawing Sheet P-0101 REV -1 dated August 6, 2018. (08/17/2018) RESPONSE: Parking stalls for all uses are provided in the Data Table. 7. P-0201 - a. Indicate square footage for each building to be demolished. (7/31/18) REFERENCE: Reference Drawing Sheets P-0201 REV -1 issued on July 31, 2018. (7/31/18) RESPONSE: Existing square footages for each building are to be added to data tables of P-0101 REV -1 to be provided at a later date. Existing square footages per floor of each building are included in the revised P-0201 REV -1 drawing issued July 31, 2018. (08/17/2018) REFERENCE: 'Drawing Sheet P-0101 REV -1 dated August 6, 2018. (08/17/2018) RESPONSE: Existing building square footages are provided in the Data Table. b. Provide Tree protection plan for all trees to be retained. Show tentative location of protective fencing to be installed with construction period recommendation from an ISA certified arborist. (7/31/18) REFERENCE: Reference Drawing Sheets P -0602A REV -0 Issued on July 31, 2018. (7/31/18) RESPONSE: See Sheet P -0602A REV -0 Tree Protection Plan for tentative location of protective fencing to be installed during construction per Arborisf recommendation. See Chapter 11.0 in Arborist tree report for more information regarding tree protection. (08/17/2018) RESPONSE: Revised Arborist Report pending. c. Indicate portions of Perimeter Road to be demolished / removed. (7/31/18) REFERENCE: Drawing Sheets P-0201 REV -1 Issued July 31, 2018. (7/31/18) RESPONSE: Revised drawing indicates portions of Perimeter Road to be demolished / removed. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 4 of 28 d. Please provide plans at a scale so that one building / block fits on one sheet of paper. Smaller scale plans may be included for context. (7/31/18) REFERENCE: Drawing Sheets P-01 10 REV -0 and 1'-021 1 RLV-0 Series (7/31/18) RESPONSE: Sheels (13 drawings) Issued July 31, 2018. 8. P-0202 - a. Indicate adjacent land uses (7/31/18) REFERENCE: Drawing Sheet f'-0202 REV -1 Issued July 31, 2018. (7/31/18) RESPONSE: Revised drawing indicates adjacent land uses. b. Please note that improvements proposed in the right-of-way will require subsequent encroachment permit(s) through the Public Works Department. (7/31/18) RESPONSE: Acknowledged. c. Show all new property lines after dedication. Indicate length of new property line after dedications. (7/31/18) REFERENCE: Drawing Sheet F 0202 RFV -1 Issued July 31, 2018. (7/31/18) RESPONSE: Revised drawings shove both existing and new properly lines after dedication. d. Show all property setbacks from the new property lines after dedication. (7/31/18) REFERENCE: Drawing Sheeis P 0202 RFV 1 Issued July 31, 2018. (7/31/18) RESPONSE: Revised drawings show property setbacks tron-) new property lines after dedication. e. Remove note about portions of road to be closed "permanently". (7/31/18) REFERENCE: Drawing Shccl F-0202 RFV 1 Issued July 31, 2018. (7/31/18) RESPONSE: Reference to permanent closure has been revised removed lo indicalc ]cr-nporary or seasonal closures. f. Provide roadway dimensions, and ensure all measurements are dimensioned to the property lines, curb lines, and centerline of road. (7/31/18) REFERENCE: Drawing Sheets 1)-0202 RLV-1 Issued July 31, 2018. (7/31/18) RESPONSE: to provide every dimension on this sheet will make it illegible at this scale. Roadway dimensions ie property lines, curb linos, and ceniorline of road will be generolly indicated on ]his sheet but please also refer Velico Town Center SB 35 Applicant Response Letter August 17, 2018 Page 5of28 to the P-0800.01 REV -1 to be.issued at a later date, which will provide greater detail. 9. P -0202.A - Provide summary table of building areas and difference between the two alternatives presented. Please indicate the change in the floor plan at the street level. (7/31/18) RESPONSE: Drawing Sheet P -0202.A depicting this alterative scenario is withdrawn. 10. P-0203 - Show all building setbacks from new property lines after street dedication. (7/31/18) REFERENCE: Drawing Sheets P-0203 REV -1 Issued July 31, 2018. (7/31/18) RESPONSE: To provide every dimension on this sheet will make it illegible at this scale. All rooftop building setbacks are adjusted to the new property line after street dedication. P-0800.24 REV -1, to be issued at a later date, will provide this detail. 11. P-0301 - Coordinate the existing surface plan with the Civil Engineer to ensure consistency. There are errors in the existing topography that must be corrected and rectified in the Development Application plan set. (7/31/13) REFERENCE: Drawing Sheets P-0301 REV -1 Issued July 31, 2018. (7/31/18) RESPONSE Topographic survey has been updated to reflect the existing conditions at the time of the survey. 12. P-0303 - Show all parcel line dimensions and parcel areas. Also show in data table with grand total to document total parcel size before and after required street dedications. (7/31/18) REFERENCE: Drawing Sheets P-0303 REV -1 Issued July 31, 2018. (7/31/13) RESPONSE: Line and curve table for parcel property lines have been added. Table showing total existing parcel size has been added. 13. P-0304 - Same as above. (7/31/18) REFERENCE: Drawing Sheets P-0304 REV -1 Issued July 31, 2018. (7/31/18) RESPONSE: Line and curve table for parcel property lines have been added. Table showing total proposed parcel size and comparison before and after are been added. 14. P-0305 - Show horizontal and vertical dimensions for all easements shown. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 6 of 28 (7/31/18) REFERENCE: Drawing Sheets P 0305 RFV- 1 Issued July 31, 2018. (7/31/18) RESPONSE: Dimensions have been added to the easements shown on this sheet. (08/17/18) REFERENCE: Drawing Sheet P-0305 REV -2 dated August 06, 2018. (08/17/18) RESPONSE: Document references are revised on Detail A. 15. P-0306 - Show all existing easement widths. (7/31/18) REFERENCE: Drawing Sheets P-0306 RLV-1 Issued July 31, 2018. (7/31/18) RESPONSE: Fxisting cascmcnl widths are shown. 16. P-0307 - Show all existing easements widths. (7/31/18) RESPONSE: Revised drawing to be provided at a later date. (08/17/2018) RESPONSE: Pending. 17. P -0307.A - Show all proposed easement widths. (7/31/18) RESPONSE: Drawing Sheet 1-1-030/./\ depicting this alternative scenario is withdrawn. 18. P-0401 - Show extent of any underground shoring structures or devices that will extend past the outside line of the parking garage. Please note that no shoring devices or structures may be placed within the public right-of-way without review and approval of the City. (71'31/18) RESPONSE: Revised drawing io he provided ai a loser date. (08/17/18) REFERENCE: Drawing Sheet P-0401 REV -1 dated August 06, 2018. (08/17/18) RESPONSE: The potential limits of shoring are indicated on the grading sheet. Grading Note #2 has been added to indicate that final shoring limits will be approved by the City Engineer and that all tiebacks will be de - tensioned after garage construction is complete. 19. P-0403 - Explain how yellow landscape areas are not on green roof or podium structure (in that most of them are interior of the red line indicating the extent of the below grade parking structure) capture and treat storm water. (7/31/118) RESPONSE: Revised drawing to be provided at a later date. (08/17/2018) RESPONSE: Pending. a. Indicate approximate depth and vertical dimensions of cisterns adjacent to the garage. (7/31/18) RESPONSE: Revised drav\/ing to be provided all a lalcr dale. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 7 of 28 (08/17/2018) RESPONSE: Pending. b. Some green areas are at street level and not on the green roof as indicated, please correct. (7/31 /18) RESPONSE: Revised drawing to be provided at a later date. (08/17/2018) RESPONSE: Pending. . c. Indicate percentages of each type of Site Drainage Areas in the table. (7/31/18) RESPONSE: Revised drawing to be provided at a later date. (08/17/2018) RESPONSE: Pending. 20 P-0405 -Indicate if communication & electrical lines are above or below ground. Pursuant to Section 19.60.060(G), all wires, pipes, cables, utilities, and connections shall be placed in underground or subsurface conduits subject to the specifications of the subdivision ordinance of the City. (7/31/13) RESPONSE: It is our intention to have all communication and electrical lines below ground in underground vaults, joint trench in soil, or run within the basement. Final configuration and design is subject to approval by other regulatory entities, such as PG&E and Caltrans, which in some circumstances may limit the ability to underground all utilities. 21. P-0406 - a. Indicate approximate size of below grade cisterns in gallons. (7/31/18) RESPONSE: Revised drawing to be provided at a later date. (08/17/2018) RESPONSE: Pending. b. Please explain what "outline of optional underground garage addition" means. (7/31/18) RESPONSE: Revised drawing, with this note deleted, to be provided at a later date. (08/17/2018) RESPONSE: Pending. c. Include Recycled Water in the legend, and show the full extents of Recycled Water facilities. (7/31/18) RESPONSE: Revised drawing to be provided at a later date. (08/17/2018) RESPONSE: Pending. d. Coordinate with Cupertino Sanitary District and show the full extent of sanitary sewer work necessary to serve the project. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 8 of 28 (7/31/18) RESPONSE: The Applicant consultant Learn will continue to coordinate with the Cupertino Sanitary District. Revised drawing to be provided at a later dale. (08/17/2018) RESPONSE: Pending. 22. P-0408 - Show location of planned street closures for special events. (7/31/18) RESPONSE: Revised drawing to be provided at o later date. (08/17/2018) RESPONSE: Pending. 23. P-041 1 - a. Show location of planned pedestrian access along Stevens Creek Blvd and N. Wolfe Road during construction. The construction fencing appears to fence off the sidewalk. Show path of travel for pedestrians on all public street frontages. Indicate any structures needed to ensure pedestrian safety. (7/31/18) REFERENCE: Drawing Shccls P-0 11 1 RFV- 1 Issued July 31, 2018. (7/31/18) RESPONSE: Fence has been revised to not block off the sidewalk. Water Pollution Control Note N added which states "An approved pedestrian access along Stevens Creek Boulevard and N. Wolfe Road must be mainlained during all phases of consiruclion". b. Show inlet protection on all inlets within and surrounding the site. This includes the inlets in the tunnel. (7/31/18) REFERENCE: Drawing Shecis P-0� I 1 RFV -1 Issued July 31, 2018. (7/31/18) RESPONSE: All inlets within the surrounding site indicate inlet protection, including the inlets within the tunnel. c. Refine the location of the fiber rolls to ensure adequate vehicular access to the properties to the north. Further the plan show access being blocked to some of the driveways to the properties to the north. Either modify the plans to show access is being provided or provide an approval letter from both the property owners and the Fire Department stating this is acceptable. (7/31/18) REFERENCE: Drawing Shecis P-0411 RFV- I Issued July 31, 2018. (7/31/18) RESPONSE: Fiber roll locations Have been adjusted to ensure vehicular access to the properties to the north ore not blocked. 24. P-501 - Show residential only and residential / retail separately on the Street Level Land Use Plan for clarity. (7/31/118) REFERENCE: Drawing Sheets P-0`,01 RLV- I Issued July 3 I , 2018. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 9 of 28 (7/31/18) RESPONSE: Drawing Shee-1 has been revised to include residential and residential / retail separately. 25. P-0503 - Indicate path of travel over bridge between public elevators to accommodate pedestrians. (7/31/18) REFERENCE: Drawing Sheets P-0503 REV -1 Issued July 31, 2018. (7/31/18) RESPONSE: Drawing Sheet has been revised to show pedestrian paths for travel over the bridge. 26. P-0504 - Clarify whether there is a Class III Bikeway on the entire length of Street B and Street 9. If not, please update. (7/31/18) REFERENCE: Drawing Sheets P-0504 REV -1 Issued July 31, 2018. (7/31/18) RESPONSE: Drawing Sheet has been revised to show Class III Bikeway on entire lengths of Street B and Street 9. 27. P-0505 - Clarify why Street 5 and Street A would need to be closed to vehicles during community events. (7/31/18) REFERENCE: Drawing Sheets P-0505 REV -1 Issued July 31, 2018. (7/31/18) RESPONSE: Drawing has been revised. Portions of Street 5 and Street A are proposed to be temporarily closed to allow for a safe park usage at the children's playground / green rooftop at the Western edge for seasonal events while providing access lo the parking facilities. 28. P-0507 - Provide summary table of all open space areas indicated with square footages and acreages. (7/31/18) REFERENCE: Drawing Sheets P-0507 REV -1 Issued July 31, 2018. (7/31/18) RESPONSE: Summary table has been added to the P-0101 REV -1 data tables. a. Clearly indicate which areas are publicly accessible and during which hours of the day. (7/31/18) REFERENCE: Drawing Sheets P-0507 REV -1 Issued July 31, 2018. (7/31/18) RESPONSE: Publicly accessible areas of the Green Roof are available on the West side from dusk to dawn. Publicly accessible areas of the Green Roof on the East side are dependent upon the Office tenant configuration. b. Clearly indicate the amounts of private open space for each unit. Do units have private open space provided? All the private open space indicated on this plan is common private open space. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 10 of 28 (7/31/18) REFERENCE: Drawing Sheets P 0507 RFV -1 Issued July 31, 201£3. (7/31/18) RESPONSE: Summary lable of private residential open space, private common open space, and open space will be provided on the P-0101 RFV 1 and f'-0102 RLV- I dato tables of o later date. (08/17/18) REFERENCE: Drawings Sheets P-0101 REV -1 and P-0102 REV -1 dated on August 6, 2018. (08/17/18) RESPONSE: Summary table of private residential open space, private common open space, and open space is submitted on the data tables. Please also refer to typical unit plans which show private balconies. 29. P-508 - Cross sections shall provide property lines and dimensions from the property line to the road center line, road improvements and the buildings. (7/31/18) REFERENCE: Drawing Sheets F 0508 RFV 1 Issued July 31, 2018. (7/31/18) RESPONSE: Cross section updated with dimensions as requested. 30. P-0510 - a. Indicate the construction sequencing of the parking garage(s) on this plan. (7/31,118) REFERENCE: Drawing Sleets 1--0,')10 RLV- I Issued July 31, 2018. (7/31/18) RESPONSE: Sequencing of the parking garages have been mote clearly defined in the drawing. b. AMC Theater is no longer an operating tenant. Please correct the plans. (7/31/18) REFERENCE: Drawing Shccis P 0510 RFV 1 Issued July 31, 2018. (7/31/18) RESPONSE: AMC removed from the drawing. 31. P-0602 - Provide the quantity of trees anticipated for removal within the Public Right of Way. (7/31/18) REFERENCE: Drawing Shcefs P 060213 RFV 1 Issued July 31, 2018. (7/31/18) RESPONSE: Quantity of 'Fxislina Sireei Tree io be removed' wilhin the Public Right of \Noy is added, and Quontity of 'Exisfing Street Tree to rernain' within the Public Right of Way is added. 32. P-0603 - Provide the quantity of new trees anticipated to be planted in the Public Right of Way. Species and locations to be coordinated with the Department of Public Works. (7/31/18) REFERENCE: Dra`ving Shccis P 0603 RFV 1 Issued July 31, 2018. (7/31/18) RESPONSE: Guanlily of 'Fxisling Sheet Tice to remain' within !he Public Right of Noy is added, and quantity of 'Proposed Street lree' is added. Va9fico Town Center SB 35 Applicant Response Letter August 17, 2018 Page 11 of 28 The species are consisieni with the sireei tree species lis- provided by Department of Public Works. See street tree planting palette on P-0607. 33. P-0607 - a. The Tree Disposition Plan does not indicate the trees within the parking lots closest to the Bay Club. These trees are considered "development trees," a subset of "protected trees". Please update the Tree Disposition Plan, the total number of trees proposed to be removed and the Arborist Report. (7/31/18) REFERENCE: Drawing Sheets P-0607 REV -1 Issued July 31, 2018. (7/31/18) RESPONSE: Trees within the parking lots closest to the Bay Club are added to the sheet. 'Development Trees to remain' and 'Development Trees to be removed' are added to the tree legend with quantities. The Tree Disposition Plan is updated with information from the arborist and an updated Arborist Report will be submitted at a later date. b. indicate which trees are street trees. Please note that tree removal and planting within the public right-of-way will require subsequent encroachment permits by the Public Works Department. (7/31/18) REFERENCE: Drawing Sheets P-0607 REV -1 Issued July 31, 2018. (7/31/18) RESPONSE: Streei Tree planting paleite images are added. 34. P-0609 - Clarify the material for the flexible paving designed for the Secondary Walkways. (7/31/18) REFERENCE: Drawing Sheets P-0609 REV -1 Issued July 31, 2018. (7/31/18) RESPONSE: The paving material for fhe Secondary Walkways is: Flexible Porous Paving. A sample will be provided with the material boards at a later date. 35. P-0701 - a. Provide photometric plan that shows that no light spills over the property line. (7/31/18) RESPONSE: Public Works meeting from July 24, 2018 confirmed requirements; a revised photometric plan will be provided at a later date. (08/17/2018) RESPONSE: Pending. b. Please indicate property lines on this plan to confirm whether the lights proposed on the adjacent property near Stevens Creek Blvd; along Perimeter Road on the western side of the Project are on the project site. (7/31/18) RESPONSE: Public Works meeting from July 24, 2018 confirmed requirements, revised drawings will be provided at a later date. (08/17/2018) RESPONSE: Pending. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 12 of 28 c. Provide lighting types for Residential Amenity Area; currently called out as "TBD". Lighting from these fixtures must be included in the Photometric Plan. (7/31/18) RESPONSE: Public: Works meeting born July 24, 2018 confirmed recluirernents; a revised photornetric plan will be provided at a later date. (08/17/2018) RESPONSE: Pending. 36. P-0751 - P-0755 - Signage is not being reviewed or approved at this stage of the planning process. These are subject to subsequent approvals as acknowledged in your project description and plans. (7/31/18) RESPONSE: Acknowledged. 37. P-0800.132 / B3 - a. Indicate number of parking spaces by type (residential / office / retail / shared). (7/31/18) REFERENCE: Drawing Sleets P -0900.B2/133 RLV-1 issued July 31, 2018 Updated P 0800.82/133 fo be provided ai a lalcr date. (7/31/18) RESPONSE: Parking spaces by lype and level are lurlher clarified in the I(A Ie schedules on the Parking 1'-0900 sheets, not the P-0800 sheets. b. Provide key section to show below/above ground location of each level. Indicate ramp slopes and provide finished floor elevations. (7/31/18) RESPONSE: Revised drawing to be provided at a later date. (08/17/18) REFERENCE: Drawing Sheets P-0800.132/63 REV -1 dated August 6, 2018. (08/17/18) RESPONSE: Key sections, ramp slopes, and finished floor elevations have been added to the plans. c. Indicate "safe pedestrian routes" in all parking garages at all levels. (7/31/18) REFERENCE: Drawing Sheets P-0900.B2/B3 RLV-I issued JUIV 31, 2018 (7/31/18) RESPONSE: Safe pedestrian routes in parking garages oie identified by level in the Parking P-0900 sheets. (08/17/18) REFERENCE: Drawing Sheets P-0800.62/133 REV -1 dated August 6, 2018. (08/17/18) RESPONSE: Safe pedestrian routes have been added to the parking garage plans. 38. P -0800.B1 - Same as above. a. Indicate number of parking spaces by type (residential / office / retail / shared). Valico Town Center SB 35 Applicant Response Letter August 17, 2018 Page 13 of 28 (7/31/18) REFERENCE: Drawing Sheets P-0900.131 REV -1 Issued July 31, 2018. Updated P-0800.131 to be provided at a later date. (7/31/18) RESPONSE: Parking spaces by type and level are further clarified in the table schedules on the Parking P-0900 sheets. b. Provide key section to show below/above ground location of each level. Indicate ramp slopes and provide finished floor elevations. (7/31/18) RESPONSE: Revised drawing to be provided at a later date. (08/17/18) REFERENCE: Drawing Sheets P-0800.131 REV -1 dated August 6, 2018. (08/17/18) RESPONSE: Key sections, ramp slopes, and finished floor elevations have been added 'to the plans. c. Indicate "safe pedestrian routes" in all parking garages at all levels. (7/31/18) REFERENCE: Drawing Sheets P-0900.81 REV -1 Issued July 31, 2018. Updated P-0800.131 to be provided at a later date. (7/31/18) RESPONSE: Safe pedestrian routes are shown on all Parking P-0900 sheets. (08/17/18) REFERENCE: Drawing.Sheets P=0800:61 REV -1 dated August 6, 2018. (08/17/18) RESPONSE: Safe pedestrian routes have been added to the parking garage plans. 39. P -0800.13M - Same as above. a. Indicate number of parking spaces by type (residential/ office /retail / shared). (7/31/18) REFERENCE: Drawing Sheets P -0900.13M REV -1 Issued July 31, 2018. Updated P-0800.BM to be provided a1 a later date. (7/31/18) RESPONSE: Parking spaces by type and level are further clarified in the table schedules on the Parking P-0900 sheets. b. Provide key section to show below/above ground location of each level. Indicate ramp slopes and provide finished floor elevations. (7/31/18) RESPONSE: Revised drawing to be provided at a later date. (08/17/18) REFERENCE: Drawing Sheets P -0800.13M REV -1 dated August 6, 2018. (08/17/18) RESPONSE: Key sections, ramp slopes, and finished floor elevations have been added to the plans. c. Indicate "safe pedestrian routes" in all parking garages at all levels. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 14 of 28 (7/31/18) REFERENCE: Drawing Sheets P 0900.BM RFV 1 Issued July 31, 2018. Updated P-0800.81 to be provided at a later date. (7/31/18) RESPONSE: Safe pedestrian routes are shown on all Parking P-0900 sheets. (08/17/18) REFERENCE: Drawing Sheets P -0800.13M REV -1 dated August 6, 2018. (08/17/18) RESPONSE: Safe pedestrian routes have been added to the parking garage plans. 40. P-0800.01 through .07 - Same as above a. Indicate number of parking spaces by type (residential / office / retail / shared). (7/31/18) REFERENCE: F)rawing Shecls P 0900.01 .07 RFV 1 Issued July 31, 2018. Updated P-0800.01 .07 to be provided 01 a later date. (7/31/18) RESPONSE: Parking spaces by type and level are further clarified in the table schedules on the Parking P-0900 sheets. b. Provide key section to show below/above ground location of each level. Indicate ramp slopes and provide finished floor elevations. (7/31/18) RESPONSE: Revised drawing to be provided at a later date. (08/17/18) REFERENCE: Drawing Sheets P-0800.01-.07 REV -1 dated August 6, 2018. (08/17/18) RESPONSE: Key sections, ramp slopes, and finished floor elevations have been added to the plans. c. Indicate "safe pedestrian routes" in all parking garages at all levels. (7/31/18) REFERENCE: Drawing Sheets 11-0900.01 - .07 REV -1 Issued July 31, 2018. Updated P -0800.B1 - .0/ to be provided at a later date. (7/31/18) RESPONSE: Sale pedestrian rouies are shown on all Parking P 0900 shceis. (08/17/18) REFERENCE: Drawing Sheets P-0800.01-.07 REV -1 dated August 6, 2018. (08/17/18) RESPONSE: Safe pedestrian routes have been added to the parking garage plans. 41. P-0800.08 through .11 - Provide key section to show below / above ground location of each level. Indicate ramp slopes. (7/31/18) RESPONSE: Revised drov,,ing to be provided at a later date. (08/17/18) REFERENCE: Drawing Sheets P-0800.08-.11 REV -1 dated August 6, 2018. Vc@9c® Town Center SB 35 Applicant Response Letter August 17, 2018 Page 15 of 28 (08/17/18) RESPONSE: Key sections, ramp slopes, and finished floor elevations -have been added to the plans. 42. P-0821 - a. Provide top of roof elevation (highest point of structure) both from above sea level and from existing natural grade. Since the application includes a subdivision, please indicate elevation from final proposed grade. (7/31/18) REFERENCE: Drawing Sheet P-0821 REV -1, P-0822 REV -1, P-0823 REV -0, and P0824 REV -0 Issued 'July 31, 2018. (7/31/18) RESPONSE: Key elevation marks from top of roof to final proposed grade have been provided. b. Indicate locations and types of all entrances. (7/31/18) REFERENCE: Drawing Sheets P-0511 REV -0 and P-0821 REV -1, P-0822 REV -1, P-0823 REV -0, and P0824 REV -0 Issued July 31, 2018. (7/31/18) RESPONSE: Locations and types of all entrances are indicated on the referenced drawings. 43. P-0831 - The building cross sections must be provided by block at a scale of 1/8"=V-0" or at a scale where on block / building will fit one sheet of paper. Please contact staff to coordinate. (7/31/18) REFERENCE: Drawing Sheets P-0831 REV -1 and P-0832 REV -1 Issued on July 31, 2018. Enlarged sections (1 1 sheets) in the P-0845.01 - P-0845.11 will be issued at a later date. (7/31/18) RESPONSE: Enlarged Drawings to be provided at a later date. (08/17/18) REFERENCE: Drawing Sheets P-0845.01-.11 REV -0 dated August b, 2018. In addition, reference drawing sheets P-0825.1-.1 1 REV -0 dated August 6, 2018. (08/17/18) RESPONSE: Enlarged cross sections and enlarged building elevations are provided at a scale where each building fits on one drawing sheet. 44. P-0853 - Include the property lines, and provide dimensions from the street improvements to the property lines and roadway centerline. Ensure adequate dimensions are provided to locate all facades of the buildings. (7/31/18) REFERENCE: Drawing Sheets P-0851 REV -1, P-0852 REV -1, and P-0853 REV -1 Issued July 31, 2018. (7/31/18) RESPONSE: Dimensions have been revised as requested. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 16 of 28 45. Mechanical ventilation of building and garages are not provided or shown. Provide detail on elevations, roof plans, and site plans. These are subject to the requirements of Section 19.60.060(H). (7/31/18) REFERENCE: Refcrence P 0821 Series Flevaiions and P 0831 Series Sections. (7/31/18) RESPONSE: All Iv1L1' equipment and exhausts will be screened, as shown on the revised sheets. 46. Other mechanical equipment is not shown, such as on the residential towers. Provide height and screening materials of mechanical equipment and screening on all buildings, including the residential towers. (7/31/18) REFERENCE: Reference P 0821 Series Flevaiions and P 0831 Series Sections. (7/31/18) RESPONSE: All MLP equipmenf and exhausts will be screened with archilectural louvers it within the building and wilh landscape features if found within the site, as shown on the revised sheets. 47. Indicate square footage and % of net lot area (after dedications and access easements) - existing and proposed paving area and amount of paving being replaced. (7/31/18) REFERENCE: Drawing Sleets 11-0101 REV -1 to be Issued at a later date. (7/31/18) RESPONSE: When ii e 11-0101 RLV-I drawing is complete, the requesled square foolages v ill have been added io the Dada Tables. (08/17/18) REFERENCE: Drawing Sheets P-0101 REV -1 dated August 6, 2018. (08/17/18) RESPONSE: Square footage and % of net lot area after dedications are indicated on the drawing data tables. 48. Provide an estimate of employees projected. (7/31/18) RESPONSE: The number o1 employees depends on the specific office and rcloil icnants, which are not known ai this limo, so if would be speculative to provide an estirnafe. the Applicant notes that in the City's Draft LIR for the Vallco /,reo Specific Plan, the City used the following programmatic rates: 1 employee/f S0 square feet of commercial uses and 1 employee/300 square feel of office uses. Fnvironmenlal Impact Report Ai-nendmeni, Vallco Speciol Arca Specific flan, .July 2018, Table 1.0-1. there is not on objective planning standard in the City's codes or regulotions requiring an estimate of employees projected for a project, so no further response is required. 49. Provide a material board. Valle® Town Center SB 35 Applicant Response Letter August 17, 2018 Page 17 of 28 (7/31/18) RESPONSE: Material boards will be provided at a later date. (08/17/2018) RESPONSE: Pending. lll. linformation for Tentative Magi Review: 1. Cover Sheet: a. Include total number of proposed condominium units, with types (residential, commercial, etc.) to the title. (7/31/18) RESPONSE: Revised Drawing to be Issued at a later date. (08/17/2018) RESPONSE: Pending. 2. Topographic Survey Sheets: a. The topographic survey shows three driveway openings off of Stevens Creek Blvd. The easterly most driveway approach was closed a number of years ago. Please correct the discrepancy with updated and current information. (7/31/18) REFERENCE: Drawing Sheets TM2.8 REV -1 dated July 31, 2018 (7/31/13) RESPONSE: Topographic survey has been updated to reflect the current conditions al Phis driveway location. b. Topographic survey should provide street dimensions, including dimensions to the center line of adjacent rights of way. (7/31/13) REFERENCE: Drawing Sheet TM2.0 through TM2.10 REV -1 dated July 31, 2018. (7/31/18) RESPONSE: Street dimensions, including dimensions to the center line of adjacent right of way have been added. c. Update striping and curb alignments as, necessary (i.e. TM2.4 has two sets of striping shown on both Vallco Parkway and Wolfe Rd; and the median island on Wolfe Road does not appear to incorporate recent improvements constructed as part of the AC2 project. (7/31/18) RESPONSE: Revised Drawing to be Issued of a later date. (08/17/2018) RESPONSE: Pending. d. All contours should have elevation numbers for clarity. (7/31/18) REFERENCE: Drawing Sheets TM2.0 through TM2.10 REV -1 dated July 31, 2018. (7/31/18) RESPONSE: Elevations have been added to all contours. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 18 of 28 e. Ground level finished floor elevations shall be provided for all structures. (7/31/18) REFERENCE: Drawing Sheets TM2.0 through TM2.10 RFV 1 dated July 31, 2018. (7/31/18) RESPONSE: Ground level finisl,ied floor elevations have been provided for all buildings. Garages hove varying ground level finished floor elevations, so no finished floor elevalion has boon provided for these. f. Provide Right of Way dimensions, including dimensions to the center line of the existing streets. (7/31/18) REFERENCE: Drawing Sleet I M2.0 through I M2.10 REV -1 dated July 31, 2018. (7/31/18) RESPONSE: Righf of Way dimensions, including dimensions io the center line of the existing streets Piave been added. g. Update topographic information for the driveway to the 19800 Development on the east side of Wolfe Road. Two sets of topo lines have been provided. (7/31/18) RESPONSE: Topographic survey has boon updaicd io reflect the currcnf condition of This drivov,,ay. 3. Existing Easement Sheets: a. Provide a legend of the various easements on Sheet TM4.0 for clarity. (7/31/18) REFERENCE: Drawing Sheet IIv14.0 REV -1 dated July 31, 2018. (7/31/18) RESPONSE: I cgcnd ioi the various cascmcnis has been provided on Tt,�X1.0. b. Provide a list or label the recorded document number for each easement, and which party(ies) hold(s) interest in said easement. (7/31/18) RESPONSE: Each eosernent has been labeled wifill the recorded document nun-?bcr. c. Provide dimensions for the easement as appropriate. (7/31/18) REFERENCE: Drawing Sheet 1t�i4.1 through 1N14.10 REV -1 dated July 31, 2018. (7/31/18) RESPONSE: Dimensions have been added fo the casements shown on l 1lj shc.,cl. d. Ensure all easements of correct and consistent with the recorded documents. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 19 of 28 (7/31/18) REFERENCE: Drawing Sheet TM4.1 through TM4.10 REV -1 dated July 31, 2018. (7/31/18) RESPONSE: All existing easements are shown and are consistent with the recorded documents. e. Sheet TM4.2 indicates a basis of bearing on Vallco Parkway, however the cover sheet indicates the basis of bearing is on Wolfe Road. Please rectify this discrepancy. (7/31/18) REFERENCE: Drawing Sheet TM1.0 REV -1 doted July 31, 2018. (7/31/18) RESPONSE: The Basis of Bearing reference on the cover sheet has been revised to reflect the centerline of Vallco Parkway and rectify the discrepancy. f. Sheet TM4.3 labels the tunnel easements as air rights. Please clarify that this is a tunnel easement. (7/31/18) REFERENCE: Drawing Sheen TM4.3 REV -1 dated July 31, 2018. (7131/18) RESPONSE: Air rights easement has been revised to indicate this is a tunnel easement. g. Sheet TM4.4 shows the air rights easement of the bridge over Wolfe Road. Please indicate the vertical limits of the easement. (7/31/18) RESPONSE: Upper vertical limit is not defined in the recorded documents. h. Sheet TM4.4 shows that certain PUEs under the air rights easement are to be vacated. Please clarify what easements these are, and why they're being vacated. (7/31/18) REFERENCE: Drawing Sheet TM4.4 REV -1 dated July 31, 2018. (7/31/13) RESPONSE: The public utility easements shown beneath the air rights easements are removed from the plan. These easements are located within the public right-of-way and are no longer needed. i. Sheet TM4.4 shows an air rights strip easement east of Wolfe Road. Please clarify what this easement is, and why it is being vacated. (7/31/18) REFERENCE: Drawing Sheet TM4.4 REV -1 dated July 31, 2018. (7/31/18) RESPONSE: This easement is actually a footing easement and has been revised. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 20 of 28 j. Sheet TM4.5 and TM4.8 shows the stormwater easement to be vacated. Please indicate that these easements are to be relocated in connection with the relocation of the storm water treatment facilities. (7/31/18) REFERENCE: Dawing Sheets TM4.1 Through TM4.10 RFV 1 dale July 31, 2018. (7/31/18) RESPONSE: All ieterences to changes/modifications to easernents have been rernoved fiom these sheets. These sheets now just represent the current mapping conditions. 4. Easements on proposed Project Sheets: a. Provide a legend of the various easements on Sheet TM5.0 for clarity. (7/31/18) RESPONSE: Revised Dravving to be Issued at o later date. (08/17/2018) RESPONSE: Pending. b. All existing easements shall be labelled with their recorded document numbers. (7/31/18) RESPONSE: Revised Drawing to be Issued at o later dote. (08/17/2018) RESPONSE: Pending. c. The relocated Public Access Easements on both sides of Wolfe Road shall be expanded to incorporate pedestrian access, and should extend to furthest driveway approach of the properties to the north. Coordinate the extents of the easement with the City Engineer. (7/31/18) RESPONSE: Rcviscd Drav�,ing to be Issucd a1 a later date. (08/17/2018) RESPONSE: Pending. d. Public Utilities Easements shall be provided from Wolfe Road to each of the properties located north of the development. The width of these easements shall be equal to or greater than the existing PUE widths. Coordinate the extents of the easement with the City Engineer. (7/31/18) RESPONSE: Rcviscd Drowing to be Issucd ai a later date. (08/17/2018) RESPONSE: Pending. e. Provide Public Right of Way dimensions, including dimensions to the center line of the existing streets. (7/311118) RESPONSE: Revised D ovvii a to be Issued at a later date. (08/17/2018) RESPONSE: Pending. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 21 of 28 f. Sheet TM5.4 continues to show the PUEs beneath the air rights easement, even through Sheet TM4.4 indicated these easements were to be Vacated. Please clarify the intention for these easements and modify the plans accordingly. (7/31/18) REFERENCE: Drawing Sheet TM4.4 REV -1 dated July 31, 2018. (7/31/18) RESPONSE: The public utility easements shown beneath the air rights easements are removed from the plan. These easements are located within the public right-of-way and are no longer needed. g. The Public Roadway and Landscape easement along the west side of Wolfe Road, between Stevens Creek Blvd and Vallco Parkway shall be expanded as necessary to incorporate the proposed pedestrian and bicycle access. This area shall be dedicated to the City in a form acceptable to the City Engineer. (7/31/18) RESPONSE: Sheet Drawing P-0800.01 REV -1 will be issued at a later date. (08/17/2018) REFERENCE: Drawing Sheets P-0800.01 REV -1 dated August 6, 2018. (08/17/2018) RESPONSE: Area indicated as dedicated to the City as per the City Engineer. TM -5.0 to be revised at a later date. h. The pedestrian access along Stevens Creek Boulevard shall be dedicated to the City in a form acceptable to the City Engineer. (7/31/18) RESPONSE: Sheet Drawing P-0800.01 REV -1 will be issued at a later date. (08/17/2018) REFERENCE: Drawing Sheets P-0800.01 REV -1 dated August 6, 2018. (08/17/2018) RESPONSE: Area indicated as dedicated to the City as per the City Engineer. TM -5.0 to be revised at a later date. i. If the proposed green,roof is to be used for public park purposes, public access shall be provided from the public right of way. Please show public access as appropriate. (7/31/18) RESPONSE: Sheet Drawing P-0800.01 REV -1 will be issued at a later date. (08/17/2018) REFERENCE: Drawing Sheets P-0800.01 and P-0800.24 REV -1 dated August 6, 2018 and P-0502 REV -1 and P-0503 REV -1 dated July 31, 2018.. (08/17/2018) RESPONSE: Public access is located along Wolfe Road via public access elevators and along Perimeter Road. TM -5.0 to be revised at a later date. Show all easements on adjacent properties that benefit the project. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 22 of 28 (7/31/18) RESPONSE: Revised Drawing to be Issued at a later date. (08/17/2018) RESPONSE: Pending. 5. Grading and Drainage Project Sheets: a. Applicant shall set up a meeting with the City's Public Works Department to review comments and questions on these sheets. (7/31/18) RESPONSE: Applicant mci with the City's Public Works Deparimeni on June 20, 2018, June 2/, 2018, and July 3, 2018. b. Provide grading quantities on the grading plans, with import and export numbers provided. (7/31/18) RESPONSE: An answer will be provided at a later daic. (08/17/18) REFERENCE: Drawing Sheets TM6.1 through TM6.10 REV -1 dated August 6, 2018. (08/17/18) RESPONSE: Grading quantities, including import and export, have been provided on the plans. c. Grading plans do not include adequate information for onsite grading and drainage. Additional information showing how onsite drainage will be collected, treated, and released are required. (7/131/18) RESPONSE: An answer vv'ill be provided at a later date. (08/17/18) REFERENCE: Drawing Sheets TM6.1 - TM6.10 REV -1 dated August 6, 2018. (08/17/18) RESPONSE: Additional grading information has been provided on the plans, including how onsite drainage will be collected. The utility information has been removed from the grading and drainage sheets and will now reside on Sheets TM7.0 through 7.10. d. Correct existing and proposed land uses to read "Commercial / Office / Residential." (7/31/18) RESPONSE: An answer will be p-ovjded at a later dale. (08/17/18) RESPONSE: Pending. e. Provide a demolition plan. (7/31/18) RESPONSE: An onsv,!e[ v,\,ill be prov,/idcd at a later date. Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 24 of 28 k. Provide information for the proposed utilities that includes size, slope, and pipe materials. (7/31/18) RESPONSE: An answer v,,ill be provided at a later date. (08/17/18) RESPONSE: Pending. I. Provide more detailed grading information at all underground parking entrances to ensure drainage is directed away from the openings. (7/31/18) RESPONSE: An answer rill be pro,,/idcd at a laicr date. (08/17/18) REFERENCE: Drawing Sheets TM6.1 - TM6.10 REV -1 dated August 6, 2018. (08/17/18) RESPONSE: Additional grading information has been provided at all underground parking entrances showing drainage being directed away from openings. m. Proposed joint trench facilities, including communications, electrical, gas (if applicable) and cable facilities, are not clearly shown on plans. Please clearly indicate these facilities so that the service connections are easily identifiable. (7/31/18) RESPONSE: An answer will be provided at a later date. (08/17/18) RESPONSE: Pending. n. All joint trench and dry utility boxes shall be placed behind the curb line. The current plans show a number of utility boxes in the traveled way. (7/31/18) RESPONSE: Ari onswver vvill be provided at a later date. (08/17/18) RESPONSE: Pending. o. Street dimensions should also be dimensioned to the property lines (on both sides of the street) and to the street centerline (typical all sheets). (7/31/18) RESPONSE: An answer \,will be provided at a IoIcr date. (08/17/18) REFERENCE: Drawing Sheets TM6.1 - TM6.10 REV -1 dated August 6, 2018. (08/17/18) RESPONSE: Street dimensions, including dimensions to the property lines and to the street centerline have been provided. p. The complete limits of sanitary sewer and reclaimed water facilities need to be shown on the plan set. Notes referring to future work are not acceptable. (7/31/18) RESPONSE: An onswet will '-;e provided at a later date. (08/17/18) RESPONSE: Pending. V®IIco Town Center SB 35 Applicant. Response Letter August 17, 2018 Page 25 of 28 Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 26 of 28 (7/31/18) RESPONSE: Sheet Drawing P 0800.01 RFV 1 will be issued at a laler date. (08/17/18) REFERENCE: Drawing Sheets P-0800.01 REV -1 dated August 6, 2018. (08/17/18) RESPONSE: Pork chop islands have been removed from the intersection of Wolfe Road and Stevens Creek Blvd. w. There appears to be a conflict between existing electrical facilities and the new sewer line along Wolfe Road, just north of Stevens Creek Blvd. (7/31/18) RESPONSE: An answer will be provided at a later date. (08/17/18) RESPONSE: Pending. x. New utility facilities are proposed within the property limits of both of the properties to the north of the site, as well as to the property to the east of the easterly project parcel. Provide the recorded easement information, or relocate these facilities outside of the private property. (7/31/18) RESPONSE: An answer will be providcd at a lalcr dafc. (08/17/18) RESPONSE: Pending. y. Clearly indicate the extents of the existing utilities that are proposed for abandonment or removal. (7/31/18) RESPONSE: An answer will be provided at a later dale. (08/17/18) RESPONSE: Pending. z. Along Perimeter Road, there appear to be a number of joint trench vaults located over storm drain and water utilities. Please ensure utilities are not stacked on top of each other. (7/31/18) RESPONSE: An answer will be provided at a later date. (08/17/18) RESPONSE: Pending. aa. The storm drain main along Perimeter Road appears to have nearly 1000' between manholes. Please provide intermediate structures to aid in maintenance. (7/31/18) RESPONSE: A.ri answcr will be providcd at a laicr dafc. (08/17/18) RESPONSE: Pending. bb. Shift the curb ramps across the driveways to Stevens Creek Blvd so that they line up with the sidewalk. This will also place the curb ramps in the area to be dedicated. Vaflco Town Center Vallco Town Center SB 35 Applicant Response Letter August 17, 2018 Page 28 of 28 (8/17/18) RESPONSE: Backflow Preventers are shown on the revised Planning Application drawing and will be submitted on TM 7 Series drawings at a later date. 6. Stormwater Treatment Project Sheets: a. The application will be responsible for coordinating the stormwater treatment design with a qualified stormwater review consultant. The applicant shall t provide a letter from the consultant stating that the conceptual design is and adequate and acceptable form of treatment, and that it appears to conform to the NPDES requirements. The approved list of consultants can be found here: httip://www.scvuripr)ip-w2k.com/r)dfs/1 415/consultants2015/SCVURPPP Qualified Consultants List 2015.pdf (7/31/18) RESPONSE: An answer will be provided a1 a later date. (08/17/18) RESPONSE: Pending. b. The plans indicate 4.508 acres of at grade landscaping. This area does not appear to be called out on the plan view. Please show this area on the plan. If any of this area is located on the building podium, provide information of how drainage will be addressed. (7/31/18) RESPONSE: An ariswer will be provided at a later date. (08/17/18) RESPONSE: Pending. 7. General Requirements: a. The City will review the project for compliance with Municipal Code Chapter 13.08, Park Land Dedication. (7/31/18) RESPONSE: An answer will be provided at a later date. (08/17/18) RESPONSE: Acknowledged. 0 "1 Craig Bacheller Project Director cbacheller@rvapc.com HAND DELIVERED AND MAILED TO THE CITY OF CUPERTINO August 24, 2018 Aart! Shrivastava Assistant City Manager and Community Development Director City of Cupertino Community Development Department, Planning Division 10300 Torre Avenue Cupertino, CA 95014 Project: Vallico Town Center Subject: Third Response to City ofCppertlno 511,35;dat.ed June 22, 2018: 10333 N Wolfe Road Cupertino, CA 95014 United States T 408 6277090 M 917 374 3398 www.rvapc.com DearMs. Shrivastava: Please find transmitted a third submittal in response to the SB 35 letter dated June 22, 2018 with the following materials: - L Third Response to City of Cupertino SB 35 Letter 2., Planning Application, Revised Drawings (no. 20 Drawings) 3. Tentative Mapping Revised Drawings (no. 30,,Drawings) 4. Arbo(isf'Report REV -1 dated August 20, 2018,1 5. Preliminary Waste Management Plan REV -0 dated August 2212018 6. Physical Material Sample Boards (4 Boards) REV -0 dated August 22, 2018. Sincerely, Craig Bacheller Project Director Rafael Viholy Architects Attachments 1. Third Response to City of Cupertino SB 35 Letter 2. Planning Application Revised Drawings (by hand delivery. only),,, 3. Tentative Mapping Revised Drawings (by hand delivery only) 4. Arborist Report (by hand delivery only) 5. Preliminary Waste Management Plan (by hand delivery only) 6. Physical Material Sample Boards (by hand delivery only) t Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 2 of 33 I. General Requirements 1. Identify tentative locations for public artwork in compliance with Section 19.148.050(B). 2. Submit a fiscal impact analysis pursuant to General Plan Strategy: LU -8.2.1 (08/24/2018) RESPONSE: To be submitted under separate cover. 3. Provide a preliminary Trash Management Plan and contact Environmental Services Division for coordination with Recology. Chapters in the Municipal Code related to garbage, recycling, and organic waste collection include Chapters 6.24, 9.16, and 9.18. (08/24/2018) REFERENCE: Preliminary Trash Management Plan dated August 22, 2018. (08/24/2018) RESPONSE: Recology, Environmental Programs, Public Works, and Applicant met on July 31, 2018 to review and receive comments. A Preliminary Trash Management Plan to supplement the Planning Application is provided. 4. Please provide a preliminary Affordable Housing Plan including a plan for administration of affordable units. (08/24/2018) RESPONSE: To be submitted under separate cover. 0 Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 3 of 33 ii. Inforrhation for Planning Review: 5. P.-1001 through R-1015 - Show vantage point location on'Key'Plan for all perspective views. (7/3,13/118) RE EMISheets� Dt��vi�g P-0001 - P-001 5 REV - Issue July 3 ;1 , 2018, (7/31 S11 8) RESPONSE. Revised droving sheets include vantage point locations, re -numbered so that the PRFs collate, and P-0003 ;s revised to coordincafe with the rood network on the Jeff side of txae illustrative rendering. 6. P-0101 -Provide information on proposed number of� parkirig stalls for all non- residential land uses in Data -Table. RESPONSE: The sheet P-010 1 will be provided at a later date when call updates have been incorporated. (08/-17120 18) REF ERENCa, Drawing Sheet P-0101 REQ' -I dated August a, 2011 8/17 /2018) R SP IKA SE., Parking stalls for all uses ,are provided' in �he Doro Table. 7. P-0201 - a. Indicate square footage for each building to be demolished. (7/31/18) REFERENCE o Reference Drawing :51�eU,s:P-C�2Q1_ PES/ -1 issued on .J lv 31,2011& (7/31/18)RESPONSE: Existing square fook-Ages for each building are to be added to data tables of P-0101 REV -1 to be provided at a later date. Existing square toofoges per floor of each buildb ig are included it 1 the revised P-0201 REV- 11 drawing issued July 31 2018. (08/.7/, 018) It EFEMENC-E: Drawing Sheei , '010 1 REV-�'i doted „ugusi 6, 2013. ,,08/17/2018) RESP NSE: Existing building square footcages are provided in the Data 'able. b. Provide Tree protection plan for all trees to be retained.:Show tentative location of protective fencing to be installed with construction period recommendation from' -an ISA certified arborist. (7/31/18) REE ENC.,: Reference Drawing Stheets P -0602A REQ' -0 Issued on July 31, 2018. (7/33/18) RESPONSE: See Sheet P -0602A REV -0 Tree Protection Plan for tentative location of orofe-.cfilve fencing to be ins -tolled during construction per Arborist rec:carnmend dtion. See Cho. r>ter 1 i.Q in Ar�7crist tree report toa ;; are intorn7otion regarding tree protection. (08/17/22 8) RESPONSE: Revised Arborist Report pending. Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 4 of 33 (08/24/2018) REFERENCE: Arborist Report dated August 20, 2018. (08/24/2018) RESPONSE: Revised Arborist Report coordinates with the Tree Protection Plans, Disposition Plans, and Architectural Data Tables on P-0101 REV -1 dated August 6, 2018. c. Indicate portions of Perimeter Road to be demolished / removed. d. Please provide plans at a scale so that one building / block fits on one sheet of paper. Smaller scale plans may be included for context. 8. P-0202 - a. Indicate adjacent land uses b. Please note that improvements proposed in the right-of-way will require subsequent encroachment permit(s) through the Public Works Department. c. Show all new property lines after dedication. Indicate length of new property line after dedications. d. Show all property setbacks from the new property lines after dedication. e. Remove note about portions of road to be closed "permanently". Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 5 of 33 9, %31/°8) RESPONSE: Reference to pe lnar"icit closure has been, revised removed to indicate temporary or seasonal closures.' - f. Provide roadway dimensions, and ensure all measurements are dimensioned to the property lines, curb lines, and centerline of road. y/31 1 REMEMENCE: Drawing Sheets P-0202 REV -1 issued July 31. 2013. t7 /31118) RESPONSE: To provide every dimension on this sheet will make it illegible this scale. Rcr�tdi�ray dimensions property lines, curb lines, and al centerline of road will be generally indicated on this sheet but please also refer to the P-0300.01 REV --1 to be issued of a later date, which will provide greater derail. 9. P -0202.A - Provide summary table of building areas and difference between the two alternatives presented. Please indicate the change in the floor plan at the street Level. (7/31/118) RESPONSE. Drc:wing Sheet P -0202.A depicting this alterative scenario is withdrawn. 10. P-0203 - Show all building setbacks from new property lines after street dedication. (7/311 /18) REFERENCE: Drawing Sheets P-0203 REV -1 Issued July 31, 2018. �a/31/1 ) RES€� N Eo Tip provide ever dimension on this sheet will make it ill. Bible ;at this scale. All rooftop building. setbacks are adjusted to the new property lino after street dedication. P-0800,21 REV --.1,. to Vie: iss,.ued at a Inter date, will provide this detail. 11. P-0301 - Coordinate the existing surface plan with fhe Civil Engineer to ensure consistency. There are errors in, the existing topography that must be corrected and rectified in the Development Application plan set. (7/31/18) REFER ,10E, Drawing Sheets P-0301 REV -1 Issued ,July 31, 2013. (7/31/18) RESPONSE. Topographic survey.has been updated to reflect the existing conditions at fhe time of thp.suryey°. 12. P-0303 Show all parcel line dimensions and parcel areas. Also show in data table with grand total to document total parcel size before and after required street. dedications. (7/311/118) EFERENCE, Drawing Sheets 10-03013 REV -1 issued sul y 31, 2013. (7/31/18) RESt O!HSE: Line and curve table for parcel property lines have been added. Table showing total existing ;:parcel size has Keen added. Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 6 of 33 14. P-0305 - Show horizontal and vertical dimensions for all easements shown. 15. P-0306 - Show all existing easement widths. 16. P-0307 - Show all existing easements widths. (08/24/2018) REFERENCE: Drawing Sheet P-0307 REV -1 dated August 22, 2018. (08/24/2018) RESPONSE: All proposed easement widths are shown. 17. P -0307.A - Show all proposed easement widths. 18. P-0401 - Show extent of any underground shoring structures or devices that will extend past the outside line of the parking garage. Please note that no shoring devices or structures may be placed within the public right-of-way without review and approval of the City. U 13 VaIllco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 7 of 33 9: -P_0403 - Explain how yellow, landscape areas are not on green roof or podium .,structure (in that most off hem are inferior of the red line indicating the extent -of the: below grade parking structure) capture and treat storm water. (7/31 /IS) REMPONSE: Revised drawing to be provided of a later dote. (08/17/2018) RESPONSE: Pending. (08/24/2018) REFERENCE.- Drawing Sheet P-0403 REV-] dated August 22, 2018. (08/24/2018) RESPONSE: An additional hatch is added to the legend and plan to indicate which landscape areas are located above podium. C.3 Stormwater Treatment Compliance Note #1 explains that "Green Roof" and landscape over podium are treated the same but identified differently to keep the term "Green Roof" consistent across project documents. a. Indicate approximate depth and vertical dimensions of cisterns adjacent to the garage. (7/311/18) RESPONSE: Revised drowingfo -provided-otalater date. (008/17/20118) RESPONSE: Pending. (08/24/2018) REFERENCE: Drawing Sheet P-0403 REV -1 date&August 22, 2018. (08/24/2018) RESPONSE: Callouts for cisterns depth andvertical- dimensions have been added to the plan. C.3 Stormwater Treatment Compliance Note ,#3 has been added to the plan to'sf late that confirmed cistern sizing will be determined based on input from the plumbing engineer prior to building permit. b. Some green areas are at street level and not on the green roof as indicated, please correct. 1 '7/3- Revised drawing to be provided at a later date. I ' /18) RESPONSE.- (08./l 7/2018) RESPONSE: Pending. (08/24/2018) REFERENCE: Drawing Sheet P-0403 REV-] dated August 22, 2018. (08/24/2018) RESPONSE: Hatches and legend have been revised to clarify the areas which are green roof and the areas which are landscape over podium. C.3 Stormwater Treatment Compliance Note #I has been added to the plans to provide further clarification on the hatches. c. Indicate percentages of each type of Site Drainage Areas in the fable. (7/31/18) RESP NM Re'vised'dr6wing to be provided at a later dote. (08/17/201!8) RESIFIONSE: Pending. (08/24/2018) REFERENCE: Drawing Sheet P-0403 REV-] dated August 22, 2018. (08/24/2018),RESPONSE-, Percentages?dfooch Type of Site Drainage Areas have been added on DrainageAreas'fa-ble; , Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 8 of 33 20. P-0405 - Indicate if communication & electrical lines are above or below ground. Pursuant to Section 19.60.060(G), all wires, pipes, cables, utilities, and connections shall be placed in underground or subsurface conduits subject to the specifications of the subdivision ordinance of the City. 21. P-0406 - a. Indicate approximate size of below grade cisterns in gallons. (08/24/2018) REFERENCE: Drawing Sheet P-0404 and P-0406 REV -1 dated August 22, 2018. (08/24/2018) RESPONSE: Cisterns size in gallons have been added to Utility Plan and the Cistern sizing calculations. b. Please explain what "outline of optional underground garage addition" means. (08/24/2018) REFERENCE: Drawing Sheet P-0406 REV -1 dated August 22, 2018. (08/24/2018) RESPONSE: The optional underground garage addition has been removed from scope and has been removed from the legend. c. Include Recycled Water in the legend, and show the full extents of Recycled Water facilities. (08/24/2018) REFERENCE: Drawing Sheet P-0406 REV -1 dated August 22, 2018. (08/24/2018) RESPONSE: Recycled water is added to the legend and is indicated to be installed along Wolfe Road, just South of the Wolfe and Vallco intersection. d. Coordinate with Cupertino Sanitary District and show the full extent of sanitary sewer work necessary to serve the project. hi I Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 9 of 33 (7/31/118) RESPONSE: The Applicantconsultantteam will continue to coordina-le with the Cupertino Sanitary District. Revised drawing to be provided at a. later dote. (08/17/2018) RESPONSE. Pending. (08/24/2018) REFERENCE: Drawing;Sheet P-0406 REV -1 dated August 22,2018. (08/24/2018) RESPONSE: Full extents of necessary sanitary sewer upgrades necessary to serve the project are shown on Sheet P-0406. 22. P-0408 - Show location of planned street closures for special events. (7/31/18) RIESPONISE: Revised drawing to be provided af a later date. (08f'1,7/2018)'RESPO'il,!,Stt-9 Pending, (08/24/2018) REFERENCE: Drawing Sheet"P-0408 REV-] `dated -July 31, 2018. (06/24/2018) RESPONSE: Streets which are designated for closures during special events are indicated. There is a note in the legend that states emergency vehicle access will remain unblocked by any structures at all times during closure. 23. P-0411 a. Show location of planned pedestrian access along Stevens Creek Blvd and N. Wolfe Road during construction. The construction fencing appears to fence off the sidewalk. Show path of travel for pedestrians on all public street frontages. Indicate any structures needed to ensure pedestrian safety. (7 /3°1 /18RE FR E CE L)rawing Sheets P7041,1%,RE71 1ssued,J uly 31, 2018. (7/31/181 RESPONSEE: Fence has been. revised to not block- off the sidewalk,. Water Pollution Control Note N added which states "An approved pedestrian access along Stevens Creek Boulevard and N. Wolfe Road rnust be maintained during all phases of construction". b. Show inlet protection on all inlets within and surrounding the site. This includes the inlets in the tunnel. ( 7/31/1EERNCE.Drawing Sheets P-0411 REV -1 issued July u1, 201& 8) RFE (7'/31 /18) n RESPONSE, All inlets within the surrouding site indicate inlet protection, including the inietsvmithin, the tunnel. c. Refine the location of the fiber rolls to ensure adequate vehicular access to the properties to the north. Further the plan show access being blocked to some of the driveways to the properties to the north. Either modify the plans to show access is being provided or proyide,qn approval letter from both the property owners and the Fire Department stating this is acceptable. Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 10 of 33 24. P-501 - Show residential only and residential / retail separately on the Street Level Land Use Plan for clarity. 25. P-0503 - Indicate path of travel over bridge between public elevators to accommodate pedestrians. 26. P-0504 - Clarify whether there is a Class III Bikeway on the entire length of Street B and Street 9. If not, please update. 27. P-0505 - Clarify why Street 5 and Street A would need to be closed to vehicles during community events. 28. P-0507 - Provide summary table of all open space areas indicated with square footages and acreages. a. Clearly indicate which areas are publicly accessible and during which hours of the day. a n Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 11 of 33 (7/31 /18) REFEERENCE: Drawing Sheets 111-0507 REV -1 issued july 31, 2018. (7/31/18) RESPONSE: Publicly accessible areas of the Green Roof are available , L_ on H ie West side from dusk to dawn, Publicly accessible areas of the (green Roof or', the East side are dependei if upon the Office tenant configuration. b. Clearly indicate f he amounts of private open space for each' unit. Do units have private open space provided? All'the private open space indicated on this plan is common private open space. (7/3111[18) REFEREN CE:'Dr awing Sheets P-0507 REV - 11 issued July 31, 2018. (7/31/18) RESPONISE, Summary table of private residential open space, pale common open space, and open space will be provided on the P-0101 REV -1 and P-01 02 REV -1 data tables at a later date. (08/17/18) REFER EI%10E: Drawings Sheets P-01011 REV -11 and P-0102 REV-] dated on August 6, 2018. - esidenfial. open space, .(08 N talple of private re 1 , /17/18) RESPQNSE: Summ.ary private common open spalce,. and open space is submitted .on the cla-la tables. Please also refer to typical uniit:plans which show private balconies. 29. P-508 - Cross sections shall provide property lines and dimensions from the property line to the road center line, road improvements and the buildings. ( i 7/31 /18) REFERENCE- Drawing Sheets 10-0508 REV -1 Issued July 31, 2018, (7/3,11/18) RESPONSE: Cross section updated with dimensions asreauesfed. 30. P-0510 - a. . Inclicate,the construction,sequenclng: of the parking garage(8) on this plan. (7/31/18) �ZEF.',,,g.RE',ICE: ;Drcwing,Sheets .P-,0510 REV -1 issued july 31, 2018. (7/31/18) RESPONSE: Sequencing of the parking garages have been snore clearly defined in the drawing. b. AMC Theater is no longer an operating tenant. Please correct the plans. (7/31/18)REFERUNCE: Drawing Sheets P-0510 REV -1 issued .1uly31, 2018. (7/31/18) USPONSE: AMC removed from the drawing, 31. P-0602 - Provide the quantity of trees anticipated for removal within the Public Right of Way. (7/31/18) REFERUICE: Drawing Sheels P -0602B REV. --I issued July 311, 2018, Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 12 of 33 32. P-0603 - Provide the quantity of new trees anticipated to be planted in the Public Right of Way. Species and locations to be coordinated with the Department of Public Works. 33. P-0607 - a. The Tree Disposition Plan does not indicate the trees within the parking lots closest to the Bay Club. These trees are considered "development trees," a subset of "protected trees". Please update the Tree Disposition Plan, the total number of trees proposed to be removed and the Arborist Report. b. Indicate which trees are street trees. Please note that tree removal and planting within the public right-of-way will require subsequent encroachment permits by the Public Works Department. 34. P-0609 - Clarify the material for the flexible paving designed for the Secondary Walkways. 35. P-0701 - a. Provide photometric plan that shows that no light spills over the property line. Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 13 of 33 '7/3 4/181 RRESPONSE: Public Works meeting from July 24, 2013 col'Tifirmed requirements; a revised photometric plan will be provided of a later date. e. (08/17/2018) RESPONSE: Pending. (08/24/2018) REFERENCE., Drawing Sheet 704 REV -1 and P-0705 REV -0 dated August 22, 2018. RESPONSE- -Detailed, photometric, plan demonsfrating that no light spills over the West edge by the single-family home's.,Light.,spill along Stevens Creek Boulevard, Wolfe Road, and Vallco Parkway are necessary to illuminate the sidewalk and roadways as coordinated with Public Works. b. Please indicate property lines on this plan to confirm whether the lights proposed on the adjacent property near Stevens Creek Blvd; along Perimeter Road on the western side of the Project are on the project site. (7/ 1/18) RESPONSE- Ptblic Works meeting frorn July 24, 2018 confirryl 1.ed requires -rents, revised drai,vings will be provided ata later date. (08/17/201-0) RESPONSE: Pending. (08/24/2018) REFERENCE: Drawing Sheet P- 701 through P-0704 REV-] and P- 0705 REV -0 dated August 22, 2018. (08/24/20.18) RESPONSE: The drawings have been revised to include the new property lines after dedication. Public street poles in the right of way have been reviewed with Public Works. c. Provide lighting types for Residential Amenity Area; currently called out as "TBD". Lighting from these fixtures must be in- cluded in th e' Photometric Plan. (7/31/18) RESPONSE: Public Works meeting from July 24, 2018 confirmed requirements; a revised pl­iotcmetric plan will be provided at a later date. (08/17/2018) RESPONSE: Pending, (08/24/2018) -REFERENCE. Drawing Sheet P- 701 through P-0704 REV -1 and P- 0705 REV -0 dated August (08/24/2018) RESPONSE: Lighting types and photometric plans have been provided, 36. P-0751 - P-0755 - Signage is not being reviewed or approved at this stage of the planning process. These are subject to subsequent approvals 'as acknowledged in your project description and plans. (7/311/18) RESPONSE: A.-knowledged, 37. P70800.132 / B3 - a. Indicate number of parking spaces by type (residential / office / retail shared). Vollco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 14 of 33 b. Provide key section to show below/above ground location of each level. Indicate ramp slopes and provide finished floor elevations. c. Indicate "safe pedestrian routes" in all parking garages at all levels. 38. P-0800.81 -Same as above. a. Indicate number of parking spaces by type (residential / office / retail / shared). b. Provide key section to show below/above ground location of each level. Indicate ramp slopes and provide finished floor elevations. c. Indicate "safe pedestrian routes" in all parking garages at all levels. kI a Vallico Town Center SB 35 Applicant Response Letter August 24, 2018 Page 15 of 33 (7/3 1/181 RESPONS, : Sate pedestrian routes are shown on all Parking P-0900 sheets. (08/17/18.1 REFERENCE, Drawing Sheets P-0800.11 REV-] dated August 6, 2018. (08/17/18) RESPONSE: Safe pedestrian routes have been added to the parking garage plans. 39. P -0800.13M - Same as above. a. Indicate number:of parkingspaces by'type (residential office / retail shared). (7/3"1/ 81 REFERENCEE: Drawing Sheets P-0900.BM REV- -1 issued July 31, 2018. Updated P-0800.BM to be provided at a later date. (7/131/18) RESPONSE' Parking spaces by type and level are further clarified in the cable schedules on the Parking P-0900 sheets. b. Provide key section to show below/above ground location of each level. Indicate ramp slopes and provide finished floor elevations. (7/31/18) RESPONSE: Revised drawing to be provided at o later date. (08/171118) REFERENCE: Draving Sheeis P -0800.13M REV -1 dated August 6,2018, (08/17/181 REESPOtSE: Key sections, ramp slopes, and finished floor elevations E been added to the pians. c. Indicate "safe pedestrian routes" in all parking garages at all levels. kU/311/18) REFERENCE: Drawing Sheets P -09003M REV -1 issued July 31, 2018. Updated P-0800.131 to be provided at a later date. (7/31/18) RESPONSE: Safe pedestrian routes are shown on all Parking P-0900 sheets; neers. (08/17/1118) REEFFERIENCE: Drawing Sheets P -0800.13M RE -V-1 dated August 6, 2018. (08/17/18) RiESPONSE: Safe pedestrian routes have been added to the parking garage plans. 40. P-0800.01 through .07 -Same as above a. Indicate number of parking spaces by type (residential / office / retail shared). 7/31 /18) REF,RMEWCE: Dro--,Ming Shee-ts P-0900.01 - .07 REV -1 Issued- July 31, 2018 Updated P-0800.01 -.07 to be provided at a later date. `7/31/18- 24SE: Parking spaces by type and level are further clarified in i I H _). RESPOI the table schedules on the Parking P-0900 sheets. b. Provide key section to show below/above ground location of each level. Indicate ramp slopes and provide finished floor elevations. Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 16 of 33 c. Indicate "safe pedestrian routes" in all parking garages at all levels. 41. P-0800.08 through. 11 - Provide key section to show below / above ground location of each level. Indicate ramp slopes. 42. P-0821 - a. Provide top of roof elevation (highest point of structure) both from above sea level and from existing natural grade. Since the application includes a subdivision, please indicate elevation from final proposed grade. b. Indicate locations and types of all entrances. Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 17 of 33 43. P-0831 -The building cross sections must be provided by block at a scale of 1/8"=V-0" or at a scale where on.block / building will fit one sheet of paper. Please contact staff to coordinate. (7/31/18) REEFFERENCE. t -Drawing Sheets P-0831 REV -11 and P-0832 REV-] Issued on July 2018. Enlarged sections (I I sheets) in the, P-0845.01 --- P-0845.11 will be issued of a later dole. (7/31/18) RE,;SP01 SE:F__nIarged Drawings to be provided at a later date. (08/17/18) REFERENCE, Drcivving, Sheets P-084-5.01-.1 1 RE? -0 dated August 6, 2018. in -addition, reference drawing sheets P-0825.1-.11 REV -0 dated August 6, 2018. (08/17/18) RESPONSE- Enlarged cross sections and enlarged building elevations are provided at ac scale where each building fits on one dr(-.iwing sheet. 44. P-0853 - Include the property lines, and provide dimensions from the street improvements to the property lines and roadway centerline. Ensure adequate dimensions are provided to locate all facades of the buildings. (7/31/18) REFERENCE: Drav,,Ang Sheets P-085 I REV -1, P-0852 REV-], and P-0853 REV -1 issued July 31, 2018. (1/31/113) RESPONSE: Dimensions have been revi.s,ed cis requested. 45. Mechanical ventilation of building and garages are not provided or shown. Provide detail on elevations, roof plans, and site plans. These are subject to the ,requirements of, Section 19.60.060(H). (713-111-18) REFERENCE: Reference P-0821, Series Elevations and P-0831 Series Seclions. (7/31/18) RESPONSE: All [\A.EP equipment and exhausts will be screened, as shown on the revised sheets. 46. Other mechanical equipment is not shown, such as -6n the residential towers. Provide height and screening materials of mechanical equipment and screening on all buildings, including the residential towers. (7/3111/18) REFERENCE: Reference P-0821 Series 'Elevations acid P-0831 Series Sections. (7/31 /18) WESPONSE. All MEP equipment and exhausts will be screened with architectural louvers if within the building and with landscape features if found with;nthe site, as shown or) the revised sheets. 47. Indic.ate square footage and % of net lot area (after dedications and access easements) as6ments) - existing and proposed paving area, and amount of paving being replaced. Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 18 of 33 48. Provide an estimate of employees projected. 49. Provide a material board. (08/24/2018) REFERENCE: Material Sample Boards, Drawings Sheets P-0612, P- 0861.01 through P-0861.04 REV -0 dated August 22, 2018. (08/24/2018) RESPONSE: Material Sample Boards are submitted with physical samples. Information for Tentative Map Review: 1. Cover Sheet: a. Include total number of proposed condominium units, with types (residential, commercial, etc.) to the title. (8/24/2018) REFERENCE: Drawing Sheet TM.1.0 dated August 22, 2018. (08/24/2018) RESPONSE: The total number of condominiums units for this project is up to 2,402 residential and up to 98 commercial/retail condominiums. Vallico Town Center S13 35 Applicant Response Letter August 24, 2018 Page 19 of 33 2. Topographic SurveySheets: a. The topographic survey shows three driveway openings off of Stevens Creek Blvd. The easterly most driveway approach was closed a number of years ago. Please correct the discrepancy with updated and current information. (7/31/18) REFERENCE: Drawing Sheets TNA2.8 REV -1 dated July 31, 2018 (7/3-11/18) RESPONSE: Topographic survey has been updated to reflect the current condifion5 qt this driveway location. b. Topographic survey should provide street dimensions, including dimensions to the center line of adjacent rights of way, ( i 7/31/118) REFERENCE: Drawing Sheet'FM2,0 through TM2.110 RIEV-] dated July, 31, 201& (7/3-1 /18) RESPONSE: Street dimensions, includling dimensions to the center line of adjacent right of way have been added. c. Update striping, and curb alignments as, necessary (i.e. TM2.4 has two sets of striping shown on both Vallco Parkway and Wolfe Rd; and the median island on Wolfe Road does not appear to incorporate recent improvements constructed as part of the AC2 project. 7/33111/181) i ESSFOWSE Revised Drawing to be Issued at a later da -le. , 08/17/2018) RESPONSE: Pending, (08/24/2018) REFERENCE: Drawing Sheet TM2.4 dated August 22, 2018. (08/24/2018) RESPONSE: Curb alignments and striping are updated to match the current existing conditions. d. All contours should have elevation numbers for clarity. (71/31/18) REFERENCE, Drawing Sheets T M2.0 through TM2.11 0 REV --I dated July 3-1..2018. (7/31/18) RESPONSE.IE-levofions have been added to oil contours. e. Ground level finished floor elevations shall be provided for all structures. (7/31/ 8) REFERENIC'E: Drawing SI -leets TNA2.0 -through TM2,1 0 IRIEV- I daied July 31, 2018. (7/31/18) RESPONSE: Ground level, finished floor elevations have been provided for all buildings. Garages have varying ground level finished floor elevations, so no finished floor elevation has been provided for these, Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 20 of 33 f. Provide Right of Way dimensions, including dimensions to the center line of the existing streets. g. Update topographic information for the driveway to the 19800 Development on the east side of Wolfe Road. Two sets of topo lines have been provided. 3. Existing Easement Sheets: a. Provide a legend of the various easements on Sheet TM4.0 for clarity. b. Provide a list or label the recorded document number for each easement, and which party(ies) holds) interest in said easement. c. Provide dimensions for the easement as appropriate. d. Ensure all easements of correct and consistent with the recorded documents. M I Vallico Town Center SB 35 Applicant Response Letter August 24, 2018 Page 21 of 33 e. Sheet TM4.2 indicates a basis of bearing on Vallco Parkway, however the cover sheet indicates the basis of bearing is on Wolfe Road. Please rectify this discrepancy. (7/3-1/18) REFERENCE: Drawing Sheet IM1.0 REV-] dated July 31, 2018. (7/31/18) RESPONSE: The Basis of Bearing reference on the cover sheet has - been revised, foreflect the centerline of Vallco Barkway Grid rectify the discrepancy. f. Sheet TM4.3 labels the tunnel easements as air rights. Please clarify that this is a tunnel easement. (7/31/18) Sheet TJM4.3 REV. -I dated July 31, 20118. (713111 8) RESKONSE: Air rights easement has been revised to indicate this is 0. ,tunnel easen-)ent g. Sheet TM4.4 shows the air rights easement of the bridge over Wolfe Road. Please indicate the vertical limits of the easement. (7/31/218) RESPONSE: Upper vertical limit is not defined in the recorded docurnents. h. Sheet TM4.4 shows that certain PUEs under the air rights easement are to be vacated. Please claCify Whateasements these are, and why they're being vacated. (7/31/18) IREFERENCEDrowing,5heeeif, TIM4:411- REV -1 dated July 31, 2018. (7/31/118) RESPONSE- The public utility easements shown beneath the air rights easements are removed from the plan. These easements are located within the public right-of-way and are no longer needed. i. Sheet TM4.4 shows an air rights strip easement east of Wolfe Road. Please clarify what this easement is, and why it is ' being vacated. (7/31 /18) RF-.FEHNC.E: Drawing Sheet I MA.A REV -.Il datedJuly31, 2018. (7/31/18) RESPONSE: This easement is actually a footing easernerif and has been revised. j. Sheet TM4.5 and TM4.18.shows the stoffirlwater easement tQjDp vacated. Please indicate that these -easements are to be relocated in connection with the relocation of the storm water treatment facilities. (7/3;1/"18) REEFEM:i"NCE: Drawing Sheets TM -i.1 through I -M4.1 0 RE_'V-1 daite July 311, 201& Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 22 of 33 4. Easements on proposed Project Sheets: a. Provide a legend of the various easements on Sheet TM5.0 for clarity. (08/24/2018) REFERENCE: Drawing Sheet TM5.0 dated August 22, 2018 (08/24/2018) RESPONSE: Legend has been added of the various easements. b. All existing easements shall be labelled with their recorded document numbers. (08/24/2018) REFERENCE: Drawing Sheets TM5.0 to TM5.10 dated August 22, 2018. (08/24/2018) RESPONSE: All existing easements which are to remain are labeled with their recorded document numbers. c. The relocated Public Access Easements on both sides of Wolfe Road shall be expanded to incorporate pedestrian access, and should extend to furthest driveway approach of the properties to the north. Coordinate the extents of the easement with the City Engineer. (08/24/2018) REFERENCE: Drawing Sheets TM5.3 and TM5.6 dated August 22, 2018. (08/24/2018) RESPONSE: Public access on both side of Wolfe Road is provided by means of a public access easement with a minimum of 5' sidewalk area to incorporate pedestrian access to the properties to the north. d. Public Utilities Easements shall be provided from Wolfe Road to each of the properties located north of the development. The width of these easements shall be equal to or greater than the existing PUE widths. Coordinate the extents of the easement with the City Engineer. (08/24/2018) REFERENCE: Drawing Sheets TM5.3 and TM5.6 dated August 22, 2018. Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 23 of 33 (08/24/2018) RESPONSE: Public Utility easements are provided from Wolfe Road to the properties to the north. The widths of the easements are greater than the minimum existing PUE width. e. Provide Public Right of Way dimensions, including dimensions to the center line of the existing streets. 7/31/18) REFSPONSEE: Revised Drawing tube Issued at , a later date. -7/2018) RESPONSE. Pending, (08/24/2018) REFERENCE: Drawing Sheets TM5.0 through TM5.1 0 dated August 22, 2018. (08/24/2018) RESPONSE: Right of Way dimensions, including dimensions to the center line of :the existing streets have been added. f. Sheet TM5.4 continues to show the PUEs beneath the air rights easement, even through Sheet TM4.4 indicated these easements were to be vacated. Please clarify the intention for these easements and modify the plans accordingly. (7/35/18A REFERENCE: Drawing Sheet TM4.4 REV -1 dated July 31, 2018. (7/31/18) RESPONSE: The public utility easements shown beneath the air rigl-its easements are removed from the plan. These easements are located within the public right-of-way and are no longer needed, g. The Public Roadway and Landscape easement along the west side of Wolfe Road, between Stevens' Creek Blvd and Vallco Pq'rkway,s a ­h' ll, be expanded as ry necessato incorp . orafe the proposed pedestrian and bicycle access. This area sh"611 be'dedic at I 6d to the "City in d"fb I fm I acceptable to - the City Engineer. (7/31/ 8) RESPONSE: Sheet Drawing P-0800.0 1 REV -1 will be issued at a later date.. (081/17/2018) REFEREN-.:E: Drawing Sheets P-0800.011 REV -1 do -fed August 6, 2018, (08/17/2018) RESPONSE: Area indicated as dedicated to the City as per the City Engineer, TIM -6.0 -to be revised at a la-lerdate. (08/24/2018) REFERENCE: Drawing Sheets TM5.1 f hrouoh TM5.1 0 daf ed August 22, 12018. (08/24/2018) RESPONSE: Due to the street dedication along Wolfe, the public roadway and I landscape easement are being converted to public right-of- way, unless over podium, ih:-which,case an easement with 5' minimum sidewalk area is included. h. The pedestria'n.access aIong"'S�f'O"-v';ens'CrO'.'el( BoJe'vd;rd shall b:"ededicated to the City in a form acceptable to the City Engineer. Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 24 of 33 (08/24/2018) REFERENCE: Drawing Sheets TM5.5, TM5.8 and TM5.10 dated August 22, 2018. (08/24/2018) RESPONSE: Pedestrian Access along Stevens Creek Boulevard will be dedicated in fee to the City. i. If the proposed green roof is to be used for public park purposes, public access shall be provided from the public right of way. Please show public access as appropriate. (08/24/2018) REFERENCE: Drawing Sheet TM5.10 dated August 22, 2018. (08/24/2018) RESPONSE: A public access easement is provided to bring pedestrians from the right-of-way to the limits of the green roof. A blanket public access easement will be provided for access and use of the public areas on the green roof. j. Show all easements on adjacent properties that benefit the project. (08/24/2018) REFERENCE: Drawing Sheets TM5.1 through TM5.10 dated August 22, 2018. (08/24/2018) RESPONSE: All easements on adjacent properties that benefit the project are shown on the plans. 5. Grading and Drainage Project Sheets: a. Applicant shall set up a meeting with the City's Public Works Department to review comments and questions on these sheets. 0 Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 25 of 33 b. Provide grading quantities on the grading plans, with import'and export numbers provided. (7/31/18) RESPONSE: An answer will be provided at a later date. /1 %'1 " REFEREENCE: Drawing Sheets TM01 J thrc-�,,ugh,Tl\/i& 10 DEV -1 dated -,81" Augus t 6, 2018. (08/17/118) RESPONSE: Grading quantities, including import and export, have been provided on the plans. c. Grading plans do not include adequate information for onsite grading and drainage. Additional information showing how onsite drainage will be collected, treated, and released are required. ( 7113"/ 18,E RESPONSE: An answer will be provided at a later date. (08/11 7/18) R-EFERENCE, Drawing Sheets TM.6. -1 -TINA6.1 0 REV-] dated August 6, 2018, (08/1-7/18) Rl SPONSE: Adcjifionul grading,jr-if ormcd ion has been provided on he plans, including how onsite drainagev,411 be collected. The utility inforrinadlon, has been removed fron� the grading and drainage sheets and will now reside on Sheets T M7.0 through 7.101 d. Correct existing and proposed land uses to read "Commercial / Office Residential." will be provide I al a later dot - (7/31/18) RESPONSE: An answei G (08/17/1B) RESPONSE. Pending. (08/24/18) REFERENCE: Drawing Sheet TM 1.0z,REV- I dated August 22, 2018. (08/24/18) RESPONSE- Proposed land use has been revised to read "MIXED USE - COMMERCIAL/OFFICE/RESIDENTIAL". e,.- Providea'demolition plan. (7/31/18) RESPONSE. An answer will be provided at -a late.t dalf e. (08,CE 117/18) REFERENCE: Drawing Sheet!sTNB.,0-T1"V"3.10 REV -1 dated August 6, 2018. ,(08/17/18) RESPONSE: Demolition plan has been combined with the free disposition plan. f. Include cross sections of the lots showing existing and finish grades, pad elevations, building elevations, limits of cut and fill. ( 7/31/1RESPONSE. , .1 1 An a.nswer will be provided at a. later date, 8) (08/17/18) RESPONSE: Pending. Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 26 of 33 (08/24/18) REFERENCE: Drawing Sheets TM6.11 and TM6.12 REV -1 dated August 22, 2018. (08/24/18) RESPONSE: Cross sections showing existing and finish grades, pad elevations, building elevations, and limits of cut and fill are provided. g. Provide information that clarifies how storm drainage from within the building footprint is to be addressed. h. Provide contour elevation information for all existing contours. i. There appear to be a number of utility conflicts throughout the project site between the proposed sanitary sewer and storm drainage facilities. These will need to be rectified. (08/24/18) REFERENCE: Drawing Sheets TM7.1 through TM7.10 REV -1 dated August 22, 2018. (08/24/18) RESPONSE: Utility conflicts between proposed sanitary sewer and storm drainage facilities have been addressed. j. Existing utility mains, both onsite and in the public right of way, should be shown on the plans. This information should include vertical information where available and appropriate, and the utility main size. (08/24/18) REFERENCE: Drawing Sheets TM7.1 through TM7.10 REV -1 dated August 22, 2018. Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 27 of 33 (08/24/18): RESPONSE, Existing utility mainsare labeled with vertical information and size that are available, both onsite -and in the public right of way and are shown. k. Provide information for the proposed utilities that includes size, slope, and pipe materials. (7/311/18) RESPONSE: An answer will be provided of a lafer date. (08/17/18) RESPOINSE: Pending. (08/24/18) REFERENCE: Drawing Sheets TM7.1 through TM7.1 0 REV -1 dated August 22,2018. (08/24/18) RESPONSE: Proposed utility information including sizes, slopes and materials have been added to Utility Plans. I. Provide more detailed grading information at all underground parking entrances to ensure drainage is directed away from the openings. (7/3-1 /1118) RESPONSE: An answer will be provided ai d !later date. (08/17/181 RFERENCE, Drawing Sheets Ttvi&l 1"M6.10 REVA dated August 6, 201& (08,117/18) RESPONSE. Additional grading information has been provided of all under,- king T ground porkir entrances showing drainage being direcled avvay ir-orn openings. m. Proposed joint french facilities, including communications, electrical, gas (if applicable) and cable facilities,are not clearly shown on plans. Please clearly indicate these facilities so That f he service connections are easily identifiable. (7/311/18) RESPONSE: An answer will be provided of a later- date. (0,1/17/18)ESPONSE� Pending, (08/24/18) REFERENCE: Drawing Sheets TM7.1 through TM7.1 0 REV-] dated August 22, 2018. (08/24/18) -RESPONSE: Proposed utility information has been iremoved from the grading and drainage sheets for clarify and are now shown on Sheets TM7.1 through TM7.1 0. Proposed Joint Trench facilities are shown on Utility Plans. n. All joint french and dry utility boxes shall be placed behind the curb line. The current plans show a number of utility boxes in the'travele'd way. (4-131 /18) RESPONSE. An answer will be provided al' a later do -1 (08/117118) RE:PONSE: Pending. (08/24/18) REFERENCE: Drawing Sheets TM7.1 through TM7.1 0 REV -1 dated August 22, 2018. Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 28 of 33 (08/24/18) RESPONSE: Proposed Joint Trench and dry utility boxes have been moved and placed behind the curb line. o. Street dimensions should also be dimensioned to the property lines (on both sides of the street) and to the street centerline (typical all sheets). p. The complete limits of sanitary sewer and reclaimed water facilities need to be shown on the plan set. Notes referring to future work are not acceptable. (08/24/18) REFERENCE: Drawing Sheets TM7.1 through TM7.10 REV -1 dated August 22, 2018. (08/24/18) RESPONSE: Complete limits of sanitary sewer and reclaimed water facilities are shown on the utility plans. q. There appear to be random storm drainage infrastructure shown on the plans. The facilities to not have information indicating where they connect to the main storm drainage system. Please provide this information where it is missing, or remove the stray symbols as appropriate. (08/24/18) REFERENCE: Drawing Sheets TM7.1 through TM7.10 REV -1 dated August 22, 2018. (08/24/18) RESPONSE: Proposed storm drainage inlets information indicating where they connect to the main storm drain system have been added and shown on the Utility Plans. r. Provide details on the stormwater treatment facilities. Various cisterns are proposed throughout the project. Additional information is required to evaluate these facilities. (08/24/18) REFERENCE: Drawing Sheets TM7.1 through TM7.10 REV -1 dated August 22, 2018. Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 29 of 33 (08/24/18)RESPONSE. Additional information regarding the stormwater . treat rh ent facilities has been added to both the utility andstormwater management plans. s. The full extent of recycled wafer main improvements shall be shown on the pla''n.'The south6 rly erA of the recycled water main shall be extended either through the intersection of Vallco Parkway and Wolfe Road, or to f he intersection of,Stevens Creek Blvd .and Wolfe Road..,. (7/31 /18) RESPONSE: An,answer will be provided a I a !Gfer dote. (08/117/18) RESPONSE: Pending. (08/24/18) REFERENCE: Drawing Sheets. TM7.3 and TM7.4 REV -.l dated August 22, 201 8.; (08/24/18) RESPONSE: Full extent of the recycled water main improvements are shown on f he utility plans. The southern end of f he recycled water main is extended through the intersection of Vallco Parking and Wolfe Road. t. Transformers for onsite power should be located onsite and outside of the public sidewalk areas. ( _� 7/31� /SPONSE Acknowledged, 181) RE u. The median on Wolfe Road, north of Stevens.Creek Blvd is proposed to be relocated. This will most likely result in the need to modify the cross -slope of f he road in the area. Show the extent of the work needed to perform this work. (7/3-11/18) RESPONSE: Sheet Drawing P-0800.01. REV -1 will be issued at a later date. (08/17/18) REFERIZENC[E. Drawing Sheets TM6.3 -'FM6.5 REV -1 dated August 6, 2018. (08/117/118) -RESPONSE- Proposed `trading in Wolfe :Road has been sriovvyn. v. The "pork chop" islands of the intersection of Wolfe Road: and Stevens Creek Blvd shall be removed as part of this project. This will require modifications to the traffic signals at this intersection, as well as striping modifications. Please show, this information on the plans. (7/31/18) RESPONSEE: Siheet Drawing P-0800.01 REV-] will be issued of a later date. (08/17/18) REFERENCE: Drawing Sheets P-0800.01 REV-] dated August 0', 2018, (08/17/18) RESPONSE: Pork chop islands have been removed from the intersection of Wolfe Road and Stevens (,_'reek Blvd. I Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 30 of 33 w. There appears to be a conflict between existing electrical facilities and the new sewer line along Wolfe Road, just north of Stevens Creek Blvd. (08/24/18) REFERENCE: Drawing Sheets TM7.1 through TM7.10 REV -1 dated August 22, 2018. (08/24/18) RESPONSE: Proposed sanitary sewer along Wolfe Rd has been reviewed between existing electrical facilities and the new sewer line along Wolfe Road have been verified and confirmed no conflicts. x. New utility facilities are proposed within the property limits of both of the properties to the north of the site, as well as to the property to the east of the easterly project parcel. Provide the recorded easement information, or relocate these facilities outside of the private property. (08/24/18) REFERENCE: Drawing Sheets TM5.1 through TM5.10 and TM7.1 through TM7.10 REV -1 dated August 22, 2018. (08/24/18) RESPONSE: Utilities have been revised to not encroach into the properties to the north unless it falls within an existing easement already recorded. Existing recorded easements are shown on TM5.1 through TM5.10 and revised utility layouts are shown on TM7.1 through TM7.10. y. Clearly indicate the extents of the existing utilities that are proposed for abandonment or removal. (08/24/18) REFERENCE: Drawing Sheets TM3.0 through TM3.10 REV -1 dated August 22, 2018. (08/24/18) RESPONSE: Utility mains which are proposed to be abandoned or removed are shown on the demolition plans. z. Along Perimeter Road, there appear to be a number of joint trench vaults located over storm drain and water utilities. Please ensure utilities are not stacked on top of each other. (08/24/18) REFERENCE: Drawing Sheets TM7.1 through TM7.10 REV -1 dated August 22, 2018. % t Va61co Town Center SB 35 Applicant Response Letter August 24, 2018 Page 31 of 33 -(08/24/1 8)i RESPONSE: Utilities have been revised ,to ensure joint trench vaults do nofrconflict with storm drainage and water utilities. aa. The storm drain main along Perimeter Road appears to have nearly 1000' between manholes. Please provide intermediate structures to aid in maintenance. RESPONSE: 4 z�S�z �". (7/31 / 8) vCfr O NS ;: An answer will be provided of a later- date. (08/17/18) RUPONSE., Pending. (08/24/18) REFERENCE: Drawing Sheets TM7.1 through TM7.10 REV -1 dated August 22, 2018. (08/24/18) RESPONSE: Intermediate storm drain manholes have been proposed to avoid excessive distances between manholes. bb: Shift :the curb ramps across the driveways to Stevens Creek Blvd so that they lineup.with the sidewalk. This will also place the curb ramps in the area to be dedicated: (71131/18) RESPONIS : Sheet Drawing P-0800,01 REV -1 will be issued at ca later date. (08/11117/18) EFEREIM CE. Drawing Sheers P-0800.01 REV -1, TM6.8, and TM6.10 REV_ l dated August V, 2018, (08/17/18) RESIPOKISE. Curb ramps across the dr�ivewdys to Steve ns Creek Blvd have been shitted to line up with the sidewalk. The dedicate line is shown io fuller cover the curb ramps along this frontage, cc. Where to fhe catch basins shown along Stevens Creek Blvd connect to? 7p/3 /� RESPONSEAn ansover will be provided as a later date. (.8/17/18) RESPONSE: Pending. (08/24/18) REFERENCE: Drawing Sheets TM7.1 through TM7.10 REV -1 dated August 22, 2018. (08/24/18) RESPONSE: Catch basins along Stevens Creek Blvd are connected to the existing main located within Stevens Creek Blvd. dd. There appear to be numerous joint trench vaults located in the travelled right of.'way on Stevens Creek Blvd. Locate these facilities behind the curb. (7/3-1 /1 RESPONSE: An answer will be provided at a iatei date. (08,17; 18) RESPONSIE, Pending. (08/24/18) REFERENCE: Drawing Sheets TM7.1 through TM7.10 REV-'] dated August 22, 2018. n Vallco Town Center SB 35 Applicant Response Letter August 24, 2018 Page 32 of 33 (08/24/18) RESPONSE: Joint trench vaults have been revised to be located behind the curb and out of the travelled right of way along Stevens Creek Blvd. ee. Ensure street names are provided on all plan sheets (sheet TM6.10 should call out Stevens Creek Blvd). ff. Applicant's engineer shall show all proposed storm drainage from the site does not exceed existing flow quantities. If proposed project increases storm water flows to the City system, applicant's engineer shall provide a report and calculations showing the impact of those flows, and the plans shall show the work necessary to address those impacts. (08/24/18) REFERENCE: Drawing Sheets TM8.1 REV -1 dated August 22, 2018. (08/24/18) RESPONSE: Proposed storm drainage from the site does not exceed existing flow quantities, due to the decrease in impervious area from the existing condition to the proposed condition. Pre and Post development runoff calculations are provided. gg. Backflow Preventers: Provide location of backflow preventers. All exterior utilities are subject to the requirements of Section 19.60.060(G). (08/24/18) REFERENCE: Drawing Sheets TM7.1 through TM7.10 REV -1 dated August 22, 2018. (08/24/18) RESPONSE: Backflow Preventers locations are shown on Utility Plans. 6. Stormwater Treatment Project Sheets: a. The application will be responsible for coordinating the Stormwater treatment design with a qualified stormwater review consultant. The applicant shall Vallico Town Center SB 35 Applicant Response Letter August 24, 2018 Page 33 of 33 provide a letter from the consultant stating f hat the conceptual design is and adequate and acceptable form of treatment, and that if appears to conform to the NPDES requirements. The approved list of consultants can be found here: hftK)://www.scvurppp-w2k.com/pdfs/1415/consuItonts2015/SCVURPPP Qualified Consultants List 2015.odf (7/31/1) RES PONSTE: An answer will be providec". (:,,.f a later date. (081/1117/18) ME.-iSPONSE: Pending. (08/24/18) REFERENCE: Drawing Sheets TM8.0 and TM8.1 REV -1 dated August 22, 2018. (08/24/18) RESPONSE: A qualified stormwater review consultant has reviewed and approved the conceptual design as an adequate and acceptable form of treatment. A conditional approval letters dated 08/21/2018 has been provided and is included with this submittal. b. The plans indicate 4.508 acres of at grade landscaping. This area does not appear to be called out on the plan view. Please show this area on the plan. If any of this area is located on the building podium, provide information of how drainage will be addressed. f7/31 1/1 RESP ONSE: An answer will be provided at a lot er date. (08/1,17/18) RESPONSE: Pending. (08/24/18) REFERENCE: Drawing Sheets TM7,.1 and TM8.0 REV-] dated August 22, 2018. (08/24/18) RESPONSE: Hatches and legend have been revised to clarify the areas which are green roof and the areas which are landscape over podium. See Sheet TM8.0. Utility Note #3 on Sheet TM7.1 states how drainage on green roof and over podium will be addressed. 7. General Requirements: a. The City will review the project for compliance with Municipal Code Chapter 13.08, Park Land Dedication. (7/3-5 /181 RESPONSE- An ans?vver'will be provided of a later dale. (08/17/18) RESPONSE: Acknowledged. RAFAEL VIPOLY ARCHITECTS 10333 N Wolfe Road Cupertino, CA 96014 United States Craig Bacheller Project Director T 408 627 7090 cbacheller@rvapc.com M 917 374 3398 www.rvapc.com HAND DELIVERED AND MAILED TO THE CITY OF CUPERTINO September 7, 2018 Aarti Shrivastava, Assistant City Manager and Community Development Director City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 Project: Valico Town Center Subject: Fourth Response to City of Cupertino, dated June 22, 2018 Dear Ms. Shrivastava: In connection with the Vallco Town Center Project Application Pursuant to SB 35, please find transmitted a fourth submittal in response to the City's Notice of Streamlining Eligibility letter dated June 22, 2018 with the following materials of an even date herewith: 1. Fiscal impact Analysis 2. Preliminary Affordable Housing Plan Sincerely, Craig Bacheller Project Director Rafael Vinoly Architects Attachments 1. Fiscal impact Analysis 2. Preliminary Affordable Housing Plan ; fl Vallco Town Center Preliminary Affordable Housing Plan The Vallco Town Center project (Vallco Project) proposes a total of 2,402 units, of which 1,201 units (50 percent) will be set aside as affordable housing for -lower income households. This document serves as the VallcoProject's Affordable Housing Plan as required by the City of Cupertino and to document how the following affordable housing obligations will be complied with: ® Senate Bill 35 ('Wiener) (SB 35) ® State Density Bonus law City of Cupertino Below Market Rate (BMR) Housing Program 'The following income definitions are used throughout this document: Very Low Income (VLI): up to 50 percent of the Area Median Income (AMI), adjusted for household size Low Income (LI): 51 to 80 percent of AMI, adjusted for household size Combined, lower income refers to households earning up to 80 percent of the AMI. 11. Overview of Requirements and Compliance 1. General This Affordable Housing Plan demonstrates how the Vallco Project 'proposes to meet the requirements of all three regulations (SB 35, Density Bonus, and City BMR Program'). Table 1 summarizes the proposed Affordable Housing Program at the Vallcio Project. In general: ® A unit may satisfy multiple require ments, for example: • The Very Low Income (VLI) units count toward requirements under SB 35, the Density Bonus law, and BMR Program; and • All units that satisfy the BMR Program or Density Bonus law also satisfy SB 35 requirements. ® Where affordable housing units are deVol, " . oped with other state or federal housing program assistance, the rental price requirements of the state or federal housing program will SB 35 preempts any local affordable requirements, ' ,,'�_unless the local ordinance �requirels, that, greater than 50% of the units are affordable. As a result, the, City's BMR Program is preempted. Noneiheless,. this Affordable Housing Plan contemplates compliance with, 6e''.BMR Program. Vallco Property'Owner, LLC reserves all rights on this issue. 19 supersede the price limitations established in this Affordable Housing Plan where the state or federal housing programs are more stringent. 2. SB 35 Requirements ® Type andf,of'Number of Affordable Units: 0 50% of the total project units (1,201) must be "affordable to households making below 80 percent of the area median income" o These affordable units are referred to as "30% AMI Units" in this Affordable Housing Plan ® Allowable Rent: o "Affordable" generally means that rent shall not exceed, 30% of the area median the maximum rental rate is therefore established at 30% of 80% AMI (adjusted for household size appropriate for the unit) o Rent includes a reasonable utility allowance ® Term of Recorded Covenant: 0 55 years if rented 0 45 years if sold (not applicable to the Vallco Project) 3e Cupertino BMR Prodram ® Type end Number of Affordable Units: o At least 15% (361 units) of total Project (2,402 units) must be affordable, with the following income distribution: 9% (216 units) must qualify as VLI units ® ; 6% (145 units) must qualify as LI units ® Allowable Rent: o VLI units: 30% of 50% AMI, (adjusted for household size appropriate for the unit) o LI units:.30% of 60% AMI (adjusted for household size appropriate for the unit) o Maximum housing allowance of 30% of gross income for a household size of one person more than the number of bedrooms in the rental BMR unit o "Rent' includes "rent paid to the property owner, utilities, and all fees for parking and other housing services" ® Term of'Recorded Covenant: o _99 years ® Type and Number of Affordable Units: o Provided;that a 35% density bonus and 3 concessions are achieved, 15% (361 units) of the total Project (2,402 units) must be VLI o These 361 units are inclusive of the 216 VLI units that qualified under the City BMR program ® Allowable Rent: o VLI units: 30% of 50% AMI, (adjusted for household size appropriate for the unit) o Rent includes a "reasonable utility allowance" Term of Recorded Covenant: o 55 years T. 3 11L BMR Spedfic Requirements This section details specific requirements that apply only to the 361 units that satisfy the City SMR Program requirements (216 Al and 145 LI units). 1. BMR Unk Design Requirements Pursuant to City's Below Market Rate (BMR) housing Mitigation Program Procedural Manual, the design of the BMR units must meet specific requirements. Table 2 demonstrates the Vallco Project's plan for compliance. 5'. I To - U ! f f BMR Requirements Vallco Project Compliance Pursuant to the Density Bonus law, the - City has determined that the Project qualifies for the following BMR units shall be comparable to concession: market rate units in terms of unit type, number of bedrooms per unit, quality of io To allow the affordable units to be studios and one - exterior appearance and overall quality bedroom units instead of a mix of unit comparable of construction. to the units within the development pursuant to BMR Housing Mitigation Procedure Manual Section 2.3.4(A). Pursuant to the Density Bonus law, the City has determined that the Project qualifies for the following BMR unit size should be generally concession: representative of the unit sizes within Q, To allow the studio and one -bedroom affordable the market -rate portion of residential units to be smaller in size than the studioand one - project. bedroom market rate units pursuant to BMR Housing Mitigation Procedure Manual Section 2.3.4(B). Interior features and finishes in affordable units shall be durable, of The Project will comply with this requirement. The good quality and consistent with Furniture, Fixture, and Equipment{FF&E) plans will be contemporary standards for new_ submitted to the City for review. housing. Per the City's review of the proposed site plans, the City., The BMR units shall '`be dispersed has determined that the dispersal of BMR units meets throughout the residential project.2 City requirements. The location of BMR units is identified in the SB 35 Plan Set. 2 Under the Density Bonus Law, the bonus market rate units can be located in geographically separate areas, so this dispersal requirement does not apply to the 623 market rate bonus units. 2. Initial Makimurn Sales Prices and Rents of BMR Units A. For4ale BMR Units All 1,201 affordable units at the Vallco Project, are for -rent units. No for -sale units are included as part of this Affordable Housing Plan in general or for the BMR requirements specifically. B. Rental BMR Units All 361 BMR units will be rental units and subject to the following maximum initial rents: (1) The maximum initial rents for BMR units are set at a level affordable to Ll and VLl households. The maximum initial rents for BMR units shall be determined based on: a. Maximum housing allowance of 30% of gross income for a household size of one person more than the number of bedrooms in the rental BMR unit, and b. For Ll units, assume household income at 60% of AMI, and for VLI units, assume household income at 50% of AML (2) The maximum rents for BMR units and maximum household income limits are revised annually following the annual publication of HC® income limits for Santa Clara County. (3) "Rent" includes monthly rent paid to the property owner, utilities, and all fees for parking and other housing services. A reasonable utility allowance, as determined by the tables published annually by the Santa Clara County Housing Authority, shall be deducted from the maximum monthly rents for those utilities paid by the tenant. Administration of the BMR units will adhere to the City of Cupertino Policy and Procedures Manual for Administering Deed Restricted Affordable Housing Units (Link). The Manual includes procedures. and guidelines for prioritizing applicants, evaluating the eligibility of applicants, :setting maximum affordable rents, and monitoring compliance of `tenants with the recorded affordability covenants. Specifically, the Manual will govern the ongoing administration of the 361 BMR units in the following areas: ® Application Selection Process ® Minimum Tenant Eligibility Requirements • Requirements for Rentinga BMR Unit ® Requirements, of Apartment Owners and Property Managers ® Appeal Process A similar manual will be developed for the remaining 840 affordable units not subject to City BMR program at a later stage. IV. Terms of Affordablrp�y Affordable housing is subject to recorded covenants that require the units be occupied at prices/rents that are affordable to VLI and Ll households for: ® A period of not less than 99 years for 361 City BMR units; and A period of not less than 55 years for the remaining 840 affordable units pursuant to State Density Bonus law and SB 35. The terms of affordability shall be established from the date of first occupancy of the units. These deed restrictions shall run with the land and remain in effect for subsequent buyers and owners. I. 10! er nd kaCy r 1. Affordebie Housinca reement iA aA Prior to recordation of a final or parcel map. or issuance of any building permit, whichever is earlier, an affordable housing agreement shall be recorded against the Vallco Project.; The affordable housing agreement shall include, but not limited to the following: ® Total number of affordable units (City BMR units, affordable units pursuant to Density Bonus, and 80% AMI pursuant to SB 35), type, location, square foota' ge, and number of bedrooms, and construction schedule of market -rate and affordable units; ® Provision to ensure concurrent construction and completion of affordable and market -rate units; ® Affordability levels for each affordable unit; • Provisions for income certification and screening of potential occupants of affordable units; and Financing of ongoing administrative and monitoring costs (City and private). 2. Alternatives to BMR Requirements The Project does not propose any alternatives to City BMR requirements (other than the concessions achieved as part of the Density Bonus, law). 0Wo ADVISORS IN: REAL ESTATE AFFORDABLE HOUSING ECONOMIC DEVELOPMENT ,SAN FRANCISCO A. JERRY KEYSER TIMOTHY C. KELLY DEBBIE M. KERN DAVID DOEZEMA LOS ANGELES KATHLEEN.H_ HEAD JAMES A. RABE GREGORY D. Soo -Hoo KEVIN E. ENGSTROM JULIE L. ROMEY SAN DIEGO PAUL C. MARRA To: From: Date: Subject: ADVISORS IN I'MMIC/PRIVATE REAL. ESTATE DEVELOPMENT Reed Moulds Sand Hill Property Company Debbie Kern, Vice President September 7, 2018 Fiscal Impact Analysis of the Vallco Town Center SB 35 Project In accordance with your request -for an evaluation of the fiscal impacts of converting the existingVallco Mail to residential and other uses, as required by General Pian Policy L4- 8.1, Keyser Marston Associates, Inc. (KMA) has evaluated the fiscal impacts that would be generated by the redevelopment of Vallco with the land use plan contained in the Vallco Town Center SB 35 Application. The analysis is presented) in' the attached set of tables. As shown in Table 2, the net fiscal benefits of the SB 35 programa significantly exceed the benefits generated by the existing Vallco Shopping Mall in FY 2015/16. Redeveloping the Mali with the SB 35 Vallco Town Center program will generate: 1. An annual fiscal surplus of $4.1 million to the City's General Fund, which, exceeds the estimated surplus generated by the Vallco Mall in 2015 by $3.1 million per year. 2. $15.9 million of new construction -related tax revenue to the City's General Fund, which only occurs if the Mall is redeveloped with the SB 35 program. 3. $40.2 million of net new annual property tax revenues to local jurisdictions as a result of the Vallco Town Center SB 35 project, including: $16.6 million of additional annual property tax revenues to elementary and high school districts; ® $5.5 million of additional annual property tax revenues to Santa Clara. County; and ® $6.1 million of additional annual property tax revenues to the Central Fire Protection District. 2040 BANCROFT WAY, SUITE 302.E BERKELEY, CALIFORNIA 94704 Y PHONE: 415 398 3050 > FAX: 415 397 5065 001.007; jf WWW.KEYSERMARSTON.COM 19057.001 To: Reed Moulds September 7, 2018 Subject: Fiscal Impacts of Vallco Town Center SB 35 Application Page 2 The tables are as follows: Table 1: Vallco Town Center SB 35 Land Use Program Table 2: Summary of Estimated Fiscal Impacts to the City of Cupertino General Fund Table 3: Population, Household, Employment and Resident Equivalent Estimates Table 4: Annual General Fund Property Tax, Property Tax In -Lieu of Motor Vehicle License Fees, and Property Transfer Tax Revenues Table 5: Annual General Fund Sales and Use Tax Revenues Table 6: Annual Franchise, Utility User Taxes, and Fines and Forfeitures and other Fees Table 7: Annual Business License Tax Revenues Table 8: One-time General Fund Revenue from Construction Table 9: Annual Property Tax Revenue Accruing to other Jurisdictions Table 10: Annual Incremental City of Cupertino General FundSe'rvice Costs Table 11: City of Cupertino General Fund Revenue Source Assumptions FY 2017/18 Table 12. City of Cupertino General Fund Service Cost Assumptions Table 13: Buildout and Net New Assessed Property Value Table 14: FY 2014115 Vallco Shopping Mail Assessed Property Value Table 15: Detail on FY' 2014/15 Vallco Shopping Mail Assessed Secured Property Value Table 16: Detail on FY' 2014/15 Vallco Shopping Mail Assessed Unsecured Property Value Table 17: Property Tax Allocation Factors Table 18: Household Income of Vallco Town Center Project Residents Table 19: City of Cupertino Demographics, 2017 Table 20: Vallco Shopping Mall Employment, 2014 Table 21: Summary of City of Cupertino General Fund Revenue Budget, FY 2017/18 Table 22: Summary of City of Cupertino General Fund Expenditures Budget, FY 2017/18 001-007; ff 19057.001 Table 1 Vallco Town Center SB 35 Land Use Program Valle® Sly 35 Development Program Cupertino, CA 9/7/2018 Vallco .and Use Redevelopment Avg. Unit Size Leet Residential gaits Num. Units sf % of Units For Sale: Market Rate' 580 1,761 24% For Rent: Market Rate' 621 1,137 26% BMR Studio Rentals - VL Income 268' 398 11 BMR 1 Bedroom Rentals - VL Income 92 542 4% BMR Studio Rentals - Low Income 626 398 26% BMR 1 Bedroom Rentals - Low Income 215 542 9% Total Rental Apartments 1,822 674 76% For Sale 580 1,761 24% Total Units 2,402 937 Non -Residential Sq. 1=t. Retai12 Restaurants @ 40% 160,000 Shops @ 60% 240,000 400,000 Office 1,810,000 Total Non Residential 2,210,000 Distribution of market rate units .between for -sale units and for -rent units is an estimate. 2 Distribution of retail space between restaurants and shops is an estimate. Prepared by: Keyser Marston Associates, Inc. Filename:.\\SF-FS2\wp\19\19057\0011SB 35-09 07 13; KF Table 2 Summary of Estimated Annual Fiscal Impacts to the City of Cupertino General Fund Vailco SIS 35 Development Program Cupertino, CA 9/7/2018 Summary of Met New Condition in Total Impact Net General Fund Impact _ Annual Impact _ 2015116 Upon Buildout % Total % Total % Total Annual Direct General Fund revenues Table Sales and Use Tax 5 $1,648,000 26.8% $976,000 86.4% $2,624,000 36.1% (Property Taxes 4 $2;329,000 37.9% $113,000 10.0% $2,442,000 33.6% Property Tax In -Lieu of MVLF 4 $1,322,000 21.5% $0 0.0% $1,322,000 18.2% Utility User Tax 6 $359,000 5.8% $16,000 1.4% $375,000 5.2% Franchise Fees 6 $341;000 5.5% $15,000 1.3% $356,000 4.9% Business (License Tax 7 $17,000 0.3% $7,000 0.6% $24,000 0.3% Fines, Forfeitures and Other Fees 6 $69,000 1.1% $3,000 0.3% $72,000 1.0% Property Transfer Tax 4 $60,000 1.0% $0 0.0% $60,000 0.8% Total Direct GF revenues 100.0% $6,145,000 100.0% $1,130,000 100,0% $7;2761000 Annual General Fund Expenditures Table - Public Works' 10 $1,372,000 40.4% $62,000 40.5% $1,434,000 40.4% Law Enforcement 10 $782,000 23.0% $35,000 22.9% $817,000 23.0% Transfers Out 10 $618,000 18.2% $28,000 18.3% $646,000 18.2% Recreation Services 10 $375,000 11.0% $17,000 19.1% $392,000 11.0610 Administration 10 $139,000 4.1% $6,000 3.9% $145,000 4.10% Administrative Services 10 $87,000 2.6% $4,000 2.6% $91,000 2.6% Councils and Commissions 10 $24,000 0.7% $1,000 0.7% $25,000 0.7% Public Affairs 10 41,000 0.0% $0 0.0% -$1,000 0.0% Community Development 10 $0 0.0% $0 0.0% $0 0,0% Total GF Expenditures 100.0% $3,396,000 100.0% $153,000 100.0% $3,549,000 Net Annual Direct GF revenue $2,749,000 $977,000 $3,726,000 Additional Annual Indirect Net New Condition In Total Impact General Fund revenues Annual Impact 2015/16 Upon Buildout Table Sales Tax: resident Spending 8 $318,000 83.5% $0 0.0% $318,000 82.6% Sales Tax: Retail Employee Spending 8 $1,000 0.3% $4,000 100.0% $5,000 1.3% Sales Tax: Office Employee Spending a $62,000 16.3% $0 0.0% $62,000 16.1% Total Indirect GF revenues 100.0% $381,000 100.0% $4,000 100.0% $385,000 Net Annual Dir. and Indir. GF rev. $3,130,000 $981,000 $4,111,000 One -Time General Fund revenues Net New One Time Condition In Total Impact from Construction Construction revenue 2015/16 Upon Buildout Table Use Tax/ Constr. Materials 8 $6,511,000 41.0% $0 0.0% $6,511,000 ' 41.0% Construction 'Fax 8 $8,891,000 56.0% $0 0.0% $8,891,000 56.0% Property Transfer Tax (mkt. for -sale units 8 $477,000 3.0% $0 0.0% $477,000 3.0% Total Construction Impacts $15,879,000 100.0% $0 0.0% $15,379,000 100.0% 1 Excludes costs of maintaining new infrastructure, pending information from the applicant. Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\19\19057\001\313 35-09 0718; KF Fable 3 Population, Household, Employment, and Resident Equivalent Estimates Vallco SCS 38 Development Program Cupertino, CA 9/7/2018 Demographic Measure Vailco Redevelopment Population per HH' Units Studios /.00 9057 2.3% vacant 2 1,033 One Bedrooms 2.00 555 2.3% vacant 2 1,084 Two Bedrooms 3.00 265 2.3% vacant 2 777 Three Bedrooms 4.00 262 2.3% vacant 2 1,024 Four Bedrooms 5.00 203 2.3% vacant 2 992 Co -Housing - 5 Beds 5.00 50 2.3% vacant 2 244 6 Bedrooms 6.00 90 2.3% vacant 2 59 Total Population 2.22 2402 2.3% vacant 2 5,292 Employment Upon Bull,dout Retail restaurants 200 sf/empl3 5% vacant' 760 Shops 350 sf/empl3 5% vacant3 651 1,411 Office 200 sf/empi3 5% vacant' 8,417 `dotal Employment 9,828 Less (Existing ,Employrnentf (1;109) Net New Employment $,719 Gross Resident Equivalents Residents 8,212 Emplyment 0.33 per emp _ 3,276 gross Resldent Equivalents 8,488 Less Existing Resident Equivalents 0.33 per emp -370 Net New Resident Equivalents 8,119 Net New Households 5,212 residents 2.22 per HH 2,347 7 Reflects assumed household size equal to the number of bedrooms plus one. 2 Source, ESRI Total Residential Population 3 KMA estimate. 4 Table 20 Prepared by: Keyser Marston Associates, Inc. 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"u) :tl. CY) 4�,, -0 N 00 , P, 4 K) W " K) 30 OD co N) -4 (0 -4 -4 OD 1\3 I Table 7 Annual Business License Tax Revenues Vallco SB 35 Development (Program Cupertino, CA 9/7/2018 z�k, ,erg rtyl u}"'t ,—;..g.f ( �EtF t' .. �a? , is,� 6,i,..€.....,,�.Smra. .�t.,1. �'� 3' xe vtil�narnt5;B 89,214/1 'c., .FE..n..r,2 Entertainment/ Department _,OtherRetail/ Fitness Stores Restaurants (Measure Number of Businesses' Total Sq Ft2 2015 Occupancy (Estimated) 3 Number of Businesses Adjusted Occupied Sq Ft Net Occupied Sq Ft Per Active Business4 Business License Tax Fee Rates 6 Base Fee Per Business Additional Fee Estimated License Fees Business Fee PSF Fee 4 4 47 208,000 496,000 194,000 100% 77% 77% 4 3 36 208,000 379,807 148,553 208,000 379,807 148,553 52,000 124,000 41000 $282 $144$144 $0.000 $0.000 $0.000 $1,128 $441 $5,183 $0 $0 $0 $1,128 $441 $5,183 Retail Office Residential Measure Square Feet 400,000 1,810,000 Units 1,822 Vacancy Rate 6% 5% Avg. Size of Tenant 8,163 300,000 (Est. Number of Businesses 47 6 Business License Tax Fee Rates 6 Base Fee Per Business $144 $144 $187 Per every unit more than 4 $12.95 Estimated License Fees Business Fee $6,768 $825 $187 Additional Fee $23,543 Future, Upon Buildout $6,768 $825 $23,730 Net New $16,730 Source: County Assessor Office, Vallco Shopping Center website, Cupertino Municipal Code 1 Reported on Vallco Shopping Center website. 2 Based on reported square feet for entertainment and department store uses. Remaining retail/restaurant uses implied from total existing square footage. 3 Entertainment uses assumed to be fully occupied. Remaining occupancy rates adjusted to reflect average occupancy rate of 82% reported for 2009-2014. 4 Assumes reduction in occupancy results in a proportional reduction in number of businesses. 5 KMA assumption. Business tax applied to usable buildinq area. 6 Chapter 5.04 of Cupertino Municipal Code. See Table 11. Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\19\19057\001\SB 35-09 0718; Tbl 7; KF 0 Table 8 Orae -time General Fund Revenue from Construction Vatlieo SIB 35 Develdprnentn Program Cupertino, CA Estimated Materials Cost Subject to Use Tax' $651,065,000 City Use Tax Revenue from Construction 1.00% fax $6,510,650 Construction Tax Residential $747.88 perdue $1,796,408 Commercial $3.21 persf2 $7,094,100 Total $8,890,508 One time Property Transfer Tax (Market Rate Ownerships Units) $477,4953 Total One -Time General Fund Revenues from- Construction $15,878,653 ' Table 11. 2 Table 1 and 11. 3 'fable 11 and 13. Keyser Marston Associates, Inc. \\Sf=-FS2\wp\19\19057\001\5B 35-09 07 18; Tbl 8, 9/7/2018 Table 9 Annual Property `fax Revenue Accruing to Other Jurisdictions Vallco SB 35 Development 1Program Cupertino, CA 9/7/2818 Annual (Property T. Annual Property 1 (1 %) to All Jurisdictions Proprerty Tax to Districts Covered in the City of Cupertino Property Tax Cupertino Union . ElementatrY2 Fremont Union High Net Taxes to Other Jurisdictions3 is Central Fire Protection District Santa Clara County Educational_ Revenue Augmentation Fund Foothill-DeAnza Community College County School Service Santa Clara County Library Midpeninsula Regional Open Space District Santa Clara Valley Water District North Central Zone Santa Clara County Importation Water-Misc. District Bay Area Air Quality Management District Santa Clara Valley Water District, North Central Zone Santa Clara Valley Water District West Zone 4 Total $40,17. Existing Condition Taro Area $1,954,265 Gross impact Plain. Area $42,129,156 $2,328,526 $113,269 ` $2,441,795 $9,924,609 $482,772 $10,407,381 $6,702,381 $326,030 $7,028,412 $18,955,516 $922,071 $19,877,587 $6,110,151 $297,222 $6,407,373 $5,491,063 $267,107 $5,758,170 $3,404,690 $165,618 $3,570,308 $2,558,562 $124,459 $2,683,020 $1,248,377 $60,726 $1,309,103 $1,029,481 $50,078 $1,079,559 $625,511 $30,427 $655,938 $364,299 $17,721 $382,020 $196,382 $9,553 $205,935 $74,315 $3,615 $77,930 $65,923 $3,207 $69,130 $50,620 $2,462 $53,082 $21,219,375 $1,032,194 $22,251,569 1 Based on Plan Area assessed value, Table 13. 2 CUSD is a "revenue limit" district; additional property taxes will not impact total operating budget. 3 See Table 17 for property tax allocation factors. Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\1 9\1 9057\001 \SB 35-09 07 18; Tbl 9; KF , L Table 10 -$0.10 /res eq ,Administrative Services Annual Incremental City of Cupertino General Fund Service Costs ' Recreation Services $46.15 /res eq in Comparison With Service Costs of Existing Vallco bail $0.00 /res eq Public Works 3 Vallco SCS 35 DevelopmentProgram Transfers Out $76.15 /res eq Cupertino, CA $0 9/7/2019 $61,869 $618,192 $27,868 $3,39169724 Vallco Existing General Fund Redevelopment Vallco Mail net new existing net new/existing residents ' 15,212 0 net new/existing employees ' 8,719 1,109 net new/existing resident equivs ' 8,118 366 adjusted resident equivs 8,118 366 Estimating !Factors a 2017 Council and Commissions $2.93 /res eq Administration $17.12 /res eq Law Enforcement $96.33 /res eq Public Affairs-,, -$0.10 /res eq ,Administrative Services $10.77 /res eq Recreation Services $46.15 /res eq Community` Development $0.00 /res eq Public Works 3 $169.06 /res eq Transfers Out $76.15 /res eq Total General Fund Expenditures $0 1 See Table 3. 2 See Table 12. 3 Excludes costs of maintaining new infrastructure. Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\19\1;9057\001\SB 35-09 07 18; Tbl 10; KF $23,770 $1,072 $138,960 $6,264 $782,034 $35,253 -$794 -$36 $87,468 $3,943 $374,644 $16,889 $0 $0 $1,372;449 $61,869 $618,192 $27,868 $3,39169724 $153,121 Table 1'I City of Cupertino General Fund Revenue Source Assumptions 2017/18 Valloo SB 35 Development Program Cupertino, CA 9/7/2018 Direct General Fund Revenues Property Tac 1.00% propert;/ tax assessment � 5.80% City share of property tax allocation post-ERAF 2 Property Tax in -Dieu of MVLF $3,135,617 properly/ tax based'revenues 2004-05 3.4 $9,526,841,379 2004-05 gross AV 3,4 $0.33 per $1,000 in AV growth Sales Tax 1.00% of taxable sales5 I. Retail/Restaurant Space $500 taxable sales PSF 6 5% vacancy 7 $475 net taxable sales PSF il. Office Space $40 taxable sales PSF9 III. Existing Sales Tax Revenue $975,585 Existing Taxable Sales at Vallco Mail 12 Utiiliity Users Tax $3,200,000 citywide revenues in FY 2017/1813 72,372 resident equivalents 14` $44.22 per resident equivalent Franchise Fees $3,040,000 citywide revenues in FY 2017/1815 72,372 resident equivalents 7 $42.01 per resident equivalent Property Transfer Tax $0.55 City transfer tax rate per, $1,000 AV 15 12.5% estimated annual ownership residential turnover? 0% estimated annual commercial turnover 7 Charges for Services $0 citywide revenues in FY 2017/1813 72,372 resident equivalents 14 $0.00 per resident equivalent Fines and Forfeitures $600,000 citywide revenues in FY 2017/1813 72,372 resident equivalents 14 $8.29 per resident equivalent Gas Tax $0 citywide revenues in FY 2017/1813 64,234 residents 14 $0.00 per resident Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\1 9\1 9057\001\SB 35-09 07 18; Tbl 11; KF Table 11 City of Cupertino General (Fund Revenue Source Assumptions 2017/18 Vallco SB 35 Development Program Cupertino, CA 9/7/2018 Other license Fees (Animal License) $24,000 citywide revenues in FY 2015/1613 64,234 residents 14 $0.37 per resident Indirect General Fund Revenues Sales Tax from Indirect Sales I% of taxable sales5 1. Resident Retail Spending $140,900 estimated household income 21 21 % income spent on taxable sales 22 50% Cupertino caputure rate 23 10% Cupertino spending within the project 7 $13,541 annual other Cupertino spending per household IL Retail/Other Employee Spending $678 annual spending per employee 24 including Building Services 70% Cupertino capture 23 30% employee Cupertino spending within the project 7 $332 annual other Cupertino spending per employee 111. Office Employee Retail Spending $1,495 annual spending per employee 24 70% Cupertino capture 23 30% employee Cupertino spending within the project 7 $733 annual other Cupertino spending per employee One -Time General Fund ;impacts During Construction Construction Tax Revenue 1. Residential 11. Office and Retail Construction Use Tax Revenue's $747.88 per unit 26 $3.21 per sf 25 1 % City Use Tax Rate 5 I Vallco $2,170,217,942 Estimated hard costs 27 60% Estimated materials cost 7 50% Estimated share with Cupertino as point of sale 28 $651,065,000 Estimated Materials Purchases Subject to Use Tax Property Transfer Tax Prepared by: Keyser Marston Associates, Inc. Rename: \\SF-FS2\wp\19\19057\001\SB 35-090718; Tbl 11; KF $0.55 City transfer tax rate per $1,000 AV 15 Table 11 Cily of Cupertino General Fund Revenue Source Assumptions 2017/18 Valloo SB 35 'Development ProgramCupertino, CA 9/7/2018 1 As established by Proposition 13(1978), excluding voter-approvated debt rates. 2 Property Tax Allocation Factor for Tax Rate Area 013-301, FY 2015/16. Santa Clara County Controller -Treasurer. See Table A-17. 3 Per SB 1096, .growth of property tax in lieu of VLF is proportional to growth in AV since 2004/05. Before 2004/05, VLF was distributed proportion.to population. 4 VLF distribution in 2004/05 per the California State Controller's Office. 5 The City of Cupertino receives 1 % of the total 8.75% sales tax collected on taxable sales, per the City of Cupertino Adopted Budget Fi; Year 2015-16. 6 Based on taxable sales for Valley Fair Shopping Mail ($506 per square foot), Santana Row ($467 per square foot), and Stanford Shopping Center ($464 per square foot), derived from City of Palo Alto Sales Tax Digest Q4 2014, City of Palo Alto Office of the City Auditor, June 2015. 7 KMA assumption. 8 Based on average revenue per screen and share of total revenue attributable to concessions as reported in 2014 10-k financial reports Cinemark and AMC Entertainment. 9 Per Elections Code 9212 Report on Initiative Amending Cupertino's General Plan, prepared by Seifel Consultling (2016), taxable B -to -E sales range from $37 to $53 per square foot in Cupertino (excluding Apple). KMA's analysis of State Board of Equalization data sugge; that the countywide average is lower, at approximately $30 per square foot. 10 Based on reported sales performance of cafe at Bay Club. Assumes sales would be similar at a smaller fitness facility. 11 California State BOE and HVS Hotel Market Update (2015). Reduced by 25% to account for limited commercial offer at property. 12 City of Cupertino sales tax data. 13 See Table 21. 14 See Table 19. 15 Chapter 3.04 of City of Cupertino Municipal Code. 16 Chapter 5.04 of `Cupertino Municipal Code. 17 Assumes 180,000 sf entertainment uses will consist of three existing entertainment tenants. 21 Table 18 22 Retail expenditure potential as percentage of aggregate income, reported by ESRI Business Analyst in its Retail MarketPlace Profile (2015) for Cupertino. Figure excludes non -store retail and auto dealerships. 23`KMA conservatively assumes City will capture 70% of residentlemployee expenditure potential. Based on a retail leakage analysis usir 2013 BOE sales tax data, Cupertino exhibits a surplus in all retail categories except for Miscellaneous Retail. 24 Based on weekly employee restaurant spending in the vicinity of the workplace, as reported in the ICSC report, "Office Worker Retail Spending in a Digital Age" (2012), for suburban workers, assuming 50 weeks at work per year. It has been assumed that retail and building services employees will spend in the same range as clerical office workers. Figures adjusted to 2015 using national CPL 26 Section 3.32.030 of Cupertino Municipal Code. 27 Cost estimate based on unit cost estimates prepared by Economic and Planning Systems. 28 For purposes of this analysis it has been assumed that 50% of materials costs will generate "use tax" revenue to the City of Cupertino general, and sub -contractors designating the job site in Cupertino as the "point of sale" for the materials. 29 Marshall and Swift construction costs (2015) for full service hotel. Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\19\19057\001\SB 35-09 07 18; Tbl 11; KF Table 12 City of Cupertino General Fund Service Cost Assumptions Vallcb SW 35 Development Program Cupertino, CA 9/7/2018 General Fund City Council and Commissions $847,628 Net Expenses in 2017/18 25% Percent Variable Costs 2 72,372 Resident Equivalents 3 $2.93 Per Resident Equivalent Administration 4 $4,955,173 Net Expenses in 2017/18' hosts 2 25% Percent Variable C 72,372 Resident Equivalents 3 $17.12 Per Resident Equivalent Law Enforcement $317,889 Average Cost, Per Deputy 20125 10,000 Employees Per Deputy 0.33 Employee -Resident Equivalent Factor 3,300 Resident Equivalents Per Deputy $96.33 Per Resident Equivalent Public Affairs ($28,300) Net Expenses in 2017/18 25% Percent Variable Costs 2 72,372 Resident Equivalents 3 -$0.10 Per Resident Equivalent Administrative Services $3,119,008 Net Expenses in 2017/181 25% Percent Variable Costs 2 72,372 Resident Equivalents 3 $10.77 Per Resident Equivalent Recreation Service $5,138,221 Net Expenses in 2017/18' 65% Percent Variable Costs 2 72,372 Resident Equivalents 3 $46.15 Per Resident Equivalent Community Development -$3,387,502 Net Expenses in 2017/18 0% Percent Variable Costs 6 72,372 Resident Equivalents 3 $0.00 Per Resident Equivalent Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\19\1 9057\001 \SB 35-09 07 18; Tbl 12; KF Table 12 Clity of Cupertino General Fund Service Cost Assumptions Vallco SB 35 Development Program Cupertino, CA 9/7/20118 General Fund,(continue ) Public Works $18,823,076 Net Expenses in 2017/18 1 65% Percent Variable Costs 2 72,372 Resident Equivalents 3 $169.06 Per Resident Equivalent Maintenance of New Infra. data unavailable Transfers Out 7 $8,478,473 Net Expenses in 2017/18 65% Percent Variable Costs 2 72,372 Resident Equivalents 3 $76.15Per Resident Equivalent 1 See Table 22. 2 A portion of each 'General Fund expense category is fixed, and does not vary regardless of the amount of development. The estimated percent of variable costs is based on the experiences of other cities. 3 See Table 19. 4 Includes City Manager, City Clerk and City Attorney. 5 Santa Clara County estimate used in 2013 Economic Impact Study of Apple Campus 2 prepared by KMA, escalated at 2%o'per year. 6 It is the goal of the Community Development Department to cover service costs with fees, per the City of Cupertino Finance Department. Limited net expenditures are assumed to be fixed costs. 7 Ongoing General'Fund transfers to funds that;provide City services, including stormwater program, pavement maintenance, compensated 'absence and retiree health. Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\Wp\19\19057\001\SB 35-09 07 18; Tbl 12; KF Table 13 Buildout and Net New Assessed Property Value Vallco SLB 35 Development Program Cupertino, CA 9/7/2018 Secured Values Redevelopment Residential #units unit value. inc. land ' For -Sale Market Rate 580 $1,496,850 $868,173,000 For- Rent Market Rate 621 $943,716 $586,047,776 BMR Studio Rentals - VL Income 268 $0 $0 BMR 1 Bedroom Rentals - VL Income 92 $0 $0 BMR Studio Rentals - Low Income 626 $88,290 $55,269;679 BMR 1 Bedroom Rentals - Low Income 215 $120,234 $25,850,401 $1,509,490,800 Non®Resldential SF value, inc. land' Retail 400,000 $903 psf $361,000,000 Office 1,810,000 $9,236 psf $2,236,725,600 $2,5973725,600 Total Secured Assessed Value $4,1107,215,600 Less (Existing AV) 2 ($157;742,000) Net New Secured Assessed Value $3,949,473,600 Unsecured Values unsecured AV Retail Stores $30 psf $7,200,000 Restaurants $50 psf $8,000,000 Office $50 psf $90,500,000 Total Unsecured Assessed Valve Less (Existing AV) 2 Net New _Unsecured -Assessed Value $105,700,000 ($37,684,518) $68,015,482 Total Assessed Value Total Value $4,212,915,600 Net New Assessed Value $4,017,489,082 Residential $1,509,490,000 Commercial $2,507,999,082 1 Valuation estimates reflect per square foot valuation estimates prepared by City of Cupertino's consultant (EPS), adjusted for size of residential units. 2 Table 14. Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\19\19057\001\SB 35-09 07 18; Tbl 13; KF Table 14 FY 2014/15'Valico Shopping Mall Assessed Property Value Vallco SB 35 Development Program Cupertino, CA 9/7/2018 Vallco SB 35 Development Program Existing Facilities Fit' 2014-20115 Source: RealQuest, County Assessor Office ' APNs and acreages reflect current data from the County Assessor's office and reflect the property for purposes of calculating assessed value. 2 See Table 15 for detail. 3 Includes retail tenants. In certain cases, the designated APN does not reflect the exact location of retail tenants within the' project. For example, the situs of unsecured property owned by AMC is assigned to APN 316-20-100. 4 Block 13 (containing previously approved hotel project) excluded from fiscal impact anlaysis. Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\19\19057\001\SB 35-09 07 18; TbI 14; KF Secured Unsecured Combined APN' Owner/Use Taxable Value? Taxable Value `taxableValue i. Town Center/Community Park Project 316-20-080 Sears Roebuck And Co $29,071,525 $17,278,899 $46,350;424 316-20-081 Sears Roebuck And Co $16,557,577 $16,557,577 316-20-082 Sears Roebuck And Co $1,284,910 $6,854 $1,291,764 316-20-094 JC Penney Properties Inc $14,451,745 $3,259,332 $171711,077 316-20-095 JC Penney Properties Inc $67215,185 _$6,215,185 316-20-099 Vallco Shopping Mali LLC $3,151,816 $331,073 $3;482,889 316-20-100 Vallco Shopping Mall LLC $18,260,4.78 $10,324,872 $28;585,350 316-20-101 Vallco Shopping Mall LLC $10,684,900 $5,059,280 $15,744,180 316-20-103 (Lease Parcel Only) AMC $17,903,198 $17;903,198 316-20-104 Vallco Shopping Mall LLC $3,184,565 $.143,259 $3,327,824 316-20-105 Vallco Shopping Mall LLC $6,918,162 $6,918,1,62 316-20-106 Vallco Shopping Mall LLC $7,397,697 $10,250 $7;407,947 316-20-107 Vallco Shopping Mall LLC $22,660,199_ $1,270,699: $23;930,898 Total, Tower Center°lComm. Park $157,741,957 $37,6841518 $195;426,475 $37:;684,518 '$195,426,47� OV,. Total' Basellne (Included) $157,741,957 Source: RealQuest, County Assessor Office ' APNs and acreages reflect current data from the County Assessor's office and reflect the property for purposes of calculating assessed value. 2 See Table 15 for detail. 3 Includes retail tenants. In certain cases, the designated APN does not reflect the exact location of retail tenants within the' project. For example, the situs of unsecured property owned by AMC is assigned to APN 316-20-100. 4 Block 13 (containing previously approved hotel project) excluded from fiscal impact anlaysis. Prepared by: Keyser Marston Associates, Inc. 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Ul xCO ,D CL Url Ul CD W M 0) (0 0 -4 -A 00 4-% — -4 CD -4 -4 w -4 " al 00 C) 00 0 al al 0 -4 CP Table 116 Detail on FY 2614/15 Malleo Shopping Mail Assessed Unsecured Property Value Vallco S& 35 Development Program Cupertino, CA 9/7/2618 Existing Facilities FY 14/15 and 115/16 Sample Estimated Unsecured) Valves Unsecured Values PSIF Size §LFt FY 15/16 FY 14/15 -FY 115/16 EY 14/15 Select Retail Tenants' Entertainment 4 208,000 $20,039,224 $21,879,430 $96 $105 Retail Stores 7 506,898 $6,428,592 $7,210,214 $13 $14 In-line retail 4 11,350 $409,202 $385,427 $36 $34 Department Store 3 495,548 $6,019,390 $6,824,787 $12 $14 Restaurant 8 65,297 $5,099,250 $5,584,832 $78 $86 Total Sample 26 780,195 $31,567,066 $343-674,476 $40 $44 Total Existing Project 1,202,675 $32,666,586 $37,684,518 $27 $31 Source: County Assessor Office, news reports, retailer websites. KMA categorized a sample of contributors to unsecured AV and relied on news reports and retailer websites to determine their square footage. 2 In-line retailer category includes four formula retailers. Square footage based on average store sizes. Prepared by: Keyser. Marston Associates, Inc. Filename: \\SF-FS2\wp\19\19057\001\SB 35-09 07 18; Tbl 16; KF Fable 117 Property Tax Allocation Factors Vallco SB 35 Development Programa Cupertino, CA. - 9/7/2018 FY 20115/2016 Jursidiction Santa Clara County Santa Clara Countv Cupertino Union Elementatry Fremont Union High Foothill'DeAnza Community College County School Service Central Firer Protection District Midpeninsula Regional Open Space District Santa Clara Valley Water District North Central Zone Santa Clara Valley Water District North Central Zone Bay Area Air Quality Management District Santa Clara County Importation Water-Misc. District Santa Clara Valley Water District West Zone 4 Total Source: Santa Clara County Controller -Treasurer Post ERAF and Pre ERAF and `SEA TEA Allocation Allocation Factor Factor 0.23950633 0.1.3667897 0.04304213 0.02562499 0.24703511 0.24703511 0.16683011 0.16683011 0.06368559 0.06368559 0.03107356 0.03107356 0.15091263 0.15208881 0.01556970 0.01556970 0.00966858 0.00906782 0.00178511 0.00164091 0.00184979 0.00184979 0.00531209 0.00488819 0.00136921 0.00125999 1.00000000 0.91525328 Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\19\19057\001\SB 35-09 07 18; Tbl 17; KF Table 19 City of Cupertino Demographics, 2917 Valloo SB 35 Development Program Cupertino, CA 9/7/2018 Demographic Measure 2017 Population 1 64,234 Employment' 24,415 Day and nighttime Population 2 88,649 Resident Equivalents 0.33 per employee 72,372 1 Source: SSRI Total Residential Population forecasts for 2017. 2 Total population plus total employment. Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\19\19057\001\SB 35-09 07 18; Tbl 19; KF f x Table 18 Household income of Vallco Town Center Project Residents Vallco SB 35 Development Program Cupertino, CA 9/7/2018 Housing Units Units � Argo Rent/ HH Income 3 For Sale: Market Rate1 567 $1,496,850 $257,133 For Rent: Market Rate1 607 $4,719 $188,742 SMR Units 1,173 $1,503 $60,120 Weighted Average 2,347 $140,900 1 Unit count reduced by vacancy 2 Affordable rents provided by Sand Hill Properties. Reflect 30% of HCD income limits by affordability level, adjusted for household size, and including utilities. Market rate rents reflect rents provided by City's consultant, Economic and Planning Systems.' 3 Assumes 30% of income spent on housing., Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\19\19057\001\SB 35-09 07 18; Tbl 18; F Table 20 Vallco Shopping Mali Employment, 2014 Vallco SB 35 Development program Cuperfino,. CA 9/7120118 Vallco Demographics in 2014 Mali 1. Existing Retail Employment (Base for Per Capita Revenue Estimates) Entertainment/Fitness 208,000 d 0% vacant5 1,000 sflemp16 208 Restaurants Department Stores In -Line Shops Total Retail SF 80,000 se 23% vacant5 496,000 sf3 23% vacant5 114,000 sf2 23% vacant5 898,000 se 18% vacant li. Existing Resident Equivalents Resident Equivalents 1,109 emp 200 sfl emp16 306 1,100 sflempl' 345 350 sfl emp16 249 1,109 0.33 per empl 366 1 Based on square footage of movie theater, gym, ice rink, and bowling alley. 2 KMA assumption based on total size of project. 3 Square footage of Macy's, JC Penney, and Sears. 4 Santa Clara County property assessor data, excluding parking. 5 Entertainment/fitness uses assumed to be fully occupied. Remaining occupancy rates adjusted to reflect' average occupancy rate of 82% reported "for 2009-2014. 6'KMA estimate of employment` density based on past experience. ?'Based on employment density of Macy's and Sears at time of closure as reported in state layoff notices. Adjusted upward by 20% to account for employees not reflected in layoff notice. Keyser Marston Associates, Inc. \\SF-FS2\wp\19\19057\001\SB 35-09 07 18; Tbl 20; 9/7/2018 Table 21 Summary of City of Cupertino General Fund) Revenue Budget, FY 2017/18 1 Valico SD 35 Development Program Cupertino, CA 91712018 FY 2017-118 Revenue Category Budget Oasis of KMA Projections Included in the Analysis Taxes Property Tax (incl. In -Lieu of MVLF 2) $20,757,000 assessed value, City sh. of 1 % tax Sales and Use Tax $22,790,000 est. project sales, empl. and resid. spending.: Utility Users Tax $3,200,000 resident equivalents Franchise Fees $3,040,000 resident equivalents Other Taxes (bus. lie., prop. transf., cxn.) $2,850,000 rates from Municipal Code applied to program Intergovernmental .Cas Tax Animal License Fees Fines and Forfeitures Total Revenue [Included $52,637,000 $0 per resident $24,000 per resident $24;000 $600,000 resident equivalents $53,261,000 Deducted from Service Costs Licenses and Permits - !Insp. & Building Permits $2,121,000 deduct from Community Development Additional Developer Deposits (410.401) $0 deduct from Community Development $2,121,000 Miscellaneous Revenue To Community Development $80,699 'To Recreation $3,801 $84,500 Other Financing Sources 'Transfer In $2,000,000 Refundable Deposit Revenue $210,000 Other Sources $0 $2,210,000 Charges for Services - Planning, Eng., and Enterprise Zoning and Planning Fees $3,795,000 Engineering Fees $300,000 Enterprise Service Fees $734,750 General Service Fees $1,700 $4,831,450 Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\19\19057\001\SB 35-09 07 18; Tbl 21; KF deduct from Community Development deduct from Recreation deduct from Community Development deduct from Recreation deduct from Community Development deduct from Public Works deduct from Recreation Table 211 Summary of City of Cupertino General Fund Revenue Budget, FY 2017/18 � Valico SB 35 Development Program Cupertino, CA 9/7/2018 FY 2017-18 Revenue Category Budget Basis of KMA Projections Other Service Charges Other Charges - Community Development Other Charges - Recreation Other Charges - Public Affairs Other Charges - Administration Other Charges - Administrative Services Other Charges - Council and Commission Intergovernmental - COPS Grant Use of Money and Property - Facility Rentals Recreation Facility Rentals Public Works Facility Rentals Total Deducted from Service Costs Excluded from the Anal Intergovernmental 440-401 Intergovernmental Other Intergovernmental Transient Occupancy Tax Use of Money and Property 420-401 - Use of Money Miscellaneous Admin Fee (480.405) Total Excluded Total General Fund Revenue $4,700,095 deduct from Community. Development $2,241,108 deduct from Recreation $100,735 deduct from Public Affairs $512,724 deduct from Administration $875,176 deduct from Administrative Services $76,609 deduct from Council and Commission $8,506,447 $100,000 deduct from Law Enforcement $1,507,090 $140,700 $1,647,790 $19,5011,187 $0 $384,000 $6,708,000 $0 $141,460 $7,233,460 deduct from Recreation deduct from Public Works independent of project independent of project independent of project Source: City of Cupertino Adopted Budget Fiscal Year 2015-16, City of Cupertino Financial Data Transparency Portal. For funding City departmental services. 2 Per Cupertino's 2013/2014 Comprehensive Annual Financial Report, Property Tax was $9.17 million and Property Tax In -Lieu of Motor Vehicle Fees was $5.29 million. Prepared by: Keyser Marston: Associates, Inc. Filename: \\SF-FS2\wp\19\19057\001\8B 35-09 07 18; Tbi 21; KF Table 22 SummarPyy®ff City of Cupertino General Fund Expenditures budget, Fl( 2017/18 � Vallco SB 35`®evelopment Program Cupertino, CA 9/7/20118 FY 2017/18 Expenditure Category Budget Coauncll end Commissions City Council $538,784 Commissions $385,453 (Less) Other Service Charges Administration City Attorney City Manager City Clerk (Less) Other Service Charges Law Enforcement (Less) Intergovernmental- COPS Grant Public Affairs Public Affairs Government Channel (Less) Other Service Charges Administrative Services Human Resources f=inance Adm Svcs Administration (Less) Other Service Charges Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\19\19057\001\SB 35-09 07 18; KF $924,237 ($76,609) $847,628 $2,039,588 $2,743,041 $685,268 _ $5,467,897 ($512,724) $4,955,173 $12,344,307 ($100,000) $12,244,307 $72,435 $0 $72,435 ($100,735) ($28,300) $1,855,265 $1,348,409 $790,510 $3,994,184 ($875,176) $3,119,008 tV 1 LI -1 i Summary of City of Cupertino General Fund Expenditures Budget, FY 2017/18 Vallco SB 35 Development Program Cupertino, CA 9/7/2018 FY 2017118 Expenditure Categog Budget Recreation and Community Services ($734,750) Facilities and Community Events $3,030,792 Senior Programs $3,007,191 Parks and Rec Admin $1,127,798 Youth and Teen Programs $1,219,650 Community Services $1,074,492 Sports and Fitness $165,047 Public Works $9,6241971 (Less) Miscellaneous Revenue ($3,801) (Less) Enterprise Service Fees ($734,750) (Less) Other Financing Sources $0 (Less) Other Service Charges ($2,241,108) (Less) Recreation Facifty Rentals ($1,507,090) (Less) Other Service Charges ($4,486,750) $5,138,221 Community Development Building $3,450,556 Planning $3,891,943 Planning & Community Development $154,300 Housing Services $22,494 $7,519,292 (Less) Licenses and Permits - Inspection and Building Permits ($2,121,000) (Less) Licenses and Permits - Additional Developer Permits $0 (Less) Refundable Deposit Revenue ($210,000) (Less) Zoning and Planning Fees ($3,795,000) (Less) Miscellaneous Revenue ($80,699) (Less) Other Service Charges ($4,700,095) ($10,906,794) ($3,387,502): Public Works Grounds and Fleet $4,166,680 Facilities $3,327,067 Trees and Right of Way $3,146,213 Developmental Services $2,972,145 Transportation $1,839,518 Service Center $1,804,912 Streets $1,240,526 Administration $766,715 $19,263,776 (Less) Public Works Facility Rentals ($140,700) (Less) Engineering Fees ($300,000). ($440,700) $18,823,076 Prepared by: Keyser Marston Associates, Inc. Filenarne: \\SF-FS2\wp\19\19057\001\SB 35-09 07 18; KF 0 4 Table 22 Summary of City of Cupertino General Fund Expenditures Budget, Fl( 20117/18 � Vallco SB 35 Development Program Cupertino, CA 9/7/2018 FY 2017/18 Expenditure Category Bridget Transfers Out 2 Stormwater Program/ Non -Point Source $175,863 Pavement Maintenance $4,100,050 Recreation Enterprise Funds $2,233,858 Compensated Absence $601,341 Retiree Health $1,367,360 $8,478,473 Total Expenditures $67,689,572 Expenditures Net of ®ff=Setting. Revenues $50,100,085 Transfer Expenditures Excluded Annual Debt Payment $6,079,758 Other Financing Uses $1.0,000 $6,089,758 Source: City of Cupertino Adopted Budget Fiscal Year 2095-96, City of Cupedino Financial Data Transparency Portal. Cost recovery items (negative amounts) are from revenue. items listed in Table 21. 2 Ongoing General Fund transfers to funds that provide City services. Prepared by: Keyser Marston Associates, Inc. Filename: \\SF-FS2\wp\19\19057\001\SB 35-09 07 18; KF 11. I...:. .:"h Craig Bacheller Project Director cbacheller@rvapc.com HAND DELIVERED AND MAILED TO THE CITY OF CUPERTINO September 19, 2018 Aarti Shrivastava Assistant City Manager and Community Development. Director City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 Project: Vaiioo Town Center Subject: SB 35 Planning Application Conformance Documents Dear Ms. Shrivasfava: 10333 N Wolfe Road Cupertino, CA 95014 United States T 408 627 7090 M 917 374 3398 www.rvapc.com In connection with the Vallco Town Center Project Application Pursuant to SB 35, please. find transmitted a conformance submittal incorporating all responses to the City's Notice of Streamlining Eligibility letter dated June 22, 2018 with the following materials herewith: 1. Project Description update dated September 15, 2018. 2. Planning Application Conformance Drawings dated September 15, 2018. 3. Tentative Mapping Conformance Drawings dated September 15, 2018. 4. Supplemental Reports a. Geotechnical Report dated March 27, 2018 b. Concord Group Retail Fiscal Analysis June 1, 2018 c. Fiscal Impact Analysis dated September 7, 2018 d. Preliminary Affordable Housing Plan dated September 7, 2018 e. Preliminary Waste Management Report dated August 22, 2018 f. Storm Water C.3 Data Form dated August 7, 2018 g. Storm Water 3rd -Party Approval dated August 21, 2018 h. Preliminary LEED Checklists dated March 27, 2018 L Water Efficiency Landscape Checklist dated June 15, 2018 j. Title Reports dated December 8, 2017 5. Low Resolution Planning Application Drawings dated September 15, 2018 b. Low Resolution Tentative Mapping Drawings dated September 15, 2018 I 1 A VaIlBc® Town Center SB 35 Applicant Response Letter September 19, 2018 Page 2 of 2 Please do not hesitate to contact me should you have any questions. Sincerely, Craig Bacheller Project Director Rafael Vinoly Architects Attachments 1. Project Description dated September 15, 2018 2. SB 35 Planning Application Drawings dated September 15, 2018 3. SB 35 Tentative Mapping Drawings dated September 15, 2018 4. Supplemental Reports a. Geotechnical Report dated March 27, 2018 b. Concord Group Retail Fiscal Analysis June 1, 2018 c. Fiscal Impact Analysis dated September 7, 2018 d. Preliminary Affordable Housing Plan dated September 7, 2018 e. Preliminary Waste Management Report dated August 22, 2018 f. Storm Water C.3 Data Form dated August 7, 2018' g. Storm Water 3rd -Party Approval dated August 21, 2018 h. Preliminary LEED Checklists dated March 27, 2018 i. Water Efficiency Landscape Checklist dated June 15, 2018 j. Title Reports dated December 8, 2017 5. Low Resolution Planning Application Drawings dated September 15, 2018 6. Low Resolution Tentative Mapping Drawings dated September 15, 201'8