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09 Vallco Ordinances City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3308 Fax: (408) 777-3333 1 F CUPEIQ1NO Community Development Department Summary Agenda Item No._ Agenda Date: March 21, 2006 Applicant: Property Location: Mike Rohde (Valko Shopping Center) 10123 N. Wolfe Road APNs: 316-20-057 & 316-20-064 Application Summary: 1. Conduct the second reading of Ordinance No. 1975: "An Ordinance of the City Council of the City of Cupertino Rezoning of a 5.19-Acre Parcel From Planned Development (Regional Shopping) to Planned Developrnent (Regional Shopping/Residential) at 10123 N. Wolfe Road." 2. Conduct the second reading of Ordinance No. 1976: "An Ordinance of the City Council of the City of Cupertino Modifying a Development Agreement (l-DA- 90) to Encompass the Development Proposed in U-2005-16, ASA-2005-11, z- 2005-05, and TR-2005-04 for a 137 Unit, Two- and Three-Story Residential Condominium Development at 10123 N. Wolfe Road." BACKGROUND: On March 8,2006, the City Council continued the second readings of Ordinance No. 1975 (re-zoning of the proposed 5.19 acre Valko condominium site) and Ordinance No. 1976 (modification to the Valko Development Agreement encompassing the proposed project) from March 9 to the March 21, 2006 City Council meeting. The applicant requested a continuance of the meeting to allow additional time to prepare the items requested by the Council at the February 27, 2006 meeting. DISCUSSION: At the February 27th meeting, the City Council requested that the following items be provided to the City Council prior to the meeting: 1. Signed copies of at least two of the three REAs between Valko and the mall anchor stores (Macy's, Sears, and JC Penneys). . '1-/ Second Readings of Ordinance No. 1975 and 1976 Valko Residential Condomirúums Page 2 2. The proposed CC&R language deemed acceptable to the City Attorney to maintain the existing sound wall along the western perimeter of the property separating the proposed condominium site from the existing single-family residential neighborhood to the west. 3. The design for the parking garage showing a maxirnum height of 32 feet (excluding the elevator tower) and the required number of parking spaces. Since this meeting, Valko has provided the Sears and JC Penneys REAs, fulfilling the Council's request for two of the three REAs. They were previously provided to the City Council. The City Attorney and the attorney for Valko have collaborated and agreed upon the proposed CC&R language on the sound wall. It will be recorded subsequent to City Council approval. No plans for the parking garage have been submitted. Staff understands that the property owners' intent is to apply for a building permit that meets the City Council's 32-foot height limit without a fourth level, to be followed by meetings with neighbors to pursue options that will meet their concerns about visibility and privacy and still allow for parking on the fourth level. A possibility is to have parking on the east portion of the fourth level, so that the barriers won't be visible from the neighbors' view angles. Valko owners would then submit a proposal to the City Council for approval. ENCLOSURES: Ordinance No. 1975 for Z-2005-05 Ordinance No. 1976 for DA-2005-01 Proposed Covenant regarding the sound wall Prepared by: Aki Honda, Senior Planner Submitted by: Approved by: ;S+~ ~Uaße:£ /Cu/ Steve Piasecki Director, Community Development Çbé. David W. Knapp City Manager G: I Planning I PDREPORTI CCI 2-2005-05, DA-2005-01, Second Reading, MaTch 21, 2006.doc q~2.. DRAFT ORDINANCE NO. 1975 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUPERTINO RE-ZONING OF A 5.19 ACRE PARCEL FROM PLANNED DEVELOPMENT (REGIONAL SHOPPING) TO PLANNED DEVELOPMENT (REGIONAL SHOPPINGIRESIDENTIAL) AT 10123 N. WOLFE ROAD (V ALLCO) WHEREAS, an application was received by the City (Application no. Z-2005-05) for the re-zoning of a property to Planned Development (Regional Shopping/Residential); and WHEREAS, the re-zoning is consistent with the City's General Plan land use map, proposed uses and surrounding uses; and WHEREAS, upon due notice and after one public hearing the Planning Commission recommended to the City Council that the rezoning be granted; and WHEREAS, a map of the subject property is attached hereto as Exhibit A as a proposed amendment to the Zoning Map of the City of Cupertino. NOW, THEREFORE, BE IT ORDAINED AS FOLLOWS: Section I. That the property described in attached Exhibit A is hereby re-zoned to Planned Development (Regional Shopping/Residential); and that Exhibit A attached hereto is made part of the Zoning Map of the City of Cupertino. Section 2. This ordinance shall take effect and be in force thirty (30) days after its passage. INTRODUCED at a regular meeting of the City Council of the City of Cupertino the 31st day of January, 2006 and ENACTED at a regular meeting of the City Council of the City of Cupertino the 21 st day of March, 2006, by the following vote: Vote Members of the Citv Council AYES: NOES: ABSENT: ABSTAIN: ATTEST: APPROVED: City Clerk Mayor, City of Cupertino C¡~3 Ordinance No. 1975 2 EXHIBIT A RE-ZONE 5.19 ACRES FROM: PLANNED DEVELOPMENT (REGIONAL SHOPPING) TO: PLANNED DEVELOPMENT (REGIONAL SHOPPINGtRESIDENTIAL) ~ NOR\W:H AVENlÆ B cy' 'r 1 '-f""TW i j \ E:~'I~llerl f !{~~1~' tL..ii \,tj . -- '<.+"'''·--'''"t '$ ~~~-.",--t--_._:~,,----- ' :-==;;ìl = ~I =, nl ~I ""''''''''' ¡C---j . ,..--')-") .,- / 4W /, ,- - -- - '1~r:/~_ L¿ /,///£1 //'1 //,' /iØ/, .~'?;.,?'Þ /'l/;:~/ "æ;P .(1:17' øy 1$ , """'ROAD ·~rt"'\. ~ Io.EÐ Zoning Plat Map CONDO~~~~~~tI VALLCO ._ ~ ._ .=.:; p~~ ...,,""__"""',. ¡.o.,.......~.....,... ,...,__..~""..,o< ..,,"~....,,""....,. 1<",,,,,............ _........."'~.... .,C..,,"" ~=...-:..:-.......: Perbwltz+Ruth ......t.·" __.....,..~...._""- q-i DRAFT ORDINANCE NO. 1976 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUPERTINO MODIFYING A DEVELOPMENT AGREEMENT (I-DA-90) TO ENCOMPASS THE DEVELOPMENT PROPOSED IN U-2005-16, ASA-2005-11, Z-2005-05 AND TR-2005-04 FOR A 137 UNIT, TWO- AND THREE- STORY RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 10123 N. WOLFE ROAD (V ALLCO) WHEREAS, an application was received by the City (Application No. DA-2005-01) for the modificatian of a development agreement (I-DA-90) to encompass the development proposed in U-2005-16, ASA-2005-11, Z-2005-05, and TR-2005-04 for a 137 unit, two- and three-story residential condominium development; and WHEREAS, the modification is consistent with the City's General Plan land use map, proposed uses and surroundings; and WHEREAS, the City Council finds that the subject Development Agreement meets the following requirements: I. Is consistent with the objectives, policies, general land uses and programs specified in the General Plan and any applicable specific plan; 2. Is compatible with the uses authorized in, and the regulations prescribed for, the land use district in which the real property is or will be located; 3. Is in conformity with and will promote public convenience, general welfare and good land use practice; 4. Is not detrimental to the health, safety and general welfare; 5. Will not adversely affect the orderly development of property or preservation of property values; and 6. Will promote and encourage the development of the proposed project by providing a greater degree of requisite certainty. WHEREAS, upon due notice and after one public hearing the Planning Commission recommended to the City Council that the amendrnent be granted; and NOW, THEREFORE, BE IT ORDAINED AS FOLLOWS: Section I. That Section 2.2 Vested Elements, of the development agreement described as I-DA-90, is hereby amended to add a sub-section adding the development proposed in U- 2005-16, ASA-2005-11, Z-2005-05, and TR-2005-04, as vested elements of the development agreement. Said subsection shall read as follows: Applications U-2005-16, ASA-2005-1l, Z-2005-05, and TR-2005-04 for a 137 ùnit, two- and three- story residential condominium development as shown on the approved exhibits for said applications. q-5 Ordinance No. 1976 DA-2005-01 Section 2. This ordinance shall take effect and be in force thirty (30) days after its passage. INTRODUCED at a regular meeting of the City Council of the City of Cupertino the 31 st day of January 2006 and ENACTED at a regular meeting of the City Council of the City of Cupertino the 21 st day of March, 2006, by the following vote: Vote Members of the City Council AYES: NOES: ABSENT: ABSTAIN: ATTEST: APPROVED: City Clerk Mayor of Cupertino 2 2 q-fo 03/15/2005 15:43 4087773401 )1/15/200; '~,2a ,~K 4063382577 K a8rlin!HC0I1~" PAGE 02 ldJ ~:0c.' /'Hõ-; RECORDING REQUESTED BY, AND WIlEN RECORDED MAlL TO: valko> 1aIimIa-.1 Sbopplnl çeo...., LLC uo_'I_CobtD 10..-_~,'l1eo San"- CA !l5113 Anu. Eric Woas APN: SPACEÁ80VII TIllS f.!NE FOR RECORDEIl'S use COVENANT RUNNING WITH THE LAND 11ili Cov~t Running With thc Land ("Covanant'ì is made as of , 2006. by Vallco International Shoppin¡ Center, lLC. a California limit..-d liability company ("ownll!"'). RECITALS A. Own¡;r i. the owner of that certain real property located in the City of Cupertino ("City"), County of Santa Clara. State IIf California, tnon: particularly described on EXHffiIT A aftltd10d hereto and incoxponotcd herem by tlùs n:fer<mce ("Property"). B. A retaill1hop¡ring center. among otllcr iJDprovements, is located on the Property. C. OwnCll'desirl!S to subdivide the Property and further develop a portion tilereaf by c:onaauctin¡ residential ccndomlllÌUIDs thereon. D. As a condition fur \hI' Ipproval of such development, the City and the Benefited Owncn (defln" below) de8ire tbA1 the Owner enter into this Covonant Running with the Land for tlIe benefit of the ownCf'S (M8eneftted Owners") of certain p=cIs of residential real property C"Banaðtod Property") west of the Property, which Benefited Property is moce particlJlarly deecribed in P.xHIBIT 8. Now, th«eforc, fllr ¡¡cod II(1d valuable oonsideration, the receipt and sufficiency of which lilt bereby acIa¡owle4ged, Owner covenants as fonows: 1. Cov..,,,"'t. Owner hereby covenants for the benefit of the Bendited PrOperty 'hat 0wnIIr shall Co.) not remove any portion of the wall e:xistin¡ ILS of the da'e of this Covenant, wbìcb. wall is located between Valleo Fashion Park (as constituted on the date hereot) and the 1013 of the residential parcels immediately to Ihe: west of, and otherwise adjacent to, ValIeo Fashion Parle: Cas COlllllÌtuted on Ihe date hereof), or (h) eause any opening to be made in s\lch wall to provide pedestrian. bicycle Or vehicular access through such wall, without fint obtaining £\WIIW3,t., 01_'37t11OO' -1- q-7 03/15/2005 15:43 4087773401 03/'5/2~QS 14:30 FAX 4069382571 K 88rlir'llH~ohl?'n PAGE 03 I4J '.1 ~1 j I .; ) ':i (x) the written consent of a majority of the owners of residential parcels between such wall and Portal Avenue. Cnpertino, Califomia, and (y) the approval of the Cupertino City Council. The City oCcupenino is eJqlrc:lsly made a third party beneficiary of this Covenant, aIld Crus Covenant ,hall not be amended or terminat«! withoul the CQ/1ient of the Cupertino City Council. 2. Covenant Rw1lIilli. with The Land. The covenants set forth above arc intended to burden 1M Property and to benefit the BCllelÏ1ed Property, and shall comti\ule covenants running with the land, bindi1l¥ upon Owner and any subsequent ownen of the PrO¡lecty, and ~efiting the Benefited PNpcrty and the Bcmefitcd Owner uui IUIY subsequent owners of the Benefited J>roperty. 3_ Enforcement. In any lepl or equitable proceeding for the enforcement of this Covenanl or any provision he 'l oJ; whether it be an action for damages, declaratory reli"f or ÏIriunctive relief. the n~ai]ing party Of parties shall pay the attomcys' rees of the I'f'Cvailing _ party ot parties, in such reasonable amount i\$ shall be fixed by the court in such proceedings or in a II<!I Jantc action brQu¡bt for thaI purpose, and in any .ubsequent related proceedings, inc:lwiin¡ proceedings to cnfoo:e any judg¡ncnta rendered in COllJ1ection with such proceedings The pl1:VlÛling party .hal] be entitled to said attorney:¡' fees even though said proceeding is senlO<J prior to jud¡mcnt. All remO<Jies provided herein or at law or in equity shall be cumulative a:nd not excluaive. 4, Countelparts. This Covenant may be exeçuted in any number of counlerpart<, each of which shall be deemed to be an orisinaJ. but all of w!ùch together shan constitute one and the .ame inatrumen1. S. Exhibits. All exhibits attoohed hereto ore made a part hereof. In ""¡tness whereof, the undmri.gned Owner hll.'J executed this Covenant as of ,2006. Vallco lntcmational Shopping Center. liC, a Califumia limited liability company By: I!~n.s 01'-'1meoo1 -2- q-8 03/15/2005 15:43 4087773401 03/15/2006 14:30 FAX 40B93825¡¡ K Bar U.:Jer':oh9n PAGE 04 Ii] _i:) ~ " :.~ ~-, -;; EXHIBIT A TO COVENANT LEGAL DESCRIPTION OF PROPERTY AIl that certain Real Property in the City of Cupertino, County of Santa Cl~ State of California, descnbCld a.s follows: ~II.3 .'_'31iUOI -3- q-q 03/15/2005 15:43 4087773401 )3/15/2008 14.31 ,~~ 408938251' K Barlli1erGOle:l PAGE 05 l2I .;):./ ') .J-: EXHIBIT B TO COVENANT I&!)AL DESCRIPTION OF BENEFITED PROPERTY All that certain Real Property in the City of ClltI¢l'tino. County of SarlTa Clara, State of CalifOrnia. d..cribed u follow.: (THIS IS TO CONTAIN LEGAL DI'SCRlPTIONS OF ALL THE BENEFITED J>ARCHS) ~'''3 0'_13_' -4- 9 -fO 03/15/2005 15:43 4087773401 Uj/I':)t':::,)';O !.. "I ../',}\ qVCi;jJ';¡':;;lfl K 01:" ( J..L:Lt:I r '...1.J¡It!';¡ PAGE 05 L£ .'-':': ,'-/"-, COVENANT TO BE INCLUDED IN CC&R.s FOR RESIDENTIAL DEVELOPMENT ÁRTICLE COVENANT OF OWNERS No Owner [a defined IeI'm meaning the own.... 0(. coodomilÙwn \llÙt] shaJl, and the Association [a defi~ tmn m...rnng the homC>OWn.I1I' u.oclation formed in connection with the ooodominiwn projeçtl shall not, (a> remove any portion of any wall existing as of tho date ofthi. DOQ!arltion [defined tenn meaning the CC&R.s (or the candomiDiwn project]. whioh wall is Located between the lots of the ~ideotial parcel. immediately to the west of, and omcrwise adj¥ettt to, Val]co Fashion Park (as constiruted on the date hereo ), OT (b) cause any opening to be rn_ in 1I\IÇh wall to provide pedMtrian, bicycle or vehicular acoess through such wall, without first obWning (x) the written co=t of a majority of the owners of re¡;idential plll'Cels betweenlUCh wall and Portal Avenue, Cupertino, Calitbmia. and (y) me III'proval of the Cupertino City Council. The City of Cupertino is cxpresoly made a third party beneficiary of this Article _ and !his Article _ may not be IImmdcd without the consent of the Cupertino City Council. . \!W'eM11'.4 C1_~_1 -1- 9-11 q ~I ;). · -- - tt ..,) 'cJ(')(P f:\LRf\M!)E\AMCW?~C"~ 3!Z-1 lOb #~ ME~ORA.NDUM OF LEASE. _JHlS MEMORANDuM OF LEASE (th," "...",..'1 i, ",,,,,.. ,nh' ~ d>y ,f. !If~, 2001, b, ",d ,"",," V ¡,LLCO '"TE.... TlO"AL SHO,'f"G C~LC,. e.Ii-' limi"d Ii"'ili~ romp"'" with '" .dd«"" 10123 N. Wolfe Road, Suite 2030, Cupertino, Califomia 95014 (collectivelY, "W""d'), "" AMERle^" MUL TI.(:,"EMA, 1"c., · Mi"".ri ro<fOonion, with an office at 920 Main Street, Kansas City, Missouri 64105, Attention: Lease Administrator ("Tenant"). 1. Defined Terms. Except as otherWise specificany provided herein, an ,,"'" .... '" """I"'" """n ""II """ "" .."', ",,,",,,," .. ~. thrth in th' ",-",," (hereinafter defined). WITNESSETH: 2. Demise. A. By lease dated d....I ~ ,2005 (the "Lease"), Landlord has d~i"" "" I"'''''' T""" "" T"~ fu>'" j.>ndl""''''' Cood"m "'" ",«b' d...i~ "" I"" " T"'" ",d T..... "'" -, "m fro'" Londl'm th' ,-",'" "....'" I,,,,,d on , portion ,n"" _in pm,"" rorom'm' kn'- .. V.llro Fashion Park, Cupertino, Santa Clara County, Califomia (the "Project"). B. The Leased Premises includes Tenant's Facility, which shall contain approximately 80,500 square feet of Floor Area, and all improvements, '1'1"""'''''''' ri¡¡h., ,__ "'" ",iI,g" "",onn" bdongin, ~ in .., w"' """,,",ning, ond.1 ,th~ ri¡¡h'" ....ro"..d pri,n_ """", "T_' in th' Lease. C. A legal description of the Project is attached hereto as Exbibit A. and incorporated herein by this reference. i D. A site plan of the Project (the "Site Plan") is attached hereto as E.xblblt 1! and incorporated herein by this reference 3. Lease Term and Ootions. A. The initial term of the Lease shall begin on the Commencement Do« """ ,,,,II "",linn' 'h_"" " "'" ionl.iling th, "'" " - ""'" .'" .on d" ,f .h' .'" ",onth i"""",,..d, f, n,";n, n" Co"",,,n""'ro' D'" "bj'" " ~,,",ion f" the Extension Period or an Option Period. (Section 4) B. Subject to the termS, provisions and conditions set forth in the '-"", T_' ,h.n h'" 4 """,i" ""','" m ",..,d th' """ ,nh' '-"" from th, "''' "",n _hi,h i. w,,1iI ,_i" ",pi" f~ 3 """''' "'ilili",1 pori"'" ,f' - each and I separate additional period of 4 years and 6 months. (Section 4) 4. ~. Tenant shan have the right to maintain the following signs in accordance with and subject to any applicable provisions of the Site plan and LaW Illuminated signs on the exterior walls of Tenant's Facility and on the theatre caUl """",,, ",d """" T_", b," ,If'" ",d th' ..."",,, " T""n'" F~ili~· (f 24) 5. REA. The REA shan not be amended or terminated to materi' the rights granted to Landlord thereunder without Tenant's prior consent, w' be unreasonably withheld. (Section 8) 6. Tenant's Protected Area. As an inducement to Tenant to Lease, Landlord covenants and represents thaI upon completion of the r I I 1 F:\lRF\MDE\AMCWollco\memooncase.042005.doc improvements and Common Areas to be constructed wilhin Tenanl's Protected Area (which shall include the New Parking Decks and all parking area and parking decks wesl of Wolfe Road within the Project, and all pedestrian access belween such areas and Tenant's Facility through Common Areas, including the enclosed pedeslrian mall on each level of the Project [including the pedestrian bridge across Wolfe Road Ihat connects Tenant's Facilily 10 Parking Deck B)), such buildings, improvements and Common Areas therein shall remain substanlially as shown on the Sile Plan (and subject to the limilations and in compliance with the restrictions, ifany, shown thereon) during the Term of this Lease, subjecl, however, to a right on the part of Landlord to expand an exisling building or erect a new building within any "Future Building Area" shown on Ihe Site Plan as being reserved for Ihe expansion or conslruction of buildings. (Section 26) 7. Common Areas. AI all times durin erm of Ihe Lease, at least the Car Parking Ralio shall be maintained within th ntire remises notwithstanding the erection of new slructures or the enlargemenl of exislmg!slruclures Iherein; provided, however, Ihat the aforesaid parking area shall in any evJnl provide at least Ihe Minimum Number of Parking Spaces. Landlord agrees that Tenahl, its customers, employees and invitees, and Ihe cuslomers, employees and invitees of any sublenanl, concessionaire or licensee of Tenant, shall have throughoul the Term oflhe Lease, in common wilh Landlord and other tenants and occupants of space situated within the Entire Premises and their customers, employees and invitees, the use!of the areas reserved for parking as designated on the Sile Plan (or any enlargement ofs,aid parking areas) and the use of the sidewalks, aisles, malls, streets, and other Common;Areas located within Ihe Entire Premises without being required to pay any charge þr fee whatsoever for such use except as sel forth in Ihe Renl and Expense Rider. The Common Areas shall not be used for the - , display or sale of merchandise or for any olher purpose nol contemplated by Ihe Lease. (Section 27) i I 8. Use Restrictions. Landlord covenan s a ees Ihat (i) il will, during the Term of the Lease continuousl operate th ntire remises s a shopping cenler and in a manner consistent with the best stan ar s 0 s oppmg cen er practice; (ii) no portion of Ihe Entire Premises outside Tenant's Facilily shall be used for an u e other than for Ihe operation 0 esta IS ents se m 00 s, wares, merchandise, food, bevera es d services 10 I e ublic at relail and for such 0 Ice an s reas as may reasonably be nee e m conneclion wilh the operalion ofthe Entire Premises as a shopping cenler, all of which operalion, business and use shall be in accordance with the besl slandards of shopping center practice; (iii) Landlord will nol sell or permit to be sold any candy, popcorn or other refreshments generally sold in thealre concession slands in or from any premises located within 150 feet !Tom any wall of Tenant's Facility or in or !Tom any part of the parking area or other Common Areas on Ihe Enlire Premises; (iv) in no event shall Landlord lease or permit Ihe occupancy of any premises localed in the Projecl for any of Ihe following uses; (a) funeral home; (b) bookstore or other establishment engaged in the business of selIing, exhibiling or delivering pornographic or obscene materials; or (c) so- called "head shop"; (d) bowling alley (other than a bowling alley comparable 10 thaI operated under the trade name "Lucky Strike" as of the dale ofthis Lease, provided such bowling alley is not located above or below or immedialely adjacenllo any portion of Tenant's Facility); (e) skating rink; (f) health club or exercise facilily; or (g) game room or arcade. (Section 11) Landlord shall not permil the operation of a movie Iheater within the Enlire Premises, olher than within Tenant's Facility. (Section 12) 9. Miscellaneous. Notwithstanding anything contained in this Agreement, all of Ten anI's rights and oplions contained in the Lease and memorialized in this Agreement and all restrictions and limitations contained in the Lease and imposed upon Landlord and the Project, are and shall remain subjecllo the terms, provisions and conditions conlained in Ihe Lease and Tenant's compliance Iherewith. In addition 10 those terms referred 10 hereinabove, the Lease contains numerous other terms, covenants and condilions which likewise affect nol only the Leased Premises but also the Project and the Entire Premises generally, and notice is hereby given Ihat reference should be had to the Lease directly wilh respecl to the details of such terms, covenanls and conditions. Copies of the Lease are mainlained at the offices of Landlord and Tenanl as set forth above. This Agreemenl does not alter, amend, modify or change the Lease or the exhibits Iherelo in any respect. This Agreemenl is execuled by the parties solely for the purpose 2 CQ..,( p~~kl.~Î ~ \, ~:t'\,) "j;b~~ \1'0:>+' f~i~ t. F-<V':"'t 3D.Jöt:.- /' J, t,..¡>iA¡) CI ";<I \ V; ü\«-k AMC ~ -H~'7 r-'~r.'t 0-'-.('~( r~( ~5C> ~ E ~€h '''__ '. EXHIBIT B I / f. '\ TE / T SIGN ABove ENTRANCE ~ ~NOERGROUNDPARK~G o ENnRE PREMISES D FUT\JRe BUILDING AREA rFBA-, D TENANTS PROTECTED A..... NEW PARKING DECKS PARKING CECK A AND PAAKINGOECKe TENANT'S PYlON SIGN , \ , -_..... -....... ~.h~.........:.....:,It..l:t AMC J SES ~-:~ ......,.~..' . -,,_.- * EXHIBIT B- ENTIRE PREMI ana -- ~4nlllœ~0II: £'II3I:IIQJIoIOO."..,.,...,oc VALLCO FASHION PARK CUPERTINO, CALIFORNIA LANDMARK PROPERTIES MANAGEMENT 10ln romtWCllnN),lO,IfIL2C)Q. o.JI"PTNJ.CAMOI. øctcztICll:XlLMlil___c.-. pa:l WUOCIt.ao,"-W CAMPUS SITE PLAN- LEVEL , ¡..!.... $COII.I·~IOO'. - _ _ _ _ J Perkowlh:+ Ruth J. . C .. j r« c , , "~PIaa,....._......,...-..c-.t*> O41172'" From: Peggy Griffin [Griffin@Compuserve.com] Sent: Wednesday, March 22, 2006 12:03 AM To: City Clerk Subject: Against re-zoning at Vallco for condos '~.~.. XMtBí:.," r "'. ' E ¡ . ,"-'-:j . Grace Schmidt Dear Cupertino City Council Members, Staff and City Clerk, ~ t 7) 2. 2..lò/o ) Cf)J---- ~ ¡/LI /Oi¡> =tbØ1 We are against Ihe proposed re-zoning of the Vallco area for condos. This issue is not just about money and housing - it's aboul community. Tonight at the city council meeting, one of the members said that Ihe mosl importanl responsibility a local government has is to promote a sense of community. This issue is aboul community! Retail stores provide opportunities for our community. They are Ihe ones that support our local schools, marching bands, and local athletic leagues. They are the ones Ihal provide the first jobs for our teens - so they can walk or bike to work close 10 home. They are the ones Ihat supply a meeling place for Ihe young (Super Stars, Legends, elc.), the growing and the old (coffee shops, pizza parlors, elc). When people shop close to home Ihey meet their neighbors, kids see kids they know working and shopping. A child learns independence when Ihey are finally old enough 10 walk or bike to a local slore. As people grow older, driving becomes a problem and they look for places nearby where they can drive and shop. Alllhis is community. We don't need more housing and more people. We need to improve the quality of life in Cupertino now and for Ihe generations to come! Finding Ihe rig hI combination of retail slores thaI will thrive is difficult but goals that are worth striving for are often Ihe more difficult ones. Please vole "NO" on the re-zoning Vallco issue. Thank you. Margaret "Peggy" Griffin Terry Griffin 10727 Randy Lane 3/22/2006 Subject: ec. 51221010 ð~~ Barbara Rogers [barbrogers@comcast.net] 3( ;Ù! DIo ~ Wednesday, March 22, 2006 11:41 AM ?"V' David Knapp; Orrin Mahoney; Richard Lowenlhal; Kris Wang; Patrick Kwok2; Kimberly Smith; Dolly Sandoval2 Tonighl's Vallco Hearing Kimberly Smith From: Sent: To: Hi, Kim, I hope this can be read into the record tonight since I am not able to be present. "Honorable Mayor and Council Members: Valleo means many things to many people. It's principally thought of in terms of sales tax. I'd like to focus on the other community aspects which Valleo provides: a safe and pleasant place to shop and to gather, specialized enterprises which benefit the community, and a venue for community functions. The ice skating rink is one of these. Another is CPAA (Chinese Performing Artists of America), which you recognize as being both diverse and inclusive. Ann woo, its Executive Director, has been named a City Treasure by a previous City Council. For 12 years, she has been able to foster her goal to improve understanding between cultures and countries through the performing arts with increasing success and recognition, and this redounds both to the City and to Vallco. The Vallco location is ideal for the classes CPAA holds in many disciplines. Vallco's reputation is further enhanced through this synergistic relationship as groups from many different cultures perform in on-site productions. The City's reputation for inclusion and for furthering understand between people of different backgrounds and ethnicities is likewise enhanced. As are virtually all of the neighbors, our family appreciates your caring and consideration of us, and we're delighted that Vallco will once again be a vibrant and pleasant place to shop, a source of income for the City, and a venue for community activities such as CPAA.II Barbara Rogers 19764 Auburn Drive Cupertino 1 ..2A U: iZi/~ S~ 31 Z.i/!Jh #4 III'-J" I "-0' I "-0' I , , , I I I d "-0' ! "-0' t= , , , I I I r/, ~ 111'-.1" IT-( " Ir-Ð" '!. 15'4' "-0' ~ !!£ 11'-.1'" - - - - - :£ ( '-. - - !I!!I! .. ~ - 'N" -P- - - - ~ - - '-. - - = >- ® \ '-. ~i " - - - , , 112.01 II - """ -- """" ~ - - ~ LONGITUDINAL BUILDING SECTION AT LINE A 1 ". IS'-Ð" "-0' "-0' "-0' 11'-.1" I I I I I ~ "q -..::, EI.~IB2.DI "'.- """" 4) LONGITUDINAL BUILOING 2S.CTION ADINE B - 1 2 - - - ". IS'-( " 17'-0" "-0' "-0' 111'-'- I I " , ~f'J'--'----"- ~ ® - - ", ~ G A LONGITUDINAL ¡:: V ALLCO FASHION PARK *macyS PARKING STRUCTURE CUP£RTINO, ~ ""''''''' ~ ®-.. 1.CXIIU'IESU8011G1N1: 2. 1'II£ØSfœtØ![t£ c:ou... ~ Pli£ÞSfCONClltiE!INrI 4. I'IIECASI'COICIIDE ØIØEII So I'IIECÐ cøøm: SMØtEL .......... 7. CCIØŒ ~ I.CIIU-.J.IEf.snu:n.. .......- ,e,~IIÞIIIIEf.5IJII.CI'L 11. G1U...... Þa!S 12.__ u_ 14.QUMlIIPDIII 15. ...... II.CllØE'«Ie 17.SMIIII.1IDtICI ,..SUlIIDQII 1"_1IPDIII ..c:....1IPDIII ::~IIPDIII 2.l__CIRlSIIPDIII ,.. CIMM. IIPDIII ..""'"" a___ .M -t-".Tn -i I "-0' L "-0' L IT-o" --1 IS'- " _ ,( ______1£!!,!'=4 EI...-213..a. " , L.E'YElP-3 ------EL-ØS ,...0 " lEoÐ.P-2 _n---{L_'93~50 "q ""'~, ---··u..-I~ HNJVPACIFIC ,.rtdng_ .t..._"" --- ...-.. -~- -- -- --- 0312'1106 REVISEDFORP\.ANNIN(3 ElOtlB/T_MVCPBL -2/""üjœ......PÐMISI.IIIJUI. -2/6Jœ~PEJMI' 12/12/05~PEllllI5UII1'TAI. .!!!!:~ßEM """""" ____H~;~ " , _"_H~~~ ~ ji) ~ LML1'=2 ------[LooI9250 i ""'~. _un....\iIi[s "-0' ~ ¡¡ "-0' Ir:-:r I_I'~~ "-0' LONGITUDINAL BULDlNG SECTIONS NTS ",...., ~f1..END. Panlcøwv CtwIee Pankøw .......... Ud. --- -- -- - --- ..--- - - PROJECTNCI. _2~ .....m" 12. DEC. 2005 ,..t """'" """""",,,""" A-S.1 ............ ""',.,'~ ------a..-212.&J ~ ..1!m!=3 ---- n...-m.6T. ßJ ~ _.._..~,~.so .---....,.,j n...... "-0' ~ ¡¡ ...; 111'·3" 111'-3"' IT~ "-0' 0, V ALLCO FASHION PARK *maCYS PARKING STRUCTURE LJPERTlNO. CAUrORN~ .... '"'" HNA/PACIFIC øorking c:on.....ltClntll/orchitt t. III SEA PlEE:n: AvENlÆ .._CHQ"AI..OSYØI~ C...urc,,""·'" 110%711 (:>,OJ__a&7C....."'C;:l'O)544-.311 - - 3/7.1¡œ~_~"'¡;¡:- - - 2/1)/rA.......PElllllaøm'rII.. """-- _'2/I'l/Œ>roJNDUDIPElllllSIØIfJIiI, ~~ "'" """""" LEVEL P-4 STRIPING PLAN .... ... 12, DEC. 20œ II"'. ,'-Ir .." "'" """'" ",...., - "'........ A-2.4 -". Pankow' Charles Pankow Sui1ders, L d %.cn_TEltS'\"/I£E:T ,""",",,=>DO D.....~.....D.C........_'... ..o.e,% '11'0) 1I..3-..PO.....X(II'D) '""3-11' - - ",,"m ... HW,2S301 A o _ ~l - -"01-- ~I ~I If 'I I ¡ i 'I I ., ¡ I i i ¡ _ _ _ i -- I ---I ---I I 1 I I I I 1 --¡--r- i ¡ ¡ i ¡ ¡ ¡ ¡ ¡ ¡ i ¡ i i ¡ i i i ¡ i i ¡ i i i i ¡ ¡ i ¡ ¡ i ¡ ¡ i ¡ i ¡ ¡ ¡ ¡ ¡ ¡ ¡ i ¡ ¡ i ¡ ¡ i ¡ ¡ ¡ ¡ ¡ i ¡ i ¡ i i ¡ i i ¡ i ¡ ¡ i i i i i ¡ ¡ i i ¡ ¡ i ¡ i i ¡ ¡ ¡ ¡ i i __l___L_l..--L--L--L--~--¡--J--j---j--.~---l.--l.--l---i--L-L i ¡ ¡ ¡ ¡¡I ì ¡ ì i I ì ¡ i i i i ¡ i i ì ¡ i ¡ ¡ i ¡ ì ¡ ¡ ¡ i ¡ ì ¡ i ¡ i ¡ ¡ ¡ ¡ ¡ ¡ ¡ ¡ i ¡ ¡ ¡ ¡ i ¡ i ì ¡ i ¡ ¡ ¡ ì ¡ ì ¡ i i ì i ¡ ¡ ì ¡ ¡ ì ¡ i i i i ¡ i i ¡ ¡ ¡ i i ¡ i i i i ¡ ¡ ¡ ¡ ¡ i ¡ i Iii ¡ i i ì , ' ' ' ' ' ' ' ' ' ' . , ' ' ' ' ' 2 ,r-a:. ~ 'T-£-t i ¡ ¡ ! ! I 0f 17'-Ø"-t I ¡ I i I i 0f 6f ~,y-4 i ¡ i ¡ i i ¡ i ! j I ...... .- Ur-:L C!f l- i ¡ I I ! 1 1~r. ~ 17'-cr-t- ¡ I ¡ ¡ i I i ! ~ 1'7'4+ I i I ¡ ! I m;'-Ð" ria. CIL~ 10 FACE CCI.J»I ~ ~ ~ ~ ~ 9 ~ ~ ~ ~ ~ 1!>'-O" I Ir-G" ! ,7'-0" I ,7'....,. I 11'-'" I 18'-3" I \r-cr I t7'-Ð" I li-c" ~ 17'.:-1)"+ 17'....(I·--L I I I ---,--- . ¡ ¡ ¡ ¡ ¡ i i ¡ ¡ i ¡ ! i i i i i ¡ ¡ i i ¡ i ! ¡ ¡ ¡ ¡ ¡ i ¡ ¡ ¡ i ¡ ! i i i i i ¡ i i i i ¡ ! i ¡ ¡ i ¡ i ¡ ¡ i ¡ i ! ! ! ! j ¡ ! ¡ i ' ' ' @-·------t--r--l---r--¡---¡----r---r--T- ! ¡ i i ¡ i i ¡ ¡ <0-________1_ i i ¡ i ¡ i i i ! ¡ i i i i i ¡ ¡ I ' ' ' ' ' ' . . 0---------õ- 1 I I I I I 1 1 'OJ ! j ! ! ! ¡ ! j ! I ~ '\, ~. LEVEL P-4 STRIPING PLAN sau::I!IGo.,,-c· 1 -1.~. ~ .........'" @-- .---- .. @-- ----- , .. @-- .---- . @--- ----" §-----.-- 0-------- .;LA U J/z.Jrt S::t;-- 31 2-d No #1 V ALLCO FASHION PARK *macyS PARKING STRUCTURE CVPERTlNO. c.u",,"" """- KF'Y Nnrrc;;· ®.... '.(:(IØI'I(SUllOIIØIIŒ 2.Pll£œfœtOl£ltctUlill 3.PllWiSlCOICII£'ŒIiEMI ~. PI£CISf COIØ£I[ CIIDDt ~ PIEC\i/ CDIICIIEl£ 5P*KL .-.... ,. COICIIŒ ø-.,¡, a.CIIU~IEf.5IIU:I"L .-.-- to.~EA\lfIEF.STIU:T'L 11. c;u...... CIBtS .......- u._ ~......- u...._ II.GlllØæ.- 11........l£IOII 11.SU811D'D18 I"~~ 2D.CIU....1mIII il:~1I:'IQI 2.l ... CMIØ JmIII ,,-- .......... ..-- HNAlPACIFIC -- ---- --- -- -- --- 1JJI21/Œ REV1SED FM PLANNING EXHlB/T-IINCPel 2/13/fl111LaD1G PØMT SIØI\'1I(. - 2/6IŒ RÞØIØI P£JKr 12/12/GS~PEJMrSI.8IrW. ~III'.TEIT£M ......... 'l IS'-ð" "... ~ .!!:!. ~ - - - - - L ( - - . - - - ~... .1!. - - - !!:: - - " - 0= \ ® J~ii - - 'UÆ , I """ - - - ----c. - - ~ LONGITUDINAL BUILDING SECTION AT LINE A (i) - " "... "... "... "... 18'-J" "., I "... I "... , , , I I I I I I I ~ Ei.-"~2i2.!IoI--_n- . ""'~, ~... n..:2ii:z.Ii1--_n- " . ~,:r. " B.z1B2.00 I.M!,!'-....!...___n - EL.",79.50 ~~ B LONGITUDINAL BUILDING SECTION AT LINE B ;> ~ H ,,1 "... f I I~ ~ ~~ (9) IT-D" "... ''"'' 11'-3" "... , , , , , I I I I . - --- (;) .- - = ¡;;:¡: ® 'A LONGITUDINAL BUILDING SECTION AT LINE C /.-5.' _n_n~';i:.j" _.__h~~~ . " ....ø '2 ""'~, ------[L,"19ÙQ "... -----~Ji~~ ,r-ff'~ , I - - +"... I "... I ¡r-J" .) -."'j ------n." 212J101 " " nl!!B1'= ---- a..-202.61~ jS) ~ LML-,,=,~ _u_nn." 82.SO _u"""J ,,-.- ~ 8if LONGITUDINAL BULDlNG SECTIONS NTS ",..., cÞD FLE NO. A-S.1 Panlcøwv a.re. PMkoW ~ lid. --~ ~- -- - --- .......-- - - PROJ£CTNO. HNA2~ """ mu: 12.DEC.2005 .." """'" """"10<0<£> -... " ""'~. ------n.,,2i2.&1"o;< . ""'~, ------n..-aiz-67 " ß) ~ _u_--~,;;SJ i ""'~, -----n._'oÍiÃIES 20: '~:::Ø" ~ 8if 12: V ALLCO FASHION PARK *macyS PARKING STRUCTURE CUPERTINO. ""'..... '""'''"''' HNA/PACIFlC -~ "'_.A ..--- --- -- -- --- tß'21.06 REVISEDFORPLANNtHG I EXMIBIT-MVCPBL -V13/116IUU11CPERIII"SIØIIÞI.. - wœ__ 12/12,/œ F1UDUDI PEJIW SI.8II1'W. ~ ~TE ITEM """"'"' SITE PLAN '""'''''' 12. DEC. 200:1 1/16". "-0· "'" '"'" """"" "",., ......- """"'... A·1.1 ............ Panlcøwv a.rtee ~ ...... Ud. --- ~- -- - -- --- - - PItOJECTNO. -,.... , , , , , : d\~' , , , , I cm,_~I_!_h.; , , - --- , , , L_________JJ ~----- -L 1'·-;' L--_hr' , , , ~-1 ' , I______~ I ~....j , , 'I i ~ I , 'I ¡ ~j I I l________A i I I ¡ I I I , , I \ , , , , , , , . , , . , , , , , . . , , ---------------- ---------------------___________n_______ = ----.--------------------.---.- ____0._____ ------------..---------- ------------------------------- - -YALLPROPERTYUNE .' _-(f'IŒCOIJ.UIJIIFÞŒ.C1IJMI ~ - I::~~~·~~~~_._.._n_n_n_ """" """""""" 155(1'1.111'-0- ---- n n n____h___ -----------------.-------- _ØWO<C .......--Î ~ I 1 I I I I I I I I I ~ - A """""""" + + - IS SET A111'-o" _ØWO<C - -+ ~ -~ ~ - ~ --J. .- ~ - I =Þ I I I I I r I I I I - iii c + + + + :c I I 1 I I I r f I I , I I iii · · ~ ~ TYPE D . , H1l CONSTRUCI1ON ~ · 4:!'-$"t iii - I =Þ S-4 OCOJPANCY . PAR ( NG Wi LEVELS! ~ ,~ I iii · I I I I L I I I I ~ iii '. + + + ~ :EJ ~ c - · - ..---- I~ ~I I I r r I I ~ ~ - - ---- ~ ~ - ~ ~ il:[lœ ¥ !! ~I I I I I I I I I t I I I I I I I · 1'"" . - , - - D - - ~ ______u .------- n --------.---------------------- - - - txsAa£DACCESS~PSMOT · BUILDING AREA 229.838.88 sq.ft. SHCJIIIIN. SEE eM. FOR I.OCATIONS "'". ...... ... " ~ - · CONSTRUCTION lYPE 11 - 1 HR. -ASSUWED PROPERlY 1.1£ IS SET - AT 11'-O"rRO&IEIUt.JK,1'tJ'KÄ. . · 5-4 OCCUPANCY - PARKING [011 levels, ,. DISo\II..ED ACŒSS ItAWPS IÐ" ~ · 560 TOTAL PARKING SPACES PROVIDED ?" SHOWN,SEEClVLfORL.OCA: ~ C7 /-111 I I - L_.~ ~ ~ tV ff d 1---------- ------- --------- I l , , - , , 1}(SIÐEWAlKSStW.l.Jl:SETLEVEl.WITII n 1'HEPMICItGS'IRUCT\JR{fLOORSLABANII SlWJ.IWÆA~SiOPEIN1t£ PROJU BUl.DllCAOORESS~T1ONP£R SŒWU<SARETCBEofIC:C[SSQ!ROOTES DIRECTION or TM\Ð. or !IX, w/A IMXIUI @) c.s.C.SECTIDN!502NC1MCllYor orTRA'Æl.THA1ARE CONTIIUOUSLY SURfACE CROSS SlOÆ or 1/4" PER fOOl. ~ PARKING STRUCTURE SITE PLAN aJIPERTN) FW: DEIWmENT. LOCAtE ACCESSIILL n£ SIDEIW.KS SIW..I. Tlt:IMXIIØIClWCEII£l.!VAOONAI..CIJG !lJUllGADORESSONTI£IU.OIC:INSLICH cowPLrwfJtIt REOUI!DIENISor C.B.c. THESlD£WAl.KNClFROIIITHE!>ARIcWG -I SIXE: 1/16"_1'_0" A f'OSI'IDIASTOIE Pl.JH.YIIISIfIL[N( SECT.11JJB.7 STIIUCTUIESIW.lB[1j2". PR!MDE A 5" X 5" snøJL or ACCESSIBIJ1Y L.EGe..EFIQIMSTRŒTANDASPERH ATAU.PRIMAR'I'BI..I.1IINGEHJJWCES.P£R CITY or CLI'I'EImNO NIl WITA Q.ARA c.s.c.11178. """"""""""""'" V ALLCO FASHION PARK *macys PARKING STRUCTURE - - JPERTlNC CAUrOllNIÞ. ""''''''' .. . HNA/PACIFIC por1o<.ing con...ltants/orC;:hi (I1SE....~EEZE...~uE A_CI-IO..""'OS \/EAg¡;$ C;.o./..,n;IOIIN'''' 8027:1 -- =3/2I/f/6 fiW_~~ _ 2/13/œ IIUNõ PERIII SI.ØIIßM. _2Iifl1'FIUØIIIIP£JMf _,2jI2/œ FtUØ1ØI PEIUI SI.8Ino'L ....!!E:~IT£.. """"'" LEVEL P-4 STRIPING PLAN " D g~- ~I 2 il II il i I i ! I i I --I ~--I ~-I I I I I I I ------r- i i i i i i i i i i i i i i i i - i i i i i i i i i i i i i i i i ¡ i i i i i ¡ i i i ¡ ¡ i i i i - i i ¡ i i i i i i i i i i i i i i i i i i i i i i i i i i i ¡ i __l----L-l---L-L-L-~--L-1--J---j---~----L---l---l---i---L--L ¡ i i i i Iii i i ¡ i i i i i i i i i i i i ¡ ¡ i Î i i i i i ¡ i i i i i ¡ i i i i i i ¡ ¡ i i í i i i i i i i ¡ i i i ¡ i i i i i i i i i i ! i i i ¡ i i i i i i i 15'_0" 0f ,r-cr t I i I i I i 0f IT-D" ~ ! I ! I i i Cif <if t ,,-<' ¡ i i i i i i i i i i i ' ""-- .- Ir_J' ~ f i ! I I i I .<- ~ IT-o" ~ !2E'-crrÞŒca..lMlroFAŒ~ 9 9 ~ 9 ~ 9 ~ ~ ~ ~ ~ ~ IS'-Ð" I 11'_0" I IT""" I ,1'-0" I 18"-" I 18'-3' I 17'4 I 17'-0" I 1T-c" f IT-ð" r.l!:L..f rt-Ð"_t , i i i i i i i i i i ! i i i i i i i i i i ! i i i i i i i i i Î ! ¡ i i ¡ i i i i i i ! i i i i ¡ i i i i i ! j j i i ii' , , i @--------t---i--l---r---T-·-r-- ·--i---T- ! i ¡ i i i i i ¡ ©---------f- i i i i i i i i ! i i i i i i i i I ' , , . , . , , 0----------,- I I I I I I I I VêF ! i ¡ i i ¡ i i ! ~ I ~- ----" " @-- ------ " @-- --.--. . @--- ----- §---------. 0------.--. ®-----.-- "'" mu: 12, DEt:. 20œ 1/16·... "-0' ...,. "'" S8H/S8H 2534A-2 ~CADf'LENO. Ä-2.4 ........". tl.E'RltalSlC1D111 L~d. HNA2534 Pankøwv Chorles Pankow Bvilders, :2H" WE85TE'" $'I"IEET .",",,1>00 OAKL.....a. Ç,o,uFCION'A ....e'2 "'"'"''' LEVEL P-4 STRIPING PLAN SCAl.E: 1/16"_1'_0' 1 -2. ~ Michael T. Pyle 10344 Denison A venue Cupertino, CA 95014 Q~ 3/2Llofo #::¿ :;~~ '3 (2 ,I()(p :# 'j March 22, 2006 Via E-maü Charles Kilian, Esq. Law Office of Charles T. Kilian 20410 Town Center Lane #210 Cupertino, CA 95014 Re: Vallco Covenant Dear Mr. Kilian: My wife and I are among the class of Benefited Owners as defined by the Covenant Running With the Land ("the Vallco Covenant") thaI was posted on the City's website. I am a lawyer, admittedly not a specialist in land use or real estate law. I have spent some time in the last few days reviewing the relevant California law. I have also reviewed the draft of the Vallco Covenant arid offer some comments and suggestions in the enclosed markup of the Vallco Covenant. All of the suggested changes are intended to help ensure that the Vallco Covenant wi II serve its intended purpose in the years ahead. I wilJ present thesc suggested changes at tonight's City Council meeting, but I wanted to draw your attention to one legal issue regarding the Vallco Covenant as drafted. As I read the Vallco Covenant it was written to fit within the confines of Civil Code Section 1468. However, the language of Section 1468 addresses a covenanl "made by an owner of land with the owner of other land." (emphasis added). In addition, there are cases standing for the proposition that a unilateral act by an owner of land as opposed to an agreement between an owner of land with the owner of other land may not be enforceable under Section ]468. To ensure that the Vallco Covenant would be enforceable by one or more of the Benefited Owners I propose that one or more Benefited Owners sign the Vallco Covenant. I recognize that it would be impractical to attempt to have every Benefited Owner sign the Vallco Covenant, but my wife and I would be willing to sign it and perhaps a few other Benefited Owners could sign as well. While there are a number of theories that can be advanced to enforce a covenant, without the signature of one or more of the Benefited Owners there would be a not insignificant risk that a court would decline to enforce the Vallco Covenant pursuant to Section 1468. ---- I have two other substantive suggestions. First, I propose that the wall in question be specifically defined in Recital B and that there be a new Exhibit in the fonn of a map that identifies the location of the wall. Second, I propose to expand the scope of the covenant to require Vallco to maintain the wall and promptly rebuild and/or repair any damage to the Wall. The intent of this provision is to cover any situation where the wall might become damaged or destroyed without any action by Vallco -- e.g. an earthquake, a falling redwood tree or crane, or a truck driving into the wall. Given that the staff report Charles Kilian, Esq. March 22, 2006 Page 2 describes the Vallco Covenant as a document to "maintain the existing sound wall" my proposed change would ensure that the wall is, in fact, maintained by Vallco. I believe my other proposed changes are self-explanatory. Please accepllhis as a constructive effort to improve the draft of the covenant so thaI it will be as clear and enforceable as possible. If you want to reach me, you can reach me during the day bye-mail or by calling me in my office at 650-849-4878. Thank you. Sincerely yours, "'f/¡µ/ -rp Michael T. Pyle cc: Members of Cupertino City Council (via e-mail) Mike Rohde (via e-mail) Enclosure PAGE 62 83/15/2866 15:43 4687773401 )1/15/200; 1'.28 '.~ 4083382511 K BerltnlrCon~'\ I4J ()O,"/'Jt:"¡ ØCODJNG ItEQUESTED BY, AN» WHEN UCOBDED MAIL TO: V... .......9-., SIoopJIÙII Ceolw, LLC de....... c.Mo 10 ....--..-.......... .1110 "'.'-CA.M1I3 ..)1 ,', h ÅtIII' EricW_ vvß ~ APN: a.nd. ti'!. F,.ope,.., -NO 5ep"" k {YO'" a res,/)l(r)t-iu( ()e;J)'bh""O< by ~ IIJ~I\ II](cd.(cl 0" -the. weS+-er", eolje o! -fÍ,e K-°reý-k.t w,11 iJ ",C)t<'p()."~'c..ACt'" t1 d.1!5CY, bLJ tj'Y\ ["h,b,+ B{"¡Jal/"). $l'ACII...aovø TIllS Lo<E Faa. Jœa: JWEJl'S USB COVENANT BtJNNING WITH THE LAND 1bI5 Cov~ JI.unniø& With 1hcLaD4 ('~") iI mad. lIS of . 2006. by vtßco Jntematloaa1 ShO\"PÍDI C'I1Ier, u.c. a Califbmia ¡imil"" liability compeny ("()WHt'),r"w·,th 11.~ "Beneròwol O...."US (de.f.",etl bd.",). RECrrALS A. Owner i. duo owner of thai CCI1aÙ1 real proparly' located irt the City of CUpertino ("CitJ"), CountY oCSulta ÇIara. SIJIO vfCalif'omia. 1110", partiguIuIy dascrlbecl Q \ FJCHmrr A anac:bac! hcráo and U_.,o.04"¡ b«ciD byl!ùl ter-ncc ("P,v¡><:rt1'). B. A retail aboppÎIIS ccter. amoo. otbcr iøIprowmlDtS. Is located on the Propcty) C. Owmt'desinII to 1IIbdiWIc1bc: Property snd fwtbet' develop a portion thereofby ~ resideøtialcœdomloilllDJ ~ ~"'J. ",,.eCo sho-\\ D. M a condition \he IP ÌmVIII 01 .\I0Il cleYelopment, the City and the Benefited ~ (ð-.., below) cbiJe the Owncr~ IDIo this Covonant Running with the Land for the bellefit of the 0_ ()røèfs'') of çetain parçols of rcsidenlial ",.1 property ("Bea8te4 PIopený')'¡§) of the PIoper1]¡. qje1l Beneflled Properly i. more particularly deeCribedlnRXNIBrr L, L;o b~.¡...u", "the.. \..ja.1 I (;!n,{ Po, ~, Av.e.""'¿~ , C"'I'£('·..../lO, CA t,'k,n.'ð". Now, 1IIcRforo, for auod and valUIble DOIIIiderøúon,. 11M: receipt and sufficiCIICY of which III '-eby acIaIowled¡ed, Own« coveØlll1S as tbIlowa: 1. ('"","",...1 Owna' ha1Iby COytmlD1llllf!.' ~ beaoSt oft\1e Benefited Ptoperly Ibat Ow.- shall (a) not raaave ~ paniOll of !be =_¡"'-. N sf III. ~.., ~f tlliJ 6v.enanl, .~...... ...~_It if t -atM.......,.1IIIn v.1t- F-~'lL..t9A PIIk (1!If _etlh...... ~ 111. T -/ ~ I._-,~~.d tI~e lOti of taw ...j¡1.~1I ,......11 h~ØIt) 14 the ~-.. o~ Md «~- ú. _jae.. 11, ....~"L. F . I. ~ rwL. ~ :_~1iI......d vu d... elk.. b.o....I).~(b~\IStJ any opening 10 be mado in $\IdI wall to plDVi4e pOC çIIrian, bicyçle or ""bieuhll' accøos r-~ib eueh ,...tl, . . . no+ a.u.tl.o'....:: ~(.......¡.. ()!( _,u -1- I ..-_, r-: Dr (() q-1 t'htti....-+ú.,,., -tie Wo.l! "'no(, ?"."" pf 'J 'f'e bl.l.tI øoI o....rJ. lor q fa ì r- 'tir\j 01 ~ "..; &I.~" +0 'fi,&. VA II , 83/15/2886 15:43 4887773481 J>/15/2~OS 14:30 FAX 408939257T K aerl1q.r~oh"n PAGE 83 ~'nj/;)oj ~.~------"""'..... 4 Bel'l</"'¡(,,( OlJJl'otr ~ ('o¡¿~) the\\'ri1.ten. cOJlMDt ofa IJ\l oriay of the _...u..... IOIf .._;~.11'_~ ~t...._. D"'~. ...~l1....d . . 1114 !be val of d1e . Ci COUN:iI. ! City o{bapenùto il ~elY mado a Ihird puty bonofic>iary ofthil CovCDlllt, and this yenant ohaD DOt be aœendcd artmDÙ\ated without Ib.. _~..rlb.. e",,~.mm..l e;t, e~tII."¡1. -.......-- Ow"t.rJ C lu (jo~ ,. ~\' ~ (2o.J, 0 -t1>e. r. fJ ·!).en""-' o",nt( ~ . S'ra.\\ vi ~I.\'IL '(¡e; 9-~ P('^Ó ()..; :\ 5.Ä~. 2. C'.nvmI_lhum¡h" Wilh The Loud. '!be ~ set forth above"" intended to c~5 '\ bunl4ID 1be hvr«tY and 10 benefit the Beaedtcd Property. UJd lhaD co iNto covenants runni ~ S!>''!'' (S ) with the 1and, billdiDa U,oll Owner and lilY ') .... ~ ' the l'ropctty, . (J, l 7 ".... 1be 8oM1I"'" 1'\..¡Ktty and 1M Bcnc1Ïtcd ~ uy the B..,efit~"''<, (ç\ J>lop«ty. 71.f- c..ove...A:,,·b S~i .fo'11. ~b,o;(., O..rt. in4eN4-t.('¡" f,av€.- r-e ,y- ,) Sl.<~h p.... pose.. ¡¡..,e;( e'¡:~c.+ r"-,?1A.l4ess 0+ IoIht..'t1.-tY 0" ""I- Û"'J,j , 3. Iep1 <lr -.¡uitable proceeclins fO"t Ibe enforcement or tI\ú 0 '^ I( o\iiöalll or 8Q)' proVlI1011 b6re0t; wbeth« it be 1111 lICIion for dlmallCa, doclawoI)' reli.r or Btn~ ç, 'k c!. ÛÚUDCûve relief. lI~all~ plltY or parties obaIl pay the -ttoJneYa' fees of the prevailing . party or putiel,' Iud! reasonable lIIIIoOD! as :shall be fixe4 by the çoqrt in sucl1 proceed!. Or OWne ý"'.s ia _ -¡-A 'on b_aht for that purpoae, and ÌD any aubseqoent related proceedinp, he.. vG incIudiD¡ to...ron:e my juc\aJnalta I1I1IderecI in CODllcetion wilb such prouedings, e, (-l c:o.<k.,,( The,m'&ÍIiDg' .ball be entitled to aaid an~' i.1 ev.... thouJIh said proçeed1ng is -t- ¡,... ~ settloe! prior '" cnL' All taledies provided bereìnor at "11" or in equity sball be cumulative /1- ".-.. +- aud not........· ~ v<J""YlVl" - ComIIlelpUlS. Thii cove.nt ma,y be axecuted in lilY number uf cOllllterput<, IhaII be cI8.ned '" be an orieinal. but aU of which topther shall constinne oae and S. In Exhibits. AU exlúbitol attached haeto .., made _ part hm:o£ ~ & (' I. I c1<~d t:¿r.f.a\..t,... t:J+ -/þQ. F\ttIK(){ '!DeII ..me.w{, tho uD4cnigned 0MIer lIJ'- executed tIWI Çovenant as of ,2006_ ' OWr\US h&l.ve,' vaUco bdo;>"o6QN1 Shopping Cc:I1t«, U.C, . Califinnia limited 1i.tJility coøq>any 5~J, ;f" tJln"') erP"l>., P( o¿t d By: [ S''jYlwf'Giv!. .b }ocl($ -Ç,,-- B~e.Ç,kJ 0 ¡,..IY\~r.s f;Jh.o c) COS¿ -fa ç~ 1'\ J ...,.,,~, 't1_,_ -2- q-8 Charles Kilian From: Sent: To: Cc: Subject: Wong, Eric [eric.wong@berliner.com] Wednesday, March 22, 20062:47 PM Charles Kilian mrohde@vallcomaJl.com; Christopher Schumb; emilychen@comcasl.net; Sylvia Tang RE: Vallco Covenant and commenl from Michael Pyle Mr. Kilian: We have reviewed the letter to you from Mr. Pyle dated March 22, 2006, concerning the wall between Vallco and the residents near Portal Avenue and Vallco has no objection to (1) letting a resident be a signatory to the agreement, (2) performing normal maintenance on the wall, and (3) repairing/replacing the wall when it is destroyed or damaged. However. items (2) and (3) should not include any damage caused to the wall by the neighboring property owners, who in those instances, should be responsible. Regards, Eric Wong Berliner Cohen 10 Almaden Blvd., Suite 1100 San Jose, CA 95113-2233 408-938-2552 408-998-5388 fax The information in this email message is privileged and confidential, and meant to be delivered only to the intended recipient(s) of this message. If you are not the intended recipient, you are hereby notified that any distribution, transmission, dissemination or copy hereof is strictly prohibited. If you have received this message in error, please immediately notify the sender identified above and permanently delete or otherwise destroy this message. Thank you. -----Original Message----- From: Mike Rohde [mailto:mrohde@vallcomall.comJ Sent: Wednesday, March 22, 2006 12:56 PM To: Christopher Schumb Cc: Wong, Eric Subject: FW: Vallco Covenant From one of the residents near Valleo. Mike Mike Rohde General Manager Valleo Fashion Park mrohde@vallcomall.com 408.777.30810fc. 408.725.0370 Fax -----Original Message----- From: Pyle, Michael [mailto:michael.pyle@bingham.comJ Sent: Wednesday, March 22, 2006 12:45 PM To: charlesk@cupertino.org, Mike Rohde, rlowenthal@cupertino.org, kwang@cupertino.org¡ pkwok@cupertino.org; dsandoval@cupertino,org¡ ornahoney@cupertino.org Subject: Vallco Covenant Mayor Lowenthal, City Council Members and Messrs. Kilian and Rohde, 1 Attached please find a letter and enclosure from me regarding the current draft of the Vallco Covenant and, particularly, a problem with its current form for which I propose a remedy. The issues in the letter and enclosure are primarily legal in nature and thus would be of greatest potential interest to Mr. Kilian and Vallco's lawyers. 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