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PC packet 04-24-2012 Table of Contents Agenda. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 1. draft minutes of 3-27-2012 Draft Minutes 3-27-2012. . . . . . . . . . . . . . . . . . . . . . 4 2. draft minutes of 4-10-2012 Draft Minutes 4-10-2012. . . . . . . . . . . . . . . . . . . . . . 31 3. Alves Apple Cafeteria Staff Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 1 . Draft Resolutions . . . . . . . . . . . . . . . . . . . . . . . . 40 2. Architectural Report. . . . . . . . . . . . . . . . . . . . . . . 60 3. Tree Report. . . . . . . . . . . . . . . . . . . . . . . . . . . 64 4. Arborist Report . . . . . . . . . . . . . . . . . . . . . . . . . 81 5. Transportation Study . . . . . . . . . . . . . . . . . . . . . . 114 6. Transportation Demand Management . . . . . . . . . . . . . 129 7. Plan Set. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 137 4. Director's Report Staff Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . 178 news articles. . . . . . . . . . . . . . . . . . . . . . . . . . . . 179 1 AGENDA C U P E RT I N O CITY OF CUPERTINO PLANNING COMMISSION MEETING 10350 Torre Avenue, Cupertino Community Hall Tuesday,Apri124, 2012 ORDER OF BUSINESS SALUTE TO THE FLAG: 6:45 p.m. ROLL CALL APPROVAL OF MINUTES 1. Subiect: draft minutes of 3-27-2012 Recommended Action: approve or modify draft minutes Pa�e: 4 2. Subiect: draft minutes of 4-10-2012 Recommended Action: accept or modify draft minutes Pa�e: 31 WRITTEN COMMUNICATIONS POSTPONEMENTS/1ZEMOVAL FROM CALENDAR ORAL COMMUNICATIONS This portion of the meeting is reserved for persons wishing to address the Commission on any matter not on the agenda. Speakers are limited to three (3) minutes. In most cases, State law will prohibit the Commission from making any decisions with respect to a matter not on the agenda. CONSENT CALENDAR PUBLIC HEARING 3. Subiect: Alves Apple Cafeteria Recommended Action: approve or deny U-2012-04,ASA-2012-01, DP-2012-01,TR-2012-04 Description: Application No(s): U-2012-04, ASA-2012-01, DP-2012-01, TR-2012-04 Applicant: John Noori (Apple, Inc) Location: 20625 Alves Drive APN#326-34-069 Development Permit to allow the construction of a new 19,000 square foot cafeteria for Apple employees; 2 Tuesday, Apri12-�, 2012 Architectural and Site approval to allow site improvements associated with the construction of a new cafeteria; Use Permit to allow the operation of a new cafeteria for Apple, Inc. in a mixed use zoning district; Tree Removal Permit to allow the removal and replacement of 27 trees to facilitate the construction of a cafeteria Planning Commission decision final unless appealed Pa�e: 34 OLD BUSINESS NEW BUSINESS REPORT OF THE PLANNING COMMISSION Environmental Review Committee Housing Commission Mayor's Monthly Meeting with Commissioners Economic Development Committee Meeting REPORT OF THE DIRECTOR OF COMMUNITY DEVELOPMENT 4. Subiect: Director's Report Recommended Action: accept the report Pa�e: 178 ADJOURNMENT If yozz challer�ge the actior� of the Planr�ir�g Conanaiss�ior� ir� cozz��t,yozz naay be linaited to��ais�ir�g or�ly thos�e is�s�zzes�yozz o��s�onaeor�e els�e��ais�ed at the pzzblic hea��ir�g des�c��ibed ir� this�ager�da, o�� ir��itter� co��espor�der�ce delive��ed to the City of Czzpe��tir�o at, o��p��io�� tq the pzzblic hea��ir�g. Pleas�e r�ote that Planr�ir�g Conanais�s�ior�policy is�to allo�� ar�applicar�t ar�d g��ozzps�to speak fo�� 10 nair�zztes�ar�d ir�dividzzals� to speak fo�� 3 nair�zztes�. In compliance with the Americans with Disabilities Act (ADA),the City of Cupertino will make reasonable efforts to accommodate persons with qualified disabilities. If you require special assistance,please contact the city clerk's office at 408-777-3223 at least 48 hours in advance of the meeting. Materials related to an item on this agenda submitted to the Planning Department after distribution of the agenda packet are available for public inspection in the Planning Department located at 10300 Torre Avenue, during normal business hours. For questions on any items in the agenda, or for documents related to any of the items on the agenda, contact the Planning Department at (408) 777-3308 or plaiuling@cupertino.org. 3 CTTY OF CUPERTINO 10300 Torre Avenue Cupertino, CA 95014 CITY OF CUPERTINO PLANNING COMMISSION DRAFT MINUTES 6:45 P.M. March 27, 2012 TUESDAY CUPERTINO COMMUNITY HALL The regular Planning Commission meeting of March 27, 2012 ��as called to order at 6:45 p.m. in the Cupertino Communit�-Hall, 10350 Toi7e Avenue, Cupertino, CA., by Chair Mart�-Miller. SALUTE TO THE FLAG ROLL CALL Commissioners present: Chairperson: Mart�-Miller Vice Chairperson: Don Sun Commissioner: Paul Brophy- Commissioner: Clinton Bro��nlev Commissioner: Winnie Lee Staff present: Communit�-Development Director: Aa�-ti Shrivastava Cit�-Planner: Ga��-Chao Senior Planner: Colin Jung Senior Planner: Alci Honda Snelling Cit�-Attorne�-'s office: Ga��-Baum APPROVAL OF MINUTES: 1. Minutes of Murch 13, 2012 Plunning Commission meeting: MOTION: Motion by Vice Chair Sun, second by Com. Brownley, and unanimously carried 5-0-0 to approve the March 13, 2012 Planning Commission minutes as presented. WRITTEN COMMUNICATIONS: Ga��- Chao, Cit�-Planner, noted items received relative to Item 2 and the final recommendation from the ERC. ORAL COMMUNICATIONS: Keith Murphy, Cupertino resident: • Refei7ed to Ordinance 11-2085, passed in November 2011,��herein a friendl�-amendment��as approved b5- City Council for a ne�� ebsite linlc to a Director of Communit�- Development's page sho��ing all applications that the CDD��ould be revie��ing. • He aslced for an update on the progress of the ��ebsite and said that there ��ere communit�- members��illing to volunteer their seivices. Chair Miller: • Aslced staff to follo�� up��ith Keith Murphy-on his request. POSTPONEMENTS/REMOVAL FROM CALENDAR: None 4 Cupertino Planning Commission 2 March 27, 2012 CONSENT CALENDAR: None PUBLIC HEARING 2. TM-2012-01,V-2012-01 Tentative map to subdivide an approi. (EA-2012-01) 1.14 acre pa�cel into five pa�cels ranging McClellan Development from 7,040 to 11,096 squa�e feet; Va�iance (Lands of Jauch) to allo�� reduced lot��idths for four of the western terminus of Bollinger Rd. five ne�� lots sui7ounding the proposed proposed cul-de-sac that do not meet the minimum lot ��idth requirements Environmental Revie��: Negative Declaration recommended Tentative Cit�-Council date: OS-01-2012 Chair Miller recused himself from discussion of the application as he said he had prior dealings ��ith the applicant. Vice Chair Sun chaired the meeting. Colin Jung, Senior Planner,presented the staff report: • Revie��ed the application for Tentative Map to subdivide an approiimatel�- 1.14 acre lot into 5 parcels, and va�iance request for reduced lot��idths for four of the five ne�� lots sui7ounding the proposed cul-de-sac that do not meet the minimum lot«idth requirements, as outlined in the staff report. Staff recommends that the Planning Commission recommend to the Cit�- Council acloption of the Negative Declaration, approval of the tentative map in accordance ��ith the draft resolution, and approval of the va�iance in accordance��ith the draft resolution. • He noted that the residential development of the properties ��as not the subject of the discussion; the houses being proposed ��i11 lilcel�- be t��o stoi�- homes. If the�- meet all the other Rl zoning regulations there ��il1 be a t��o stoi�- residential permit required ��hich involves revie�� of the house design��ith staff and also noticing of acljacent neighbors for each of the lots, giving neighbors an opportunity to comment on design,including issues of privac5; but those a�e handled��ith the provisions of the R1 ordinance regarding privac5-landscaping. Marta McClellan,McClellan Development,Applicant: • Agreed ��ith the conditions set forth and said he loolced foil�a�d to the buildout of the project in conformance��ith the agreements. Vice Chair Sun opened the public hearing. Vincent Hsieh,Bollinger Road: • Opposed to the application;resides 3 houses a��a�-from proposed construction. • Eipressed concern about traffic relative to the schools; the present conditions are challenging because one has to detour to��a�d McClellan or the adjacent street to reach either Lincoln or Monta Vista. The future entrance for the construction is on Bollinger Road side; it ��il1 increase the present traffic��hich has��orsened for the school children and is also inconvenient for those families to send children to school ha�ing to detour. Stan Tsing, Vernie Court: • Said he had the same concern as the previous spealcer, and ��as opposed to the opening of a Bollinger Road entrance because of the traf£ic and the ne�� home that��il1 be adjacent to his home; the builder plans to build the garage facing a fence��hich he felt��ould adversel�-affect their living standards. He said he hoped the5- ��ould consider having an entrance to the five properties from another location. 5 Cupertino Planning Commission 3 March 27, 2012 Umesh Toprani, Orline Court: • Said he «as not opposed to the builder building there, as long as the neighbors' concerns and needs regarding privac5- ha�e been met, but he ��as reluctant to start compromising on the eiceptions discussed ��ith respect to the side��alk, etc. He said ��henever he did an�,�thing for his house, he hacl to get a permit, meet the code, etc., rules need to be follo��ed and there is a minimum standa�d for each house��hich gives evei�-one a chance to have more space. Arthur pong, resident: • Opposed to the project, because the proposed ne�� homes ��i11 increase the traffic and during construction, the ��orlcers ��i11 parlc in the neighborhood cro��ding the streets even more. Opening up Bollinger Roacl ��ill destro�-the quiet neighborhood ��hich��as an attraction��hen he purchased the home 7�-ea�s ago. Munir Voola, Orline Court: • Eipressed concern ��ith the possibilit5- of removal of 45% of the 65 trees ��hich are 60 to 70 feet tall and talce about 30 to 40 �-ea�s to gro��. He questioned ��hether the developer��ould replace the trees��ith trees of the same height and that��ould meet code. • Said he felt the request for va�iance could be adjusted to accommodate four lots and not brealc an�- of the code and compliance. He said Cupertino ��as becoming a concrete jungle and the project«ould set a precedent. He said the eicess traffic, and amount of people«ould be at the neighbors' cost. He requested reconsideration of the application and the possibilit5- of revisiting or redesign to four lots. • He said he ��as not opposed to dividing the lot, ��hich the o��ner has the right to do, but it should be done«ithin the boundaries of la«s and codes. Judy O'Brien, Orline Court: • Said she has lived in her home 25 �-ea�s, at��hich time the builder��as considering putting in a street going through from Stelling, Jolly-man through Bollinger and it��as denied. The builder had to build t��o houses on the opposite sides because the�-thought it��ould create too much traffic to open up another corridor to get to DeAnza College��hich��as a huge problem. She aslced that the�-not open it no�� to have that occur. • Said that��hen her one stoi�-home��as built it��as imperative that the houses built around the eiisting homes on Keil�in be one stoi�-also; and she hoped that the thought process ��ould be maintained to keep the houses built behind them as one stoi�-to protect their privacy. • She eipressed concem that the eicavation of the propert5-behind her home could possibly-lcill the trees planted along her propert5- line. She noted that there ��ere t��o trees on the Jauch property that a�e dying and the arborist report calls for maintaining them. Ho��ever, one fell over and landed on her home t«o�-ears ago in a bad storm. Vice Chair Sun closed the public hearing. Com. Brophy: • Said one of the issues raised ��as the question of choosing to eiit b�- Bollinger as opposed to ��hat��ould be the alternative street to the south. Jim Yee,Architect: • Said the question is relative to access to the site; cui7entl�-there is on1�-one access because of ho�� the parcel��as subdivided,there is no potential access to the other pa�cel. Gary Chao, City Planner: • Said the question is, if it is possible, ��h�-is it off Bollinger as opposed to Joll�,man. Refei7ing to the aerial dra��ings ��hich indicates both possible access points, one of the objectives that 6 Cupertino Planning Commission 4 March 27, 2012 the original propert5-o��ner and developer had in mind is to preseive the eiisting house on the site on the south��est corner of the lot. It renders the access point off Joll�-man infeasible from that perspective in order to lceep the house��here it is. • Also in revie��ing the circulation and also the drive��a�- ��idths and access points for subdivisions, the fire department«ould comment and evaluate safet�-measures for turnarounds and access point for fire engines and �-ou can't accomplish that in having access off Joll�,man to be able to have fire service to seivice the ne« lots being created. Aarti Shrivastava, Community Development Director: • Added that the project is a deacl end��ith no connection to other streets and staff felt it��as the best �va�- to accomplish the lot pattern, ��hich is ��hat the�- ha�e to do ��hen revie��ing a project. Com. Brownley: • Aslced if there«as a plan for replanting some trees once the lots are subdivided. Colin Jung: • Trees on the property a�e not subject to the tree protection ordinance; tree replacement is defined in the sense of privac5-tree planting for all second stoi�-vie��s into adjacent properties, that the applicant��il1 be subject to and also street tree planting for each of the lots. There��ill be tree planting��ith respect to the residential development applications for this property. Gary Chao: • Noted that although it appeared to be man�-trees,in realit�-most of the trees a�e non-specimen trees in terms of the protected species that are listed in the ordinance; most are fi-uit trees and small firs and spruces. To that eitent, under normal cucumstances if the property o��ner ��ithout a project��anted to talce ca�e of some of the trees no��, some of them don't require tree removal permits for that replacement. Com. Brownley: • Aslced if there ��as an�- discussion about subdividing into five lots rather than four and ��hat impact that��ould ha�e on the variance required. Aarti Shrivastava: • The lots are bigger than most of the lots in the neighborhood and lot ��idths complied ��ith almost evei�- cul-de-sac in to«n. Cul-de-sac lots tend to be bigger, and because of theu configuration,the�-tend to ha�e nai7o��er front��idths. B�-the time it passes the drive��ay,it is close to compliance��ith the lot��idths. Staff felt it met the typical pattern in the cit�-and that is��h�-staff could support it. Com Lee: • Said some residents are concemed about noise,traf£ic, and littering due to construction. Aslced ��hat steps can be talcen if that occurs;and is it outlined in the Construction Management Plan. Colin Jung: • Staff eipects at the residential permit stage that the applicant��il1 be addressing construction concerns ��ith respect to ��here the�-��i11 store materials, locating the contractor vehicles. If the subdivision is approved, by the time the residential construction happens,there��i11 be a full cul-de-sac there; the�- ��i11 be places for construction ��orlcers to parlc, and locations for building materials to be stored. The applicant can address the construction phasing but typically- they ��ould not build more than one or t��o houses at a time. All that can be addressed��ith the residential development permits issues for each of the lots. 7 Cupertino Planning Commission 5 March 27, 2012 Marta McClellan: • Said the construction phasing hacl not�-et been determined. Aarti Shrivastava: • Said that there is a process for the building of the homes ��here neighbors ��i11 be noticed; at ��hich time the phasing��i11 be squared a��a�-and neighbors can��eigh in on the phasing. The typical mode of operation is for the applicant to ha�e a construction phasing plan so that neighbors lcno�� here the�- are parlcing. There are requirements for dust control, hours of construction, and noise,and those��i11 be applicable to this project. Marta McClellan: • Said the�- did neighborhood outreach and visited the sui7ounding neighbors, sent a letter prior to visit informing them ��hen the�- ��ould be there. Addressed neighbors' concerns at the meeting. She said the issue of a compromise bet��een 4 or 5 houses ��as not discussed at the meeting��ith the neighbors. Colin Jung: • Cla�ified that some residents asked «hv the subdivision «asn't oriented to«a�d Jollvman instead of Bollinger Road. He referred to the aerial photo��hich illustrated t��o parcels, one of them 10760 address developed ��ith a single famil�- house and the vacant propert5-. Both properties a�e under different but related o��nerships. The o��ner if 10760 does not have an�- intention of developing her propert5- and the vacant one ��as intended for development as the inheritance of the remaining children. • Relative to Ms. O'Brien's concern about the eica�ation of the trees neit to her propert5-, the arborist report«ent into significant detail about«hat should be done to protect the trees not on the property; there a�e root structures that he believes encroach into the adjacent lot and those include at the time of demolition, gracling and subdivision, specific setbacics for each of the trees «here there should be no gracling or development. If the subdivision is approved there are additional conditions that ha�e been recommended b�- the arborist that include conditions on the type of construction, ho�� the fences a�e put up to protect all of the trees that are cro«ded on the common propert5- line. In addition the arborist also recommended that the applicants hire a sepa�ate consulting arborist to loolc at the conditions in the field at the time once the houses a�e proposed, and to suggest his o��n plan for protecting the acljacent trees. He said he did not thinlc the applicant��ants the liabilit�-of damaging any-neighbors' trees. Com. Brophy: • Said the on1�- access to the propert5- ��as through Bollinger as referenced in a letter from the o��ner of the 10760 propert5-. The lot sizes a�e significantl�- larger than other lots, and significantl�-la�ger than the minimum lot size of 6,000 sq. ft. Relative to the variance on the front,the minimum front footage, the variance is standard on cul-de-sac lots for the reason that the Communit�-Development Director eiplained that b�-definition it is a pie shaped lot��ith a ��ider than average backside and a shorter than a�erage front side. In this pa�ticula�case, �-ou end up having to malce the lots la�ger, even if a developer��ould ��ish to malce them closer to the minimum size. • Said it is important that in the process of revie��ing any-proposed residential permits the5-give special concem as the�-ha�e done in the past in a cit�-mostl�- built out, to loolc at the privac5- issues,��hether fencing,planting, etc. Com. Brownley: • It��as stated that the entrance from Bollinger is necessai�- because entrance from Joll�,man is not feasible given the eiisting home on the property; the fire depa�tment revie�� said Joll�,man ��as not as good an access as Bollinger. Simila�ly, because of the different o��nership of the 8 Cupertino Planning Commission 6 March 27, 2012 properties,there isn't access off the other roacl so the�-ha�e to go through Bollinger. • Relative to the trees,there is an arborist plan for those;��hen the lots a�e subdivided, there��il1 be privacy tree plantings and street tree plantings, and the cui7ent trees are not covered under a protection ordinance. Because of the shape of the propert5-,the va�iance is more directed at the front of the properties close to the cul-de-sac relative to the bacic of the propert5-. For those reasons,the items being requested and recommended for approval seem reasonable. Com. Lee: • Addressed the sii spealcers that she hoped their concems«ere acldressed, and encouraged them to include or give their email addresses to staff so that the�- «ould be kept updated on information about the project,including the construction management plan,phasing, etc. Vice Chair Sun closed the public hea�ing. Motion: Motion by Com. Brownley, second by Com.Brophy, and unanimously approved 4-0-0 (Chair Miller absent) to approve Application EA-2012-01, V-2012-01 and TM-2012-01 Chair Miller returned to the meeting. 3. M-2011-09 (EA-2011-18), Modif�ications to a previously-approved Master M-2011-24,TM-2011-04 Use Permit(U-2008-01),Architectural and Kevin Dare: Dare,500 Forbes LLC Site Approval(ASA-2008-06) and Tree Removal No side of Stevens Creek Blvd. Permit(TR-2008-08)to amend the master plan On both sides of Finch Ave. & for a miied use development to allo�� for a 180 West of No. Tantau Ave. room hotel; 78,700 squa�e feet of retail space; 289,750 sq. ft. of office space; 143 senior age- restricted condominium units; 60,000 sq. ft. of athletic club and/or additional retail space; and an altemate plan for a 105 unit marlcet-rate apa�tment complei in lieu of the 60,000 sq. ft. of athletic club/retail space; removal of a total of 84 trees and relocation of 13 trees; and modification of the master Architectural and Site Approval; Architectural and Site approval to allo�� the construction of t��o office buildings consisting of a tota1289,750 sq. ft. ten retail buildings (shops 1-7 and Pads 1-3)totaling 62,200 sq. ft.,a parlcing garage��ith underground parlcing and four levels of above ground parlcing; and a 5 stoi�-, 180 room hotel as pa�-t of the Main Street Miied-Use Development Project; Tentative Map Permit to subdivide 3 pa�cels (approiimatel�- 18.7 acres) into 6 fee-simple pa�cels and 143 senior age-restricted condominium units; Negative Decla�ation. Tentative City Council date:05-01-2012 Aki Honda Snelling, Senior Planner, presented the staff report: • Revie��ed the application from 500 Forbes, LLC to amend their previously- approved 2009 miied use development for Main Street Cupertino. The applications include a modification to a previously-approved Master Use Permit, Architectural and Site Approval and Tree Removal Permit, as ��e11 as architectural and site approval, tentative map to subdivide 3 pa�cels, modification to Condition 5, and eitension of permit to eipue five 5-ears from date of approval of this modification, and addendum to the 2009 Final EIR, as outlined in the staff report. • She also noted that staff ��as requesting the Commission's direction on seven lce�- issues, ��hich��i11 be discussed in detail later in the meeting,including: 1. Parcelization 2. Mii of retail and residential uses 3. Off�ice use and allocation—Major companies General Plan requirement 4. Parlcing ga�age for the office development 5. Retail pads in To��n Square 6. Hotel—type, size and amenities 9 Cupertino Planning Commission 7 March 27, 2012 7. Alternate site plan and pa�k relocation She discussed the issues and staff's recommendations as outlined on Pages 117 through 121 of the staff report. • She revie��ed the follo��ing as detailed in the attached staff report: the 2009 approved Master Use Permit, the altemate development options approved, the Plan 1 Scheme and Plan 2 Scheme in acldition to the Schemes 3A and 3B; site, traffic and pa�lcing analy-sis; proposed tree removal; architectural and site revie��; and student generation anal�-sis��hich��as conducted. • An environmental revie« «as conducted on the project and an acldendum prepared to the 2009 final EIR; the addendum found that the proposed project and all altemate schemes to be revie��ed ��ill not create ne�� or aclditional significant impact than ��hat ��as revie��ed and approved in the 2009 final EIR. On Ma�ch 23, 2012,the ERC revie��ed and recommended the addendum. • Staff's recommendation to the Planning Commission is to recommend approval of the draft resolutions for the modification application, a�chitectural and site approval and tentative map approval and the acldendum to the final EIR��ith the follo��ing requirements: L The 2012 addendum to the final EIR be recommended for approval 2. The modification to the previousl�- approved Master Use Permit, Master Architectural and Site Approval and Tree Removal Permit allo�� for a hotel of up to 250 rooms, 138,700 square foot of retail and athletic club; a .8 acre to��n squa�e, up to 289,000 square feet of office; 143 senior housing units, or 33 marlcet rate apa�tments, .75 acre pa�lc, and removal of 61 trees and relocation of 17 trees 3. Architectural and Site Approval for the 10 buildings 4. Tentative map of 61ots (combining off�ice lots and no condos) 5. Approve Modification to Condition No. 5 to replace the requirement for a 400 person banquet facilit�-��ith a 6,500 sq. ft. restaurant and meeting space 6. Eitension of permit eipiring 5 years from the date of approval of this modification 7. Correct Condition No. 4 to reflect the 2009 Council approval ��hich requires the project to be LEED certified or meet the ne« Green Building Ordinance if applicable. Gary Chao: • Relative to the replacement of the requirement for a 400 person banquet facility, he said the previous condition from Cit�- Council hacl a requirement that if the hotel ��as to eiceed 160 rooms,that it provide a significant banquet facilit�-able to house up to 400 persons. Part of the request from the applicant is to modif�- the condition to use the restaurant component on the base level of the hotel as a��av to address the condition. Vice Chair Sun: • Aslced that on such large projects, the Planning Commission be given more time to stud�- the materials before it is presented to them. He aslced��hat consequences the applicant��ould face if the�-are not receptive to the recommendations b�-staff on the 7 suggestions to the applicant. Aarti Shrivastava: • Said that staff��as presenting the 7 issues��hich a�e recommendations that differ slightly-from ��hat the applicant is aslcing for. The Planning Commission has the option of malcing their o��n recommendations to the Council, and the Council can malce its o��n decision; staff��i11 fill in��here necessa��-to inform if an�-of the decisions goes beyond the limits of the EIR stud�-. Com. Brophy: • In the original approval it stated that the retail ��ould be a maiimum of 10% restaurant; the applicant proposed and the staff recommendation proposed that 6 and 7 be combined as a single off�ice project. Also there is opposition to having a senior housing project that consists of condos; he aslced for eiplanation of concern��ith condos as opposed to rentals. 10 Cupertino Planning Commission 8 March 27, 2012 Aarti Shrivastava: • One of the big issues the Council ��ent through ��hen loolcing at Heart of the Cit�- ��as theu eiperience on pa�celizing properties previously, e.g. Vallco and the Oalcs. The Heart of the Cit�-discourages pa�celization because it recognizes that these a�e prime parcels in the cit�-that need to be retained for future economic development. Going to condos, parcelizing into more than necessa��- lots creates a host of o��ners that malces redevelopment vei�- difficult and operation of uses vei�- difficult; these projects have vei�- intricate and complicated sets of conditions, CC&Rs and as these properties are sold and resold, it is vei�- difficult for all the multiple pa�cels to get together and comply- ��ith the requirements. Staff agrees ��ith the premise of the Hea�t of the Cit�-because operationall�-the�-realize there is an issue as��e11. Com. Brophy: • Said he understood the concem about too much pa�celizing and the5-ha�e discussed it on some small projects ��here people ��ere cutting up t��o unit buildings into condos; ho��ever, the project is a 143 unit project and he did not see ho�� it constitutes pa�celization. Does it mean there is opposition to an�-condominium projects built in the cit�-no��? Aarti Shrivastava: • There are issues ��ith condo projects built on pa�cels of great economic value to the cit�-. There a�e many- pa�cels in the residential zones that a�e intended for nothing but residential development and staff has no issue��ith those going to condos. It is on1�-on parcels��hich a�e either miied use or mostiv retail that staff has some concerns because thev are concemed about operation and the abilit�-to redevelop them in the future. • Parcel 5 is its o��n pa�cel; it is the intent that the garage ��i11 be used for retail and the hotel, and one of the conditions requues that this pa�cel be tied to retail and hotel pa�cels and it can't be sold or developed sepa�ately. Com. Brophy: • Relative to office use and allocation, it is understood that the language as drafted previousl�- ��as the idea that it��ould be for a fiscal benefit to the cit�; is there a clear cut definition of ��hat that is or to the eitent that this is not a free standing office building as might be found on DeAnza Boulevard,to the eitent that it is pa�-t of a miied use project,«ould that be considered a fiscal benefit. Aarti Shrivastava: • No, it is specificall�- office allocation and as ��ritten in the General Plan ��as supposed to be reserved for major companies that either ha�e sales tai offices or corporate heaclqua�ters; and that ne�� off�ice development must demonstrate that it positively- contributes to the fiscal ��e11 being of the cit�-. It specifically-refers to any-project that requests this pa�ticula�allocation that the office development contributes; and it is interpreted as sales tai revenue. There is«ording that sa�-s "retainer pool to be dra��n do��n b�- companies ��ith sales office and corporate heaclqua�ters" and it sa�-s ne�� office development must demonstrate that the development positively contributes to the fiscal��ell being of the cit�-. • Said the term "marlcet rate apa�-tments" «as a misnomer, and did not imply- that the cit�- considers senior housing to be subsized housing; a more appropriate term should ha�e been called "unrestricted apartments" so there is no age restriction as senior units. Kevin Dare: 500 Forbes,LLC: • The plan presented does not request any-variances and reflects the design guidelines associated in the Hea�t of the City guidelines. It reflects the original plan objectives ��hich include creating a pedestrian oriented do��nto��n environment; incorporating a mii of uses to energize the project; providing a to��n squa�e and open plaza a�eas��ith active open space;mii va��-ing 11 Cupertino Planning Commission 9 March 27, 2012 architectural st�-les��ith rich detail and materials; create an environment��here �-ou ��il1 go for an eiperience,not just a place to eat or shop. • Said since theu last presentation to the Planning Commission a fe�� -ears ago, there has been one of the ��orst economic do��nturns in modem histoi�-. That period of time ��as actuall�- a blessing in disguise; giving more time for them to reflect, spealc��ith tenants and to stud�-ho�� to improve Main Street even more. The revised plan not on1�-is responsive to the tenants, but also improves the overall cuculation, pa�lcing and pedestrian accessibilit�- for the overall project. He said the�- feel the revised plan is that much better and something the5- can move foilva�d ��ith. When the original plan��as submitted several�-ears ago, the5-purposely-did not submit an�-traclitional type of housing units, because of the sensitivit�-to schools. Since then the�- have received requests from numerous communit�- stalceholders to stud�- a project altemative to incorporate studios and one bedroom units. • He said the logic behind that ��as it ma�- help the cit5- meet the state's mandated residential requirements and provide housing for Cupertino's gro��ing communit�- ��hile creating a plan that has lo�� impacts to schools. • Said it��as not theu intention to fi-ustrate an�-one��ith the introduction of the plan concept; nor ��ere the�- ti�-ing to snealc an�,-thing b�- any-body. In the most recent meetings ��ith some communit�- leaclers and communit�-members, there «as significant concern and sensitivit�- to the issue. Based on those meetings, he stated he ��ould lilce to remove from their application the consideration of the concept of the traclitional apa�-tments. • Said that he ��as hopeful that over a period of time, the�- built strong good��i11 ��ith the communit�- and the�-«anted to lceep their«ord and malce sure an�,�thing the5- do is embraced and supported by the communit�-. • Eipressed concem about t��o conditions of approval and one recommendation in the staff report. Condition No. 4 requires that prior to the issuance of the building permit the�- must demonstrate that the off�ice tenant provides fiscal benefit to the cit�-of Cupertino. That in and of itself is not a component in the General Plan; ��hile the statement is vei�- broad the�- understand that the requuement is defined and is interpreted that the tenant needs to be able to provide sales tai revenue in order to qualify-and be able to talce space at Main Street. He said if that is the interpretation of the polic5-,they��i11 not be able to compete effectivel�-in a marlcet place to attract office tenants, because it ��ould mean that the�- ��ould ha�e on1�- a small scope of tenants to pursue. He pointed out that tenants don't commit three �-ears in advance; the tenants a�e vei�- big tenants and are gro��ing so quicldy-they have to talce space that is presently a�ailable. Secondly, there a�e man�-tenants in Cupertino that��ould not even qualify and not be able to come here because the�-do not produce sales tai revenue in the cit�-. There a�e also companies outside of Cupertino that��ould be interested in moving here, and other large institutions that ma�- be able to create fiscal benefit; the�-ma�-not create sales tai revenue and therefore «ould not be allo«ed to come to Main Street. He said this pa�-ticula� condition shacldes them��ith requirements that no other cit5-puts on ne�� projects. Cupertino «i11 lose tenants in to«n and «i11 lose tenants that«ould come to to«n to neighboring cities such as Santa Cla�a and Sunn�,vale because these other cities a�e vei�- development friendl�- and the�-don't put those types of requirements on theu tenants. • Another condition causing concem is Condition 29 related to the hotel; rega�ding the requirement to provide usable balcony-spaces rather than faui balconies. A 5 stoi�-hotel��ith balconies becomes a liabilit�-issue for them and is something the5-cannot commit to. • Another concem is staff's recommendation to limit the office pa�cels to one parcel, ��hich severel�- limits them the abilit�- to pursue different tenants in the marlcet place. The�- cannot build office projects at different times because both buildings «ould be under the same collateral; the�-��ould have to build both 300,000 squa�e feet at once,��hich means that even if a single tenant��anted to be able to occup5- space but talce that space over a period of time, it could not be done because of the limitations associated «ith that condition. There cannot be t��o different lenders ��hich ��ould eliminate man�- tenants ��ho ��ould ��ant the abilit�- to purchase their o��n building. 12 Cupertino Planning Commission 10 March 27, 2012 • He also eipressed concem about Condition No. 4, requiring the abilit�- to produce sales tai revenue��hich limits the scope of tenants the�-could pursue. • He summarized that he felt the proposed project is actionable, one that the�- can move foil�a�d ��ith, as the�-ha�e retail tenants,the hotel and office space. Ken Rodriguez,Applicant: • Revie��ed the bacicground of the project and a slide presentation ��hich outlined the previous proposal approved in 2009 and the proposed modifications to date. Gary Layman,Lnndscape Architect: • Continued the slide presentation,including a revie�� of the proposed landscape plan Com. Brophy: • Aslced applicant to eiplain ��hy- they felt the�- had to be able to pa�celize the t��o off�ice buildings separately. Ken Rodriguez: • Said the logic is several fold. Presentl�- as the�- continue to pursue the plan, the5- ��ant the fleiibilit�- to build both buildings at the same time for one tenant, ��hich is not al��a�-s the option a�ailable; as the�-ma�-ha�e t��o 150,000 sq. ft. tenants. He provided an eiample of one tenant��ho ��as not going to talce all 300,000 sq. ft. but on1�- half of that. One of the things important to them because of their time and investment, is the abilit�- to have the long term option to be able to o��n their o��n facilit�-. • Under the proposed scena�io the�- ��ould not be able to o��n theu facilit�-��hich ��as the one significant inhibitor for them to come if the cit�-could not provide them the abilit�-to purchase further do«n the road. He said the�-«ould not be able to build over time because the�-have to have the same lender;there cannot be a construction lender and a permanent lender. • Ha�ing t��o pa�cels still does not preclude the option of bringing one tenant to talce both buildings, but it gives the option of pursuing multiple tenants and be able to bring in multiple tenants at different times as��e11. Also those tenants have a requirement that in the future the option to be able to purchase and o��n theu o��n facilit�-because the�-invested so much mone�- and time into these locations. • Eiplained that the pa�lcing garage ��ould be a sha�ed o��nership bet��een the t��o office buildings; the5-��ere ti}-ing to limit the number of pa�cels and could practicall�-sepa�ate that as a third pa�cel b5-itself, but opted to include that parlcing as pa�t of that parceL The other tenant that didn't ha�e o��nership of that pa�lcing��ould have a cross easement to be able to use that parlcing lot. Com. Brophy: • Aslced if the�- could ��orlc out sha�ed o��nership of the garage, ��hy- does ha�ing it as a single parcel prevent them from selling off one of the buildings,��ithout sepa�ate parcelization. • Asked if the�- ��ere no�� proposing to move the pa�k in��a�d and the senior housing onto Stevens Creek or is it the original configuration. Ken Rodriguez: • Alternative 4: Through some of the communit�- meetings, some residents suggested moving the pa�lc off Stevens Creelc. He said he ��as not in fa�or of the pa�lc being on Stevens Creelc because of the safet�-factor and he felt that retail should be along Stevens Creelc to promote its pedestrian friendliness. It ��as suggested to move the retail ��ith a slight amount of pa�lcing, move the senior housing up slightly and place the park in the rea�a�ea. Another��inh�in��as the t��o retail buildings and the connection through to to��n squa�e. 13 Cupertino Planning Commission ll March 27, 2012 Chair Miller: • Said that ��hat ��as presented at the meeting ��as different from ��hat ��as in the agenda packets, and he��as pleased that the retail��as back in the north��estem quaclrant. Chair Miller opened the public hea�ing. Chris Zhang, Cupertino resident: • Said he��as pleased to see the sensitivit�-to the communit�-. • Cupertino does not need a second Santana Ro«; this has been agreed upon by many communit�-members, Cupertino needs to have something unique. • Small apa�tments and monster homes alilce «i11 send more students to the schools; consider that in future planning meetings. The schools are under constant budgetai�- strains and good school a�eas lceep a lo« residential densit�-and it is«hat malces Cupertino great and special. Dennis Whitaker, Cupertino resident: • Said he ��as not in fa�or of the ma�lcet housing element even though the applicant said it��as talcen out. He��anted to malce sure it��as stamped in there; eicept for the senior housing. • Said«ith rega�d to additional considerations for future housing,the5-need to lceep in mind that outside influences be considered on the infrastructure from homes recentl�- built in «est San Jose nea� H��-. 85 and the homes that ��il1 be built in the IHOP a�ea in Santa Cla�a along Stevens Creek. Traffic is no�� a problem ��ith major pressure on DeAnza Boulevard; Wolfe Road ��i11 be hugely-impacted ��hen the ne�� Apple campus is completed. Traffic and schools are a maj or concem. • Relative to housing in Cupertino,he said he supported sensible gro��th,��ith a strong desire for retail gro��th in Cupertino, but��as not happ5-spending his tai dolla�s in Westgate, Valle�-Fair or El Paseo. A former councilmember said the�-lost their chance to have a do��nto��n bacic in 1962;this is potentiall�-their last chance to ha�e a greater impact on retail for Cupertino and he does not«ant to see the great chance minimized b�-additional housing. • Possible additional housing spaces ��i11 place more impact on the infrastructure, traffic and schools. There a�e other upcoming housing projects and theu impact��ill be seen. He said he «as a«a�e that school impacts cannot be considered b�- the Commission or the Council but pressures on adding more students��ithout limits, as happened in the past, force their propert5- o��ners, schools and cit�-to face more bond issues and potentially-greater propert5-taies. • He complimented Sand Hill for the eiemplai}-project. Stuart Chessen, Cupertino resident: • Said overall he lilced the plan but��as concemed that the�-��ere aslcing for a five�-ea�eitension after the lot being empt5- for such a longer period. He questioned if it ��ould dela5- plans another five�-ears and noted that Cupertino��ould lilcely-go through many-changes in the neit five �-ea�s. He said he hoped the project��ouldn't be dela�-ed further because of the present problems��ith Vallco because it is so broken up��ith man�-o��ners. • He voiced concern that the retail pads on the center of to��n squa�e��ere too close to the creelc; and said he lilced the location of the parlc and retail on Stevens Creelc Bouleva�d, but questioned��hether there��ould be a problem��ith pa�lcing nea�the pa�lc. Jennifer Griffin,Rancho Rinconada resident: • Said the community, staff and the cit�- ha�e a lot invested in this project and she felt it��as important to protect the integrit5- of the comer of Stevens Creelc and Tantau ��hich is the gate��a5-facing Loree Shopping Center. She said the buildings should be stepped,not too high and ensure that there is green space along Stevens Creek Boulevard. • She said she did not support having the pa�lc disappea� bacic into the project; it then ��ould become a pa�lc for the Rose Bo��1 and the Rose Bo��1 ��as approved ��ith no parlc. The pa�lc 14 Cupertino Planning Commission 12 March 27, 2012 ��ould be more appropriate along Stevens Creelc Boulevard across from Cupertino High School; because she does not feel there should be a 4 stoi�-senior housing unit neit to it. . • She urged the Commission to lceep the Ash trees along Vallco Pa�lc��a�; Apple cut do��n the Ash trees across the street and replaced them; the Rose Bo��1 cut do��n all their trees across Vallco Pa�lc��a�; there a�e no trees b�-Penneys,leaving the end of Vallco Pa�lc��a�-loolcing lilce a devastation front. Steven Scharf, Cupertino resident: • Opposed to project. • Thanlced the applicant for considering input hea�d at a recent meeting regarding the housing. • Said he disagreed ��ith Ms. Griffin about the pa�lc; he felt that Stevens Creelc ��as not an appropriate location for a pa�k as pa�ents ��ould not��ant their children playing neit to a sii lane divided high��ay; it should be bacic behind the senior housing, if there at all. He said he ��ould rather ha�e more retail than a parlc. • Eipressed concern about the percentage of restaurants, 10% being vei�-lo�� in compa�ison to Cupertino Village, Ma�lcetplace and Santana Ro��. Although parlcing is an issue, the pa�lcing rule� ��ere disregarded for the other centers resulting in people parlcing in the neighborhoods. The restaurants do malce shopping centers successful:he��ould lilce to see the percentage higher than 10%. • Said he also hoped that the Commi�sion��ould require that bilce facilities be added. Robert McKibbin, (representing Barbara McKibbin, Janice and John Ishii, Cupertino residents: • Opposed to project. • Said the fust plan ran smoother than the second one because the�-hacl eitensive meetings��ith the public and «ere able to«ork things out, «hereas the second one did not ha�e an�-. Said it ��as important in the future that the developers meet��ith citizens in a communit�-meeting and ��orlc out the details. • Said he also represented Concemed Citizens of Cupertino and CARE ��hich a�e the t��o organizations ��ho presented referendums about sii �-ears ago opposing housing on this site and another site, because of the potential impact on schools and also the elimination of retail land needed for tai dollars. Said he«as pleased that the residential portion and the marlcet rate issues ��ere no longer on the table. He encouraged evei�-one to read the report ��hich highlighted the impacts on Eisenho��er and Sedg��icic Schools. • Said there ��as a need for senior housing in the communit�; ho��ever, staff recommended that the�-not be changed to condos«hich«ould result in 150 parcels individuall�-o«ned,not just 6 to 7 pa�cels. He suggested that the issue be studied further. • Retail: the 2009 plan ��as for a maiimum of 195,000 sq. ft. of retail, some of the elements in these proposals reduce that do��n to 70,000 sq. ft. of retail ��hich is totall�-unacceptable. He emphasized that the 111,000 sq. ft. Marketplace is a successful neighborhood shopping center; and the�-need a lot of retail in the proposed development and not less. • He said the concept of having 10%maiimum restaurant for the retail is unacceptable; Santana Ro�� almost failed because the�- didn't ha�e the restaurants there; no�� theu restaurant space talces up 50%to 70% of Santana Ro��. He said he felt it��as important that staff is duected to go bacic and loolc at the pa�lcing element in relation to 50%restaurant retail space and not 10%. Much of the present and future development in the retail marlcet is going to��a�d restaurants because people a�e dining out more. The cit�-needs the sales tai,more retail is encouraged. • The initial proposal for office space ��as 100,000 sq. ft., no�� aslcing for 300,000 sq. ft., ��ith requirements attached to 200,000 sq. ft. The cit�-attome�-said the in-lieu fee��as illegal under the scenario that«e have«ith the cit�-. It needs to be acldressed and discussed further. • Suggested that the�- ha�e as much underground pa�lcing as possible; and revie�� the retail restaurant portion in relation to the parlcing. 15 Cupertino Planning Commission 13 March 27, 2012 • Cit�- staff proposed Scheme 3A and 3B ��hich is viable; no marlcet rate housing, maiimize retail; maintain office space bonus criteria so there is an economic benefit from that specific development. The cons of senior housing becoming condos needs to be revie«ed and revie« of the pa�lcing element rega�ds to 50%ratio of restaurants. Mike Charon, Cupertino resident: • Said he resides on a street that ends on Finch Avenue and ��as concerned that their small communit�-��ould be used as a thoroughfa�e to get to the proposed development. He aslced for more information on��hat��as being planned for traffic in the a�ea, pa�ticula�l�-in the area of High��a5-280 and Wolfe Road. Keith Murphy,E. Estates Drive: • Said he concurred ��ith Mr. McGibbon and Dennis Whitalcer, and believed the philosophy- if �-ou build qualit5- retail, the customers ��ill follo��. The big commercial businesses are eipanding and there ��i11 be people to fill the seats in the restaurants and shop in the stores. Said he ��as pleased that the housing issue��as being addressed ��ith the communit�- outreach b�-Sand Hill Properties. • Said a major concern ��as ��hat to do about the office. If �-ou have a corporate campus description in the General Plan that states�-ou have to meet certain criteria and �-et�-ou can't,it calls for a General Plan amendment to access that eitra off�ice. If�-ou do an in-lieu fee, it is a one time payment; but if�-ou have a campus come on boa�d for �-ears, you «ould set up a development agreement��ith a specific amount of mone�-over a period of�-ea�s. It has to be anal�-zed ca�efull�- and justified to the communit�-that if�-ou talce an in-lieu fee��hat a�e �-ou giving up; especially- if Apple moves into this and �-ou ha�e hacl a chance to get a retail component and it is missed; Apple is there and no other corporation can come in and perhaps be an asset to the communit�-. He emphasized that it needed to be addressed. • Relative to fiscal impacts, he said he agreed that the cit�-has to be concemed about the fiscal impacts and ensure there is enough retail to support infrastructure improvements over time and not just rely- on the big corporations in to��n. There needs to be a fallbacic plan; Ma�lcet Place has been successful and Main Street could be just as successful if it is supported. Ruby Elbogen, Cupertino resident: • Said she hacl been on evei�- focus group since the project started and she appreciated that the applicant has honored��hat the�-said the�-��ould do and the�-ha�e amenable to��hat the public ��anted. He said the residents a�en't focused on the office space because Apple has t��o million square feet coming in; and the people��ant retail at Main Street. • He said he «as not concemed about the parlc space and «ould rather ha�e a bigger island of green in the middle and more stores than a pa�lc. • Said that if the hotel is not going to be four or five stories, there��ould be man�-families��ith children and there��ould be a safet�-factor��ith the proposed balconies. • Said she did not lilce the pads on the open space but it��as not crucial. • She does not support a five�-ear eitension and prefei7ed them to start building soon. Ned Britt, Cupertino resident: • Said he concui7ed��ith most of the previous spealcers. • Thanlced Sand Hill for meeting ��ith communit�- and talcing into account issues rega�ding the apa�tments and malcing changes. The previous dispute over the referendum of getting rid of retail space and tuming into residential space ��as ans��ered clea�l�- b�- the communit�- 2/3 votes, and that spirit needs to ah�a�-s be considered. Said that he felt the issue of impacts on schools is serious; and thev understand��hv it is. 16 Cupertino Planning Commission 14 March 27, 2012 Doug Frieson, Cupertino resident: • Opposed to the project. • Said he hacl a concem about the apa�tments and the impact on the schools; and the traffic around Blane�- Avenue and Lassen and Portal «here he resides, but felt it«as resolved. He commented that it toolc one-half hour to go do��n Blane�-Avenue around 8:30 a.m. ��hen there is hea��-traffic to the schools. Jason Lundgaard, (representing Apple): • Opposed to the project. • Eipressed Apple's opposition to dra��ing from the major company- office allocation for this project. When the squa�e footage discussed toda�-��as added to that specific allocation in Ju1�- 2009, at the time the Council did it specif�icall�-for the goal of facilitating the gro��th of major companies currentl�-in Cupertino and their future gro��th proposals and plans. • The Council at that time specificall�- discussed an option to talce some of the square footage and put it in a different bucicet for general office space development; the�- rejected that proposal, and also rejected amending the definition in the General Plan to remove the ��ord "eiisting" from the eiisting major companies' eiplanation; hence he felt that the proposal is clea�l�-contra��-to the intent of that decision made in 2009, the proposal presented ��ould talce 190,000 sq. ft. from that allotment and tie it up for a period of 5 �-ea�s��ith uncertain results. • It��as hea�d ea�lier that the company cannot necessa�il�- commit the�-��i11 be able to deliver a company-that��ill locate a sales office here. Furthermore, it is doubtful the�- can commit that the�-are going to deliver an�-companies in that time. In the meantime,that allotment from this major company-office pool is going to be una�ailable for an�-of the other eiisting companies in Cupertino to use for theu eipansions. It is clea�l�-a use that is not consistent��ith either the language in the General Plan or the intent behind that decision in 2009. Chair Miller: • Aslced Mr. Lundgaard��hether Apple plans to use the entue allocation of that space. Mr. Lundgaard: • Said the�- ��ould dra�� on the space in theu cui7ent plan, but he ��as unclea� to ��hat eitent, partly- because of ongoing negotiations ��ith the cit�-rega�ding ho�� space is defined. He said the�- ��ere uncomfortable ��ith the idea that the cit�- ��ould be using the square footage allotment and giving those squares to a project that��as not consistent��ith the intent��hen it ��as laid out; and that��ould potentially-jeopardize some ofthe projects do��n the line. Patrick Kwok,Former Mayor and Cupertino resident: • Was no longer present at meeting; staff conve�-ed his sentiment that originally he attended to eipress concerns about the apa�tment complei and after leaming that it is no longer the case,it ��as no longer a concem. Lisa Warren,Cupertino resident: • Said she sent in an email ea�lier about her concems. • Said she did not full�- understand the 10% maiimum from retail for restaurant; rega�dless of ��hether there is an athletic club or grocei�-or other retail in the back corner,is the athletic club still considered retail; ��ould the ��hole mii bethe same? Said that Sand Hill said that thev have man�- restaurants lined up; if 10% is not going to fulfill ��hat the�- have tenants for, it seems a shame to limit it to that. • The auto court and under-office pa�lcing is a good idea from staff but it«as not addressed b�- the applicant. She��ould lilce information on that and ��ould lilce to limit the staciced pa�lcing. She did not support considering the parlcing around to��n square as pa�t of to��n square; it is parlcing. To��n squa�e has not changed since last time. 17 Cupertino Planning Commission 15 March 27, 2012 • If the parlc is put behind the senior housing a��a5- from Stevens Creelc and the retail is split apa�t similar to the ��a�- staff dre�� their schematic, it opens it up to one bigger space. Removing a dozen parlcing spots bet«een the t«o «ould malce a better connection. She said she felt it��as a good plan. • Said she felt that both retail pacls «ere not needed for to«n squa�e; limit it to one small pad and not t«o stories tall as it overpo«ers to«n squa�e;portable lcioslcs could also be brought in. • Said she «as concerned about signage and lighting and «ould lilce to be involved «hen the�- «ere discussed, since she felt unattractive signs and neon could destro�- something otheil�ise beautiful. She agreed ��ith staff's comment that the garage should loolc lilce a building, not a parlcing garage; and she felt it��as doable. Hella Bluhn Stieber, Cupertino resident: • Said she felt the�-��ere missing an opportunity for a big pedestrian zone around to��n square; there is a connection to a pa�lc that could be, if the parlc is set bacic, and she agreed ��ith previous spealcer that it«ould be sad to ha�e the small retail buildings bet«een the pa�lc and the to��n square. It��ould also provide an opportunit5-to have a big open space for events. If it is not possible to ha�e a pedestrian zone all a�ound to��n squa�e, at least ha�e it bet��een the parlc and to��n squa�e. • Said she felt there��as a need for communit�-meeting rooms and ha�ing retail buildings in the to��n squa�e or the pa�k ��ould be a suitable altemative. The applicant also mentioned a possible creek trail,�-et it��as not sho��n on the schematics. Chair Miller closed the public hea�ing. Chair Miller: • Said that relative to office allocation, the Apple rep indicated that the space ��as primarily- designated for a different purpose;he asked for staff's interpretation. Aarti Shrivastava: • Said that staff's understanding ��as that ��hen the Council reseived 633,053 sq. ft. in the General Plan theu intent��as to encourage major companies in Cupertino. There ��as interest in helping eiisting companies, Cupertino sales off�ices and corporate heaclqua�ters to eipand using that square footage; and the interest��as in attracting ne�� companies of the same caliber to Cupertino. She said that ��as their understanding and interpretation of ho�� the squa�e footage should be used. • Said the 633,000 sq. ft. ��ould be a�ailable to eiisting companies to be dra��n do��n; the intention��as also to encourage ne�� companies to move in. A portion of it could be Apple, a portion of it could be ne�� companies; again of the same type, i.e., major headquarters, sales tai,to bring fiscal revenue into the cit�-. Gary Baum, Special Counsel: • Cla�ified that the Planning Commission does not ha�e the po��er to eiempt the applicant from General Plan conditions; the Commission can recommend a change to the General Plan but does not have the po��er to sa�-the�-do not lilce the pa�ticula�condition. Chair Miller: • Said he understood for the project to be built in a reasonable time frame the�-need that office space or��ill lose the entire project. He��as seelcing a��a5-around the conundrum so that the project can be built, since it seems to have resident and communit�-support and do it in a«a�- that evei�-one is reasonabl�-comfortable. • Said that man�- residents suggested that the pa�lc «as not nea�1�- as important as additional retail. He aslced staff to address if the�-considered using the parlc for retail instead of a parlc. 18 Cupertino Planning Commission 16 March 27, 2012 Aarti Shrivastava: • Responded no, the project ��as approved b5- Council ��ith a .75 acre pa�lc and staff did not question it. • Relative to raising the restaurant limit from 10%, she said that it ��asn't staff's specific limitation, but a question of traffic and parlcing issues based on ��hat the applicant could provide in the project. The 10% is 10% of the 138,000 sq. ft. staff is recommending; if the square footage of retail is a little lo��er because the5-put in the grocei�-store, staff��ould have to loolc at ��hat that mii means; and it��ould be a stud�- of the traffic and pa�lcing impacts. Raising the restaurant percentage ��ith increased traf£ic and parlcing impacts, the applicant ��ould ha�e to lo��er something else and the�-��ere not��illing to lo��er the office, the units or the hotel. Staff is not opposed to it in an�- manner; it ��as the applicant's ��ith based on evei�--thing else the�-felt the�-needed. Staff ans«ered additional Commissioners' questions about traf£ic circulation, pa�lcing, building design,lighting, signage, and creelc trail. Chair Miller: • Aslced if the comments from residents that the�-��ould lilce to see more retail than ��hat��as originally-proposed in the initial plan,implied it��ould go be5-ond the boundaries of the EIR. • He aslced if staff felt that maiimum amount of retail square footage is more important than creating viable retail space? Aarti Shrivastava: • Said it��ould if the office square footage stay-ed as is. Staff recommends that the retail go up to 138,700 ��hich��ould maiimize the amount of retail on the bacic north��est comer allo��ing for all the retail small buildings as��ell as retail around the garage. Going be5-ond that��ould eiceed the boundai�-of the eiisting EIR. • Staff«ould lilce it to be viable;the�-recommend the maiimum amount of retail as proposed b5- the applicant, and not be�-ond that. Kevin Dare: • Eiplained ��h�- the�- ��ere requesting a five yea� eitension even if the�- received approval to build the project immediatel�-. Follo��ing the original approval, no one eipected, nor could an�-one predict the financial meltdo��n that occurred in the neit three�-ea�s. He said the�-don't have control over man�- things, and have the tenants the�- are ��orlcing ��ith toda�; and could move foil�ard ��ith building, ho��ever the�- a�e seelcing an eitension in the event the�-need to accommodate unforeseen circumstances. • Said that if the�-did not get the amount the�-requested,the project��ould not go foil�a�d. • Said he��as pleased to hea�that Apple ma5-apply-for retail space and the�-��ould ��elcome an Apple store in Main Street. • He questioned ho�� it is defined in the General Plan, that ne�� office development must demonstrate that the development positively contributes to the fiscal��ell being of the cit�-. He said the�-��ere not requesting a General Plan amendment, because of time constraints and the�- ��ant to be able to capture the market to��here it is toda�-. Jim Randolph, Cornish and Carey, retail specialist: • Said the�-��ere comfortable��ith the Stevens Creelc frontage and its placement. He noted that it has al��a�-s been difficult ho�� to plan the Vallco Pa�lc��a�-site because of the distance to the parlcing garage ��hen dealing ��ith shopping ca�-ts, strollers, and children. The latest plan sho��ing some suiface parlcing gives the greatest chance of being successful there. 19 Cupertino Planning Commission 17 March 27, 2012 • He said he��as happ5-to lea�n that the Commission��as stud5-ing the 10%restaurant issue as it is important to the project. He said that Cupertino��ould be an attractive place for the type of food seivices and��as hopeful that there��ould be some fleiibilit�-there. Ken Rodriguez: • Said the�-ha�e been«orlcing to develop different plans and «ould rate the locations as an A+ location on Stevens Creek Bouleva�d; A+ location in the middle of To«n Square; and A location around To��n Square. The�- a�e presenting t��o plans, and including a third ��ith the athletic club, all viable plans; an�,-thing more than 130,000 square feet is going to be difficult. Kevin Dare: • The eipectation is that the�- need more restaurant and that has been staff's understanding as «e11. Pa�t of it is because there a�e so man�- moving parts and it is just a baseline condition ��hich the�- ��i11 continue to ensure ��ith staff's help that the�- maintain the traffic as ��ell as parlcing;��hether that means the5-get to 15, 20 or 25%more square footage of restaurant,that's the intent. Aarti Shrivastava: • Condition No. 7 sa�-s that base amount is 10% but staff can loolc at the restaurant squa�e footage based on the final mii as long as the5-meet the traf£ic and pa�lcing; ��hich is the same as the condition provided in the last report. • Said there is nothing to prevent them from approving additional restaurant percentage as long as the overall EIR is not breached,��hich is not different from the condition in the past. If the�- increased the pa�lcing to justify-the higher percentage of restaurant space, it��ould breach the EIR limits if the traffic��as increased. Ken Rodriguez: • Said he agreed ��ith the majorit5- of the communit�- members that the project is for a vibrant do«nto«n a�ea, and in an�-do«nto«n there is additional restaurant space typically-more than 10%. He said he��ould lilce to see more vs. less. • Said the�- had considered an auto court ��ith underground pa�lcing, proposing a five level garage and a four level garage, ��ith one level of underground parlcing. He said that retailers do not lilce to pa�lc in the basement and go shopping; therefore the�- have to be careful about ho�� much underground to put in and reseive it for office space. An above-ground structure costs about $20,000 to build, and belo�� ground is $48,000 per stall, ��hich impacts the viabilit�-of the project if the�-do that. He said the�-��ere��illing to eiplore ideas��ith staff,the Commission and the Council; but ��ould lilce staff to consider the ramifications; if thev add another level it��ould have to be retail parlcing. Com. Lee: • Aslced Kevin Da�e if in their marlcet resea�ch the�- considered having more than one anchor tenant; did the�- consider putting an anchor store in the different locations instead of grocei�- stores. Santana Ro�� has three anchor tenants, Valle�- Fair has three anchor tenants. She reiterated the need for some luiui�-retailers instead of grocei�-stores. Ken Rodriguez: • Said for t��o �-ears the�-have been out in the ma�lcetplace, and from a planning standpoint, he felt the plan in the a�ea could handle an anchor tenant. Jim Randolph: • Said��hen the�-started on the project, and ho�� to malce the retail��orlc,the�-considered getting one or t��o anchor tenants. Said the�- ha�e to talce into consideration the competitive forces 20 Cupertino Planning Commission 18 March 27, 2012 that eiist on Stevens Creelc Bouleva�d. Valle�- Fair is not just Santana Ro��, it is a combination of Vallev Fair and Santana Ro« and«hen vou start to acld number of tenants and square footage, 5-ou are at the magnitude that is in the top ten nationall�-. Said the problem ��ith Vallco is the anchorabilit�- because the�- cannot compete ��ith the other regional centers. Crate and Ba�7e1«ould be an ideal anchor, but«ould not go into a location in Cupertino. Com. Lee: • Said she understood that, but said there ��ere other luiui�- upscale retailers that��ould come here, the sister companies designed for the �-ounger marlcet ma�-locate in Cupertino. Ba�ne�-s Ne�� York has no locations in the Ba�-Area, and five in Southem Califomia. Jim Randolph: • Commented if those Com. Lee mentioned ��ere loolcing at the marlcet, the�- ��ould loolc at Union Square, Valle�- Fair or Walnut Creelc; all the luiui�- stores have to be together in a critical mass. Com. Lee: • Said thev need a critical mass and that is ��hv thev need some anchor tenants; Santana Ro�� is 26 acres; Main Street is 18 acres; there is enough space but the applicant is putting in so much office. When Santana Ro�� as built up it didn't ha�e that much office, on1�-55,000 sq. ft. She said the miiture��as all��rong, not enough retail, no anchor tenants; if the anchor tenant is all the ��a�- in the bacic, people drive through Stevens Creelc and don't see the anchor tenant because it is in a bad location. Jim Randolph: • Said that the last project Santana Ro�� completed ��as to acld off�ice to their project; their ne��est project is aclding more office. The�- see the ��isdom in cross shopping and see the ��isdom in having bodies there from 9 a.m. to 5 p.m. ��ho go to lunch and shop and that is the reason the�-a�e adding those. Com. Lee: • Said the�- have been open for over 1� �-ears. Have 55,000 sq. ft. of retail, and no�� a�e on1�- adding 55,000. There is a one to ten ratio;��hat a�e our ratios. Ken Rodriguez: • Initiall�-in the Master Plan at Santana Ro�� the�-had office; and a�e no�� increasing the office; and decreasing the major tenants because the�- are not doing «e11. Jim Randolph is coi7ect, one can loolc at the numbers Best Bu�- does, the boolc store is closed and the�- have tried to bacicfill that space for 18 months. He emphasized that 2-1/2 �-ears of��orlc of��hat he felt is a vei�-good commercial brolcerage company-shouldn't be discounted. Scott Sharp: • Refei7ing to the Santana Ro�� office issue; said he hacl ��orlced on the project since its inception in 1998; it is basicall�- a Master Plan and is market driven and the�- hacl fleiibilit�-. The�- originally hacl t��o hotels and got rid of one to acld more restaurants, all traffic driven. The�- a�e no�� loolcing at t��o more offices of significant size because of��here the ma�lcet is no��;the�-could not have supported the office��hen originally built. Com. Lee: • Because the�-had all the anchor tenants fust; they put all the anchor tenants on the comer of Stevens Creelc and Winchester to dra�� people in. Said the�- ��ere not ti�-ing to replicate Santana Ro«, but to be a successful center the�-needed more anchor tenants. 21 Cupertino Planning Commission 19 March 27, 2012 Kevin Dare: • Ear1�- on in the 22 meetings, the5- loolced at the project as something unique and special to Cupertino; and recognized the actual ma�lcet realities that one of the counti�-'s ten largest successful shopping centers eiisted on1�- 3-1/2 miles a��a�-. The successful elements of Santana Ro�� a�e the ��allcability, restaurants and small shop space. The center transformed from selling high end designer merchandise to an a�ea��here the traclitional average consumer ��ould shop. He said their goal ��as not to replicate Santana Ro��, but to ha�e something better and different. From a revenue standpoint, the hotel«i11 generate over$1 million dolla�s a �-ear in revenue; from a restaurant standpoint, and retail standpoint, it «i11 be better than Santana Ro��. The mii of uses is going to be the right fit;the communit�-feels it is a right fit. Com. Brophy: • Said��hen��orlcing in Chicago 25 y-ears ago, in aftermath of Prop 13 he��ould be contacted b�- cities ��anting to have regional malls because of the desire for sales tai. What he quicldy- lea�ned ��as that the anchor tenants, ��hether in a standa�d size regional mall or luiui�- center on1�-��ant to go��here it is alread�-successful. • As Jim Randolph stated, if�-ou have a high end luiui�- brand lilce Bame�-s Ne�� Yorlc, No. 1 «ould be do«nto«n San Francisco, No. 2 probably-in the Valle�-Fair a�ea, and if considering a third store, in Walnut Creelc. There is no��a�-that the�-��ould come to Cupertino and in his opinion the�-have to deal��ith the��orld as it is and not as the�-��ould lilce it to be. Jim Randolph: • Retailing toda5- is changing drasticall�- because of the intemet; evei-�-�thing a�ailable in stores can be purchased on the intemet; stores a�e do«nsizing and getting smaller and smaller. The internet is not going to lcill the grocei�-business an�-time soon; the�-might encroach on it but it is still a vei�- important dra�� and that is ��h�- �-ou see so much segmentation in the grocei�- offerings. The real anchors of toda�-are the food uses, the restaurants; and in an�-ne�� center there is probably-going to be food uses that a�e attracting people, because there are no real ne�� retailers that a�e��illing to talce a chance to go as outside the proven retail marlcet. Vice Chair Sun: • Said the ne�� plan could change and it is ��orth thinlcing ahead for 10, 20 or 50 �-ears on the success of the center and also ��hat lcind of anchor, either restaurant or luiui�- store should be brought in. He said the�-ma�-need more time to consider the plan, discuss the pa�lcing garages and possible apartment or retail space changes. The Cit�-Council��i11 discuss the ne�� plan on Ma�- 1�`; perhaps there can be more options to consider to build a successful Cupertino Center. Ken Rodriguez: • Said that since the Janua��- 2009 approval the�- ha�e been talking to tenants, ti�-ing to attract and create a plan to present. In the cui7ent proposal,the�-a�e building and committing to build more that ��hat ��as previously- approved. Comments from the communit�- indicate their support of the plan eicept for the apartments, ��hich has been talcen off the table. He said he agreed ��ith the suggestion to have one more communit�- outreach meeting bet��een no�� and the Cit�-Council meeting. Com. Lee: • The project claims there��i11 be shopping and dining destinations, ��hich is��hat the�-��anted, but the project as presented does not ha�e a chance of succeeding as a miied use, vibrant do��nto��n environment. Said there��as not enough square footage for retail; there is no major luiui�- department store or anchor tenant; the anchor tenant is going to be hidden in the bacic and it��i11 be a disappointing marlcet. She stressed the importance of having an anchor store for a successful project; other centers have t��o or three major anchor tenants. No one commented that the�-needed a marlcet in the project. 22 Cupertino Planning Commission 20 March 27, 2012 • Some people said that the�- don't lilce it that their sales tai dolla�s a�e going to neighboring cities; there is a loss of sales tai revenue and it is affecting Cupertino. There a�e potential depa�tment stores that «ould do «e11; Santana Ro« has 70 stores, and 26 acres, and the proposed projectis 18 acres. • Said the agra�ian themed a�chitecture lea�es much to be desired and is vei�-uninspiring. She said the�- could pa5- homage to Cupertino's past ��ithout evei-�-�thing loolc bam-lilce. She refei7ed to some centers ��ith European architecture and use of imports from European countries used for building decor, facades, etc. She said the Residence Inn Hotel«as not the hotel the�-��ere loolcing for; the architecture is uninspiring even if colors ��ere changed. She pointed out that Santana Ro« has a trend�- boutique atmosphere and is named after the street that runs through the project. • Refei7ing to the site plan, she said that it��as a disadvantage that shoppers��ould have to cross the street back and forth man�-times to shop in different stores. It could be more continuous ��ith a better retail presence along one side simila�to Santana Ro��. Relative to the proposed development; instead of the second office building she illustrated ��here an anchor store could be placed,��ith one in the middle, at the south��estem part of it and another anchor in the bacic ��hich is the least desirable because it is a��a�-from Stevens Creelc. • She did not support the idea of having an athletic club because the Ba�- Club alreacl�- eiisted and ��i11 open shortl�-. Other comments ��ere that the apartments ��ere a done deal; and the senior housing should not have an age restriction on the apa�-tments. She suggested that if the apa�tments ��ere limited to 800 squa�e feet it ma�- discourage families ��ith children from moving in, resulting in contributing to the overcro��ding school problem. Younger people could talce aclvantage of living in the miied use development. Com. Brownley: • Refei7ing to the Phase 2 site plan, said he preferred the park location more north, not along Stevens Creelc. Said he lilced the amenities for the gro��ing communit�; it is a good mii of retail, senior housing, office and parlc space. The financial benefits for the cit5-provide good opportunities for both the cit�-and the school s�-stem. While there is a lot of pa�lcing and a�eas for cars to move through there ��as a lot of emphasis on the facades of all the a�eas encouraging ��allcabilit�- and pedestrian activit�-. He said he did not support strips of grass in the to��n squa�e, but small pads��ould malce it a��alkable a�ea. Com. Brophy: • Said the site is not Santana Ro��, Valle�-Fair or Vallco, but just a faui small to��n do��nto��n; no more, no less. He said he felt there��as no point in discussing ti�-ing for something grander as it��ould not get off the ground. There ma�-be sales tai lealcage out of Cupertino but there is no��a�-of stopping that. The key point of tonight's discussion��as that there is a strong desire for retail and this is the on1�-chance for a do��nto��n, since the chance��as lost 5��-ea�s ago. If there is going to be a do��nto��n,it is going to be in the proposed location or no��here else. • He said he felt the�-ha�e to come up��ith uses that create a qualit5-do��nto��n eiperience in a small to��n ��ay, but it is not going to happen unless the5- get a development that malces financial sense for the developer,��ho��i11 not build out of philantluopic desire. • Said he had hoped at the beginning of the discussion that the�- could accept t��o office buildings under the special cap on the grounds that unlilce a typical office building on DeAnza Bouleva�d,��hat the�-a�e providing to the communit�-is not on1�-financial benefits in terms of sales tai revenues from the connected uses such as the hotels, retail space, but creation of a do��nto��n that in man�-�va�-s is��orth more than man�-corporate headquarters a�e. • Said that relative to Apple's opposition, the�- should be sensitive to Apple's needs, and he «ould lilce to see that problem resolved. 23 Cupertino Planning Commission 21 March 27, 2012 • Because of the late hour, he said the focus should be on��hether or not the�-��ant the project, and if the�-do, come up��ith concepts that malce economic sense rather than just ha�e��ishful dreams that a�e not going to go an�,��here. Vice Chair Sun: • Said his general comment is the same as mentioned ea�lier in the meeting; for this critical pa�-t of the development, perhaps consider a different altemative to malce it a better concept��hich is the definition of success of the Cupertino center. If the5- put t��o office buildings there, he said he did not agree ��ith Com. Lee that the�-need the anchor luiui�- store but perhaps some other store such as an Apple store. There ma�- be more space to redo the la�-out and malce it a more��alkable a�ea. Chair Miller: • Said the objective in the South Vallco Master Plan ��as to have a do��nto��n a�ea ��here residents could congregate and socialize as «e11 as ha�e a place «here the�- could do some additional retail shopping. This project achieves that objective. The second objective ��as to have some significant amount of retail that��ould seive the residents as��e11 as the cit�-from a financial standpoint and sales tai. The third lce�- objective ��as connectivit�- to the other projects,the Menlo Equities project,Rose Bo��1 and if possible to some eitent to Vallco. He felt the project is malcing a good attempt at doing that and the plan sho��n tonight is improved and moves it a lot further along. • Said he��as pleased��ith the presentation and agreed that given the size of the center and��hat surrounds it, that it made sense to ha�e a vei�- strong restaurant component there��hich��ould drive the center and malce it more successfuL The applicant indicated that the cit�- could receive about $1.7 million per y-ear in tai revenues from the project ��hich ��ould be an immense benefit to the cit�- in the struggling econom�-. He said he ��ould lilce to see a��a�- ��here the restaurant component is improved from��hat it is. He said he��as not certain of the need for the anchor tenants in the proposed project; he felt the anchor tenants belong in the regional center at Vallco. • Said he «as pleased «ith the project and «ould lilce to see it move foil�a�d and not stalled again, as the�-have been ti}-ing to build the site out for at least ten�-ea�s. It is time to move the project foil�a�d and do the best job they can. The Commission addressed the follo��ing questions: 1. Parcelization 2. Mii of retail and residential uses 3. Off�ice use and allocation—Major companies General Plan requirement 4. Parlcing ga�age for the office development 5. Retail pads in To��n Squa�e 6. Hotel—type, size and amenities 7. Alternate site plan and pa�k relocation 1. Purcelizution:. Com. Brownley: • Appreciated applicant's comments about the managerial difficulties of talcing ca�e of it if the�- become combined, but also felt that staff's recommendation for operational simplicit5- going into the future and for redevelopment made sense. Said he supported avoiding parcelization for both plots and supported staff recommendation on senior housing condominimizing. Com. Lee: • Said it��as important to lceep the sii parcels; she supports staff recommendation on the senior housing condominimizing. 24 Cupertino Planning Commission 22 March 27, 2012 Com. Brophy: • T��o separate issues: Said he sa�� no reason the�- should not allo�� the development of the senior residence as condos as opposed to rental units. It is a standard form of housing and stating it is splitting up the pa�cel does not malce sense. There a�e man�-senior condos that��ill be a�ound for 50 �-ea�s or more. Said that if the�-have to live b�-the terms of major company-, it sets a much higher ba� for them to develop and under those circumstances, he ��ould be ��illing to change his mind and split the office into t��o pa�cels. Vice Chair Sun: • Said it doesn't malce sense to force them into one pa�cel; t��o pa�cels is still appropriate and helps them run business easier. Relative to the condos,�-ou cannot force the business o��ner or land user to put them into rental units or home o��nership; let them decide��hether the�-should be condos or rental units. Chair Miller: • Said he concui7ed ��ith Coms. Brophy- and Sun; the desue is to give the applicant the best chance of malcing this project successful and it malces sense that the t��o sepa�ate office buildings a�e t��o sepa�ate pa�cels. Staff��ants to be able to redevelop it, but it��on't happen for 50 or 60 �-ea�s. Menlo Equities and the Rose Bo��1 have done condos neit door and he ��ould support condominimization of both items. 2. Mix of Retuil und Residentiul IJses: Aarti Shrivastava • Staff's recommendation ��as to allo�� a maiimum of��hat the applicant proposed, ��hich is 138,000 sq. ft. and to approve one residential project;it is a moot point. 3. Of�ce IJse und Allocution Mujor Compunies G'enerul Plun Repuirement Aarti Shrivastava: • It is a Council polic5; staff recommended approval of the office squa�e footage; does the Planning Commission agree. Com. Brophy • Given the opposition from Apple, he said he felt the�- should talce the position that the�- a�e going to have to deal��ith it,��ith staff's interpretation of the term. Vice Chair Sun: • Said he agreed«ith Com. Brophy. Com. Lee: • Said she did not support further off�ice space increase in squa�e footage. Com. Brownley: • Said he agreed��ith the allocation of office space squa�e footage for the project. Chair Miller: • Said he ��ould lilce to see the increased allocation of office space; it needs to be supported if the project is going to be built. He said he «ould lea�e it up to CitS- Council to decide «here the office space comes from, ��hether from the major companies; General Plan off�ice space or some other place, as the Council put the original restrictions on it. From his standpoint, he 25 Cupertino Planning Commission 23 March 27, 2012 recommended that the Council find a��a�-to increase the allocation, ��ithout telling them ho�� to do it. �1 Purkin,g G'uru,ge for the Of�ce Development Aarti Shrivastava: • The concept��as to find a��a�-to reduce the amount of garage partly- because it has an impact on Vallco; the other pa�-t being the front of the t��o off�ice buildings from the garage; staff felt that if a maj or corporation��as going to come in, the�-��anted to provide them��ith something that��ould feel more lilce a campus, but 5-et in a do��nto��n and not ha�e a ga�age facing them. The applicant is open to eiploring some options to acld a level of ga�age on the other garage, a fifth level originally- approved as a five level ga�age; and staff��ould prefer to see that and a three level off�ice garage in the front of the t��o office buildings. Chair Miller: • Aslced if it��ould lea�e them one level short. Aarti Shrivastava: • Said it«as her understanding the5-could malce it«orlc and the suiface could be used as suiface parlcing partly; it doesn't al��a�-s ha�e to be an auto court. The�- are doing an underground level on both; if�-ou talce t��o of the levels, staff feels that the auto court level can malce it «orlc. Refei7ed to the site plan and illustrated the cui7ent underground garage levels, and outlined the proposal for the underground and above ground level parlcing garage. Com. Brownley: • Said he supported the idea of putting more pa�lcing beneath ground leveL To the eitent that each ga�age could be designed, the outside could be designed to be appealing or loolc lilce a building «hich «ould be a step in the direction of«hat is being proposed to malce the t«o office buildings an appealing faracle for an�-one coming into��orlc in those buildings. Ken Rodriguez: • Said from a planning standpoint, if the�-added one level above and one level belo« the�-could continue to pa�k a project as sho��n. The front of the project is on Stevens Creek Boulevard; he said he might consider moving the office building back to ti�- to get more retail out on Stevens Creelc��hich��ould help the plan. He ��ould lilce to ��orlc��ith staff and eiplore that option. He commented that if t��o levels a�e belo�� grade, the retailers ��ill not pa�k do��n there; the�-have to be cautious not to do too much underground pa�lcing. The office building «i11 pa�lc belo« grade since the�- come in once and leave later in the da�-. T«o levels belo« grade��ould��orlc for the offices;the result��ould be a five level ga�age above gracle. Aarti Shrivastava: • Said that Kevin Dare brought up a good point about moving the building bacic; staff«ould lilce to stud�-that if the Planning Commission is interested; it«ould be a four stoi�-building hiding a five stoi�- garage. She said the�- lilce the concept of the buildings hiding the vie�� of the garage as 5-ou enter. She said staff hacl concems about moving the building bacic. Com. Brownley: • Said he supported the idea that the ga�age has been changed to conform to the a�ea and macle smaller; and ��as open to eiploring different pa�lcing ga�age options if that is being proposed. He said if it is still going to be some form of one or t��o level parlcing garage, the5-needed to ensure that the outside is designed��e11. 26 Cupertino Planning Commission 24 March 27, 2012 Aarti Shrivastava: • Said the applicant��as considering eliminating the garage entirel�-and building one eitra level above and one eitralevel belo«, so it«ould become a 7 stoi�-,t«o belo« and five above. Ken Rodriguez: • Santana Ro�� is an eiample of 71eve1 parlcing��ith no basement pa�lcing. He said the�-must be cautious about not putting too much underground parlcing there. It is significantl�- more eipensive to put it in the basement than above, the numbers double. He said the�- need to eiplore��ith staff and malce sure it can��ork for both the tenants. • The market called for that; ��hich is��h�-they presented a proposal for a four level garage and a five level ga�age and no basement parlcing. Said after discussions ��ith staff, it became appa�ent that the�-��ould lilce to ha�e more underground parlcing. He stated for the record that he felt the original proposal��as the best one��hich hacl t��o garages above gracle. Com. Brownley: • Said he «ould leave it as is, since it«as al�eacl�-modified to conform to the area. He said he ��as not so concerned about underground pa�lcing in terms of voting tonight, but��ith a strong recommendation that the�- meet ��ith staff and discuss an�- altematives for adding additional levels beneath ground; and also for an�-area that is above ground, loolcing at��hat the eiterior of the structure loolcs lilce. Com. Lee: • Pointed out that the regional shops on Stevens Creelc are just one stoi�-and the ga�age is four or five stories; there is not such a difference adding a stoi�-or t��o; the retail shops aren't going to hide an�,-thing, unless �-ou put senior housing over the retail shops, resulting in a couple of stories in front and a couple of eitra stories for the parlcing garage. She said she ��ould lilce more retail along Stevens Creelc and ��ould support five or sii stories of parlcing to get the applicant some options to eiplore. Vice Chair Sun: • Relative to the pa�lcing issues, said he supported staff's proposal, but also lilced applicant's proposal for an office building off Stevens Creelc Boulevard to leave some space for retail. He said he did not support the t«o levels underground t«o levels,«hich«ould cost the people too much mone�; the other option being one floor on the top of four that becomes five, and one floor a pa�lcing lot. He aslced it��as possible to put one in the other office building underneath or in the hotel underground. Ken Rodriguez: • Said the�-studied it eitensivel�-and did not propose it because it talces so much longer to build the building; adding about 9 to 12 months to the project and significant costs. The�-thought it better to concentrate the pa�lcing into one a�ea. Staff said to malce it loolc rea11�-nice and man�- of the commissioners concurred. Com. Brophy: • Said he supported the pa�lcing proposal cui7ently planned. Chair Miller: • Said he supported the current parlcing a�7angement that the applicant submitted tonight and ��ould be ��illing to give them the fleiibilit�- to eiplore other options, including moving the building bacic and putting more retail on the street. Said he��ould support a five stoi�-pa�lcing garage. 27 Cupertino Planning Commission 25 March 27, 2012 5. Retuil Puds on To�vn S'puure Com. Brophy: • Said he ��ould lilce to see a design in the to��n squa�e as it is a central feature. Staff should ��orlc��ith the applicant to come up ��ith a concept that malces the to��n squa�e the lce�- of the project. He noted that Union Square in San Francisco��as a good eiample of putting buildings into a squa�e that��as previously-a deacl zone; it no�� has a cafe��ith seating a�eas on the east side and a theater ticicet booth on the��est side,��hich has made it a livel�-area. Vice Chair Sun: • Said he did not agree �j ith the applicant on comparison �j ith Santana Ro�j. During the �•ear the cit�• ma�• not ha�e more than 20 big e�ents in the to�j n center square: if comparing benefit and cost, he said he��ould support staff's recommendation to remove the retail pad. Aarti Shrivastava: • Said staff's recommendation «as not to remove them entirel�- but to reduce the size and/or possibly-talce out the one in front;not certain��hat retail��ould go in 1500 squa�e feet space. Kevin Dare: • Said a Sta�bucics or coffee shop��ould go in a 1500 to 1800 squa�e foot space. Com. Lee: • Recommended reducing the pad size one to 1500 squa�e feet and eliminate pacl 2 ��hich is the southern pacl building. Com. Brownley: • Supports lceeping the retail pads as the�-a�e. Chair Miller: • Said he supported lceeping them there as ��ell, and also agreed ��ith Coms. Bro��nle�- and Brophy-that the goal��as to build the best design possible and��orlc��ith staff on that. 6. Hotel tvpe size und umenities: Com. Lee: • Would prefer a boutique trend�-hotel insteacl of Residence Inn; 200 rooms is appropriate; the communit�-and Cit�-Council��ant a banquet hall��ith 400 person capacity. Com. Brownley: • Agreed ��ith Com. Lee about the qualit5-of the hotel, should be representative of Cupertino, 5 star high qualit5-/high class. As presented today, the banquet hall ��as also banquet hall/restaurant/fleiible use and fleiibilit�-��as an enhancement. Would support a fleiible use space��ithin the hotel. Vice Chair Sun: • Said he agreed that the hotel should be 5 star high class; no objection to proposed site for hotel; ��ould support a 300 person capacity banquet room requirement. Aarti Shrivastava: • Said the Commission could recommend that; staff is recommending ��hat the applicant is proposing; insteacl of the 400 person banquet hall that he be allo��ed to provide a 6500 squa�e foot restaurant/meeting facilit5-. Staff feels the proposal is appropriate. 28 Cupertino Planning Commission 26 March 27, 2012 Kevin Dare: • Said that there is cui7entl�-not a full service eitended sta�-hotel in Cupertino; their Los Altos Residence Inn��as 88%full last�-ea�vs. 60%to 70%occupanc5-of other traclitional hotels; the room rates for theu hotels a�e higher than ��hat other full seivice hotels are in other areas ��hich��ill benefit Cupertino. The hotel��i11 be a high end,trendy, high qualit5-five star hotel; and it��ill ha�e all the restaurants and amenities on hand. Com. Brophy: • Said he supported��hatever hotel the applicant can get to sign up for the project. Vice Chair Sun: • Concui7ed��ith Coms. Lee and Bro��nle�-to upgrade the hotel. Chair Miller: • Said he supported the applicant as it is a marlceting decision and one for the eiperts; the applicant stated that the hotel��i11 bring in $12 million in sales tai revenues. The hotel ��ill provide services prima�ily- for the companies in to��n for business during the ��eelc, not prima�ily for people visiting on��eekends for guest stays. Kevin Dare: • Commented that the point about the $12 million per yea� T.O.T. is dependent on this particula�hotel. He said there are 2,000 hotels in America in foreclosure; the�- cannot build a full seivice trendy type concept. 7. Alternutive S'ite Plun und Purk Relocution Com. Brophy: • Said it should be moved back; it is a block a��a�- from a high school ��ith 1600 students. Suggest that it be moved bacic into the corner ��here it serves more of the project and the adjoining residential projects, and frees up land that is better used for retail. Coms. Lee, Sun,Brownley: • Support moving it bacic off Stevens Creelc Aarti Shrivastava: • Said the applicant recentl�- sho��ed a site plan that staff had not seen, but loolcs similar to the site plan the5-��ere recommending��ith some amendments; and staff��as not opposed to it. Misc Issues: Issue ofAshes vs. Peur on the buck. Com. Brophy: Supports Ash trees on the bacic. Vice Chair Sun: Supports Applicant's choice. Com. Lee: Malce it continuous; get rid of Ash trees. Com. Brownley: Malce it continuous;leave it to Cit�-Council to malce a final decision. Chair Miller: Keep the Ash trees. 29 Cupertino Planning Commission 27 March 27, 2012 Reul Bulconies vs. Fuux(Juliet)Bulconies Faux Balconies: Com. Brophy-, Sun, Bro��nley, Miller Real Balconies: Com. Lee VTA pusses for seniors Eliminate Condition: Chair Miller; Coms. Brophy-, Sun, Bro��nle�- Supports VTA passes per Council direction: Com. Lee Chair Miller: Said that the applicant dropped the marlcet rate; suggested removing it. Com. Brophy: No. 4; said the�-decided to split the office lots and allo« the apartments to be sold Motion: Motion by Com. Brownley, second by Com. Brophy, and carried 4-1-0, Com. Lee voted No; to approve M-2011-09, ASA-2011-24, TM-2011-04 and the Addendum to the Final EIR, with the modifications regarding market rate apartments and Item 4 combining office lots and condos, have been modified and also other items addressed,including Items 1 through 7 with the modifications OLD BUSINESS: None NEW BUSINESS: None REPORT OF THE PLANNING COMMISSION ENVIRONMENTAL REVIEW COMMITTEE: No report; tonight's item covered at meeting. HOUSING COMMISSION: No Meeting. MAYOR'S MONTHLY MEETING: No meeting. ECONOMIC DEVELOPMENT COMMITTEE: No meeting. REPORT OF DIRECTOR OF COMMUNITY DEVELOPMENT: • Written report submitted. Adiournment: The meeting ��as adjourned to the neit regular Planning Commission meeting scheduled for April 10, 2012 at 6:45 p.m. Respectfully-Submitted: Elizabeth Ellis, Recording Secretai�- 30 CTTY OF CUPERTINO 10300 Torre Avenue Cupertino, CA 95014 CITY OF CUPERTINO PLANNING COMMISSION DRAFT MINUTES 6:45 P.M. April 10, 2012 TUESDAY CUPERTINO COMMUNITY HALL The regula�Planning Commission meeting of April 10, 2012 ��as called to order at 6:45 p.m. in the Cupertino Communit�-Hall, 10350 Toi7e Avenue, Cupertino, CA., by Chair Mart�-Miller. SALUTE TO THE FLAG ROLL CALL Commissioners present: Chairperson: Mart�-Miller Vice Chairperson: Don Sun Commissioner: Winnie Lee Commissioner: Clinton Bro��nlev Commissioner: Paul Brophy- Staff present: Communit�-Development Director: Aa�-ti Shrivastava Cit�-Planner: Ga��-Chao Interim Assistant Planner: Apa�na Anlcola APPROVAL OF MINUTES: None WRITTEN COMMUNICATIONS: None ORAL COMMUNICATIONS: None POSTPONEMENTS/REMOVAL FROM CALENDAR: None CONSENT CALENDAR: None PUBLIC HEARING 1. U-2011-12 Use Permit to allo�� an eiisting full service restaurant to David Chan have eitended��eelcend operating hours until 12 a.m. (Bay Area Yakiniku) Planning Commission decision final z�nless appealed 19620 Stevens Creek Blvd. Aparna Ankola,Planning Intern,presented the staff report: • Revie��ed the application for Use Permit to allo�� an eiisting full-seivice restaurant to have eitended��eelcend operating hours until 12 a.m., as outlined in the staff report. • The Sheriff's Office has revie��ed the project and does not foresee an�- securit�- concems or negative impacts to the sui7ounding neighborhood. • Staff recommends approval of the Use Permit in accordance��ith the model resolution. • Staff ans��ered questions about the application. 31 Cupertino Planning Commission 2 April 10, 2012 David Chan,Applicant: • Said that the�- ��ere requesting eitended hours for the ��eelcend in order to better serve theu customers. Chair Miller opened the public hea�ing; as no one ��as present��ho ��ished to spealc, the public hea�ing��as closed. Vice Chair Sun: • Clarified that��hen a simila� request from Island Restaurant for eitended hours ��as recentl�- presented he voted No; the Island Restaurant��as isolated from the pa�lcing lot and ��as close to DeAnza College; toda5-'s application is enclosed in a shopping plaza. Generall�- the business hours are supported until midnight, ��hich is a critical time ��hen most of the businesses should be finished. After midnight the patrons diminish dramaticall�- but the danger of public safet�- is increased. He said he supported the business and the eitended hours. Motion: Motion by Com. Lee,second by Com. Brownley,and unanimously carried 5-0-0 to approve Application U-2011-12 2. U-2012-03,RM-2012-04 Use Permit to allo�� a ne�� 206 sq. ft. second-stoi�- Rajiv Deshmukh addition,to an eiisting single-stoi�-residence in a 7494 Shadowhill Ln Rl-6i zoning district; Minor Residential Permit for a ne�� second stoi�-balcon�-on the proposed second-stoi�-addition. Planning C'ommission decision final z�nless appealed. Aparna Ankola,Planning Intern,presented the staff report: • Revie��ed the application for Use Permit to allo�� a ne�� 206 squa�e foot second stoi�-addition, to a single-stoi�- residence located in a R1-6i zoning district, as outlined in the staff report. The project also includes reproofing the eiisting home and a ne�� enti�-trellis feature. • Staff supports the project as it is modest in size and is compatible ��ith the mass and bullc of the eiisting neighborhood. • Staff recommends approval of the use permit and minor residential permit per the model resolution. Rajiv Deshmukh,Applicant: • Briefl�- discussed the plans for the second stoi�- addition. He said that he spolce to his neighbors on both sides and the�-supported the project. Chair Miller opened the public hea�ing. As no one ��as present��ho ��ished to spealc, the public hea�ing��as closed. Motion: Motion by Com. Brownley, second by Vice Chair Sun, and unanimously carried 5-0-0 to approve Application U-2012-03, and RM-2012-04 per the model resolution. OLD BUSINESS: None 32 Cupertino Planning Commission 3 April 10, 2012 NEW BUSINESS: None REPORT OF THE PLANNING COMMISSION ENVIRONMENTAL REVIEW COMMITTEE: No meeting HOUSING COMMISSION: No meeting MAYOR'S MONTHLY MEETING: Report at neit meeting ECONOMIC DEVELOPMENT COMMITTEE: No meeting. REPORT OF DIRECTOR OF COMMUNITY DEVELOPMENT: • Written report submitted. Adiournment: The meeting ��as acljourned to the neit regula� Planning Commission meeting scheduled for Apri124, 2012 at 6:45 p.m. Respectfully-Submitted: Elizabeth Ellis, Recording Secretai�- 33 OFFICE OF COMMUNITY DEVELOPMENT CITY HALL 10300 TORRE AVENUE • CUPEPTINO,CA 9501-�-3255 (-�08)777-3308 • FAX(408)777-3333 • ��lannin�@cu��ertino.or� CUPERTINO PLANNING COMMISSION STAFF REPORT Agenda Item No. 3 Agenda Date:Apri124,2012 Applications: DP-2012-01,ASA-2012-01, U-2012-04,TR-2012-04 Applicant: John Noori (Apple, Inc.) Location: 20625 Alves Dr (APN: 326-34-069) APPLICATION SUMMARY: 1. Development Permit (DP-2012-01) to allow the construction of an approximately 21,468 square foot cafeteria for Apple employees. 2. Architectural and Site Approval (ASA-2012-01) to allow site improvements associated with construction of a new 21,468 square foot cafeteria for Apple employees. 3. Use Permit (U-2012-04) to allow the operation of a new cafeteria for Apple in a mixed-use zoning district. 4. Tree Removal Permit (TR-2012-04) to allow the removal and replacement of approximately 33 trees to facilitate the construction of a new cafeteria. Please note: The sc�uare footage of the total proposed building size and numbers of trees being removed have been slightly adjusted according to the latest revised plans. RECOMMENDATION: Staff recommends that the Planning Commission recommend approval of the following: 1. Development Permit (DP-2012-01); 2. Architectural and Site Approval (ASA-2012-01); 3. Use Permit(U-2012-04);and 4. Tree Removal Permit(TR-2012-04)in accordance with the draft resolutions. PROJECT DATA: General Plan Designation Office/Industrial/Commercial/Residential Conceptual Plan North De Anza Blvd Conceptual Plan Zoning Designation P (CG,ML, Res 4-10) Environmental Assessment Categorically Exempt per Section 15332 (In-Fill Development Projects) of the California Environmental Qualit Act(CEQA). Lot Size 38,333 square feet(.88 acres) Proposed Cafeteria Area 21,468 s.f. 18t Floor (Includes 17,655 s.f. Court ard Areas) 2na Floor 3,813 s.f. Underground Parking Area 27,099 s.f. Existing Restaurant Area 4,010 s.f. Proposed Demolition -4,010 s.f. 34 DP-2012-01,ASA-2012-01, Apple Cafeteria Apri12-�, 2012 U-2012-0-�,TR-2012-0-� Proposed Building Height 29'9" Re uired b Code Pro osed Total Parking 69 70 Total Bicycle Parking 4 Class II 30 Class I 64 Class II Project Consistency with: General Plan: Yes Zoning: Yes BACKGROUND: Project Site and Surrounding Land Uses The project site is located on the northeast corner of Bandley and Alves Drives, within the North De Anza Conceptual Plan Area. To the west of the property are multi-family residential and residential duplex uses, office uses to the north, and commercial uses to the east and south. A majority of the office uses to the north are also occupied bv Apple. , ; �.,A _ ~ F:w= � �. : � �� Office . Office � `• =``' � � ....- ..-- �, ; 'r� s Y� �. N _ : �0.� "a:, � k;:. ..�� g �,�...�` ��S, , ,.... �, �� - w, ,� �:.�° � +��: - _.:.: ul �aFatriil�- �Duple� :y -- .. t '�-. r� �. :� � • �. �a,�. ... �z�a -- _...... . �� _. . .d-_ s. .. . . .... � . �:� �. �.__, ll.�u � .:_ �.� � �, ��m,g�r - ..i�j; — J� . r �.. ��:•. 'I�`, ...' .. .�-.f� �.� y�� '� � S� � :..-'-��, ,� �., Office ;��": .. �?�_.gq;� 4 ,._ , ; ,,�� .�:.,. _ �'��``n y� � �. . i� �°` _�.�� ..y i .r!� 3� y'a _ _ f� �y . �. :r �i+.�. � '-� � -�:�.: � ;�;^�; ��" � .- '�,�,�"'3.° �� _:::�.,. � :^� . .;g i r. . .. ult[.=. •;;�VIulti- ,-• ;.'�,�-.rv� -'. a:. � y r • .�,;- ��'; §.-,.- : amil�- f �y � a i1�- ;� - �. f R� , - f: . _ �, �: °� W-- . ��a„ � ..-. • .- �' �� „� _a ,� ,� � ,; �. ... :;:•, °` " ��_ Ir . T�� + Commercial �• ! '� 1 r+ ��' --- '��' � �„�" _ ag �l =�'�, ___`•,.�' ��; �--� °�- ��"!'6 y s".I� ''.. .;f+. .P � �"I' .�... ��,. : •�' r� . �.. � .. i.�" .,9 � � � . �� uL' �� i� � �1:H .,' " ' - " ... ' . ,..1 ' � . �: r�i� i` .J`:- .. . -. r,a� . - . . ...`dd�R;2:o: _� r`f'- `. i . I I. ::.� ...�; __ . h�' ?� ',�'� �- �_ r�_�`i— :- ... r-�nr.r_n''ts� .�.,....-�a:�cv.. �.� f�.. _ ' [—.�• _ .:�`F.:y':��.i'Y eq;..`S"",f.: . . - - sd'. - ' y:. Commercial ; �V'�^��;'_ � ' � �:,��,� ;. -'.- _ ' s _ � ,g :;��::_ Commercial .--. . x.�, _. � ,V�.,,. - . _ �. �: � , � ,;:e•;. •_� , a � ; ' .� ��:€ ..=' _ _ - �� -. °:�' �• .:: ....:...... :._ ;�a• �= • —:...:. • .�. _ _ �°�- a- �,; ;c=" �a.:' � ��6��'3^�f?�t �`��r� ��;:�. •;�?��;.��"`' `��i-;.�� 96 i� ��v M:� F� �i ..-,n, ^�' �:'_`�.�.i. :� .�. � ".; � I: Project Site 35 DP-2012-01,ASA-2012-01, Apple Cafeteria Apri12-�, 2012 U-2012-0-�,TR-2012-0-� Previous City App�rovals On December 22, 1975, a Use Permit (U-1975-13) was issued by the Planning Coii�u�ission approving the former 3,470 square foot Japanese restaurant. On January 22, 1991, the City Council approved a Use Permit(U-1990-24) for a 540 square foot addition to the Japanese restaurant. DISCUSSION: Apple is proposing a cafeteria facility to accommodate their employees that currently work out of the various Apple occupied or owned satellite buildings along Bandley Drive on the west side of De Anza Boulevard. Currently, most of these employees walk or bike across De Anza Boulevard to the cafeteria located in the Infinite Loop Campus. Some employees walk or bike to the neighboring commercial centers for food options. Apple would like to provide another more convenient and safe dining option for their employees closer to their satellite buildings on the west side of De Anza Boulevard. Cafeteria and Building Layout The proposed podium project consists of a new two story 21,468 square foot cafeteria (17,655 square feet ground floor and 3,813 square feet 2�� floor). The ground floor includes the kitchen area, serving area, dining area,restrooms,cafe,meeting rooms,lounge areas, and courtyard space. The 2��floor will be used by employees of the cafeteria only, and will accommodate storage, mechanical, and conference rooms, as well as staff locker rooms and restrooms. The underground garage is approximately 27,099 square feet in area,containing 70 parking stalls. Development Allocation The project will draw from the entire remaining 14,715 square foot commercial development allocations available in the North De Anza Blvd Area and would require an additiona12,743 square feet to be taken out from the City Center Area. Please refer to the table below for the summary account of the allocation numbers. The City of Cupertino General Plan allows for the transfer of allocations from one geographical area to another if no significant environmental impacts are associated with the project. Square Feet Pro�ect Allocation Demand 17,458 (21,468-4,010 existin�restaurant) Available Allocation in North De Anza Blvd Area 14,715 Available Allocation in City Center Area 14,867 Remainin�Balance in Cit Center with Pro�ect 0 Remaining Balance in City Center Area with 12,124(14,867-2,743) Pro�ect Architectural Considerations The City's Architectural Consultant has reviewed and supports the project. The proposed building is simple and modern in design with attention to architectural details and materials. The building exterior will feature glass-fiber reinforced concrete, frameless windows, and steel finishes. See Attachment 2 for architectural recommendations. Landscaping, Outdoor Areas, £�Site Imp�rovements The project proposes to externalize some of its uses by providing outdoor lounge and trellis areas along Bandley Drive, Alves Drive and along the east side of the building. There will also be four courtyard areas within the project. The outdoor lounge and trellis areas are going to be enclosed by a short pre-cast landscape planter wall (3 to 4 feet in height) along the perimeter with ample landscaping features on 36 DP-2012-01,ASA-2012-01, Apple Cafeteria Apri12-�, 2012 U-2012-0-�,TR-2012-0-� both sides. Other site features surrounding the project include pedestrian amenities such as fire pits, lounge furniture,water features,wood decks,trellises, and decorative courtyard lighting. �.��`� �� ,`�_....,_��, �� 1 '� �: �, ' ., •; a i! "•' - _:s,,FA�,�, , `�'•�+`'r: � . ,� � ''- �•.�a,�•��y .-� - � . . . Hxr��._i,a �r:;S.'.fi,e�� n..�.r._.�.n. ��.;.p . . P' . ... C}�� e��.�� 1. ''-�� , �z:i�.rx:'rn�rri. `��.I .....ncs.. s�• . �.-�cy,; � � 7 .. ., . . t�; p�,xvr�iiRUS x �' __—' _ _' ��"_• . .. Z�itrS[F_E' � -1 •�� :,R,�'-�i '{' . ... -... .�y � . � '�¢ .C:: . .N ��1 a �l4 ..�!',��'f�'?c` -.a� � S•/ I. -:`'.-•': - ,�r �S" ,j� .[; '� .Lf ,.1•.. : ' �y�'^ '�� - �t P-• 4if � ,., �r `�f'��:�� .ti�: .� ,- i r .$��. 'f�� • ,•�S'Et�,;� :��Y .. - ..—. �t,��.—.� ;� � � f..��1 . _ .��: .. .. ` - '�++8 . ��,�s:ra�F F..•rinr. �r-w�< � ,:� :;•y $�,,.] - _-.i+.x_e., _ .-- . ... .-"� . =�-ia�•. J _ � mra�ass .•.�.�. � -:• i-Yi�� .._ � �,�! r3]'�`�`I ��'` - �'`!j � � u , „.. .;� ;,Y,. - ;� _ ��, �'; • �s�-'' r �r°'��°`-- J "': . � °`..��';�.•.� ::� r � • ��_ . . � ;l. i Landscape Sections The proposed landscape plan features a varied and extensive plant palette,including: grass strips, vines, groundcover, trees, bamboo, shrubs, citrus plants, bio-retention features, and a kitchen garden. Landscaping enhancements proposed are primarily along the perimeter of the building and within the courtyard/terrace areas. ,�. 1 , - � '• � f �� , r � �. �.. :z:,.:.�`'.. � _ �.. . L� . .�, i ; �;: r `,�� k: �'" y - I i x I o � � � . . ,.:� ° � { . . . .. � '� {�` c3.ni�1� W ! 0 � � � � � I � _,;,� � i . .�L� �� LLL� �� , r � � �� r. �� r � s �! L� i_1LiJ_ LJ_1LL1� L1J� '' r7 �r , :�U L!_i_�_ j L_1_LJ�.I.i G.W.�.1� L1'_ � .—. � � � i. ,., f. - (� � � .�. �� -_� � ,�� ,. € . 3�, - r:eL, M a�!llr�p�° �j�r:Y� - -.i_- .� � � �:' •` . "�^':Y" l .... ��{`�11 .,� '1..� :.�a '�. _ �� L. ' ,,:. . ALVES ORiVE Landscape Plan 37 DP-2012-01,ASA-2012-01, Apple Cafeteria Apri12-�, 2012 U-2012-0-�,TR-2012-0-� New pavers and detached pedestrian sidewalk are proposed along the public frontage to enhance the pedestrian environment. The project also proposes to install new detached sidewalk with new street trees/park strip along the west side of Bandley Drive, from Alves Drive to Lazaneo Drive. The applicant will be required to submit a final detailed landscaping and site improvement plan to the City for review and approval prior to issuance of building permits. Tree Removal The project proposes to remove 33 trees and transplant two trees on-site, one of which is a Weeping Blue Atlas Cedar,the other a Japanese Maple. Of the 33 trees to be removed,nine are street trees, and only one is a specimen tree (Deodar Cedar). The trees proposed for removal are located within the footprint of the development and a majority are in fair, poor, or very poor condition. The City's Consulting Arborist has determined that the loss of these trees will be considered minor, and the proposed development provides for a superior tree landscape (See Attachments 3 &4). A total of 91 replacement trees are proposed on or around the site. Furthermore, 31 new street trees will be planted along the north side of Alves Drive and the west side of Bandley Drive (up until Lazaneo Drive). Out of the tota1122 new replacement trees proposed, 28 are 36" box size, and 94 are 24" box size. The proposed replacement measures exceed the requirements prescribed by the City's Protected Tree Ordinance. The City' Consulting Arborist has also recommended the removal of nine neighboring trees to the north should the bio-retention area located on the northeast portion of the property be built. Staff supports the removals of these trees and no further tree replacements are required. Traffic and Parking Analysis Fehr and Peers was retained by the City to analyze the project to ensure that the proposed parking arrangement is adequate to serve the demand of the cafeteria and that there are no significant traffic impacts to the surrounding neighborhood. Fehr and Peers evaluated the project based on Apple's proposed robust transportation demand management plan, the detailed cafeteria operation plan and the trip generation rates from Apple's existing Infinite Loop Campus cafeteria. The study concludes that the proposed 70 underground parking stalls will be sufficient to support the demand of the cafeteria, especially given that a fair amount of the Apple employees are going to be walking,biking,carpooling or taking the company lunch time shuttles to the proposed facility. In addition to the dedicated company lunch time shuttles, Apple employees can also take the inter-campus transit services that are available to them all day. Please refer to Attachment 5 & 6 for the detailed discussions in the transportation study and TDM measures. A condition of approval has been added to ensure that Apple's parking, circulation, and transportation management plan are properly implemented and maintained. Future Use of the Site If Apple were to vacate the site in the future,the building may be occupied by any of the permitted uses (including food related uses) as prescribed in the City's General Commercial and/or Light Industrial zoning districts, provided that the appropriate City parking and building/fire codes are met. The City has the ability to require a modification to the use permit and/or additional environmental analysis in the event any of the future proposed uses are found to be more intense than the cafeteria use. 38 DP-2012-01,ASA-2012-01, Apple Cafeteria Apri12-�, 2012 U-2012-0-�,TR-2012-0-� North De Anza Conceptual Plan The project complies with the North De Anza Conceptual Plan development requirements. Green Features The project is striving to be LEED (Leadership in Energy and Environmental Design) Platinum Certified according to the standards set forth by the U.S. Green Building Council. In doing so, the project is expected to demonstrate water and energy efficiency, recycling and reusing of construction materials where appropriate, and promoting sustainability on the site wherever possible. Furthermore, solar panels will be installed on the rooftop, while "Green Screens" will help obscure any rooftop equipment with foliage and vegetation. ENVIRONMENTAL ASSESSMENT: The project is Categorically Exempt from Environmental Review pursuant to Section 15332 (In- Fill Development Projects) of the California Environmental Quality Act (CEQA). Prepared by: Simon Vuong,Assistant Planner Reviewed by: Approved by: /s/Gary Chao /s/Aarti Shrivastava Gary Chao Aarti Shrivastava City Planner Community Development Director ATTACHMENTS: Attachment 1: Draft Resolutions Attachment 2: Apple Cafeteria, architectural recommendations by Cannon Design Group dated February 6,2012 Attachment 3: Tree Assessment and Protection Recommendations by Walter Levison, dated December 19,2011 Attachment 4: An Arborist Review of the Proposed Alves Restaurant(Apple Cafeteria),20625 Alves Drive,Cupertino,CA 95014, dated March 9,2012 Attachment 5: Focused Transportation Study for the Apple Cafeteria in Cupertino,California by Fehr& Peers Transportation Consultants,Inc., dated Apri119,2012 Attachment 6: Alves Cafe Transportation,TDM Overview Attachment 7: Plan Set G:1 Planninol PDREPORTI pc DP reports12012 DP Reportsl DP-2012-01,ASA-2012-01,U-2012-04,TR-2012-04.doc 39 U-2012-04 �i CITY OF CUPERTINO 10300 Torre Avenue Cupertino,California 95014 DRAFT RESOLUTION I � i OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO ' APPROVING A USE PERMIT TO ALLOW THE OPERATION OF A NEW CAFETERIA USE IN A ' MIXED USE ZONING DISTRICT LOCATED AT 20625 ALVES DRIVE � i SECTION I: PROTECT DESCRIPTION � Application No.: U-2012-04 ' Applicant: John Noori ' Property Ownei: Apple,Inc. � Location: 20625 Alves Dr (APN: 326-34-069) i SECTION II: FINDINGS FOR USE PERMIT: WHEREAS, the Planning Cornmission of the City of Cupertino received an application for a Use I Perrnit as described in Section I. of this Resolution; and ' WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of , the City of Cupertino, and the Planning Coinmission has held at least one public hearing in regard to ! the application;and I, i WHEREAS,the applicant has met the burden of proof required to support said application;and WHEREAS,the Planning Commission finds as follows with regard to this application: a) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general ,, welfare, or convenience; b) The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of the City's zoning ordinances. NOW,THEREFORE,BE IT RESOLVED: ' - That after careful consideration of maps,facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on page 2 thereof, ; the application for a Use Permit,Application no. U-2012-04 is hereby approved,and ' That the subconclusions upon which the findings and conditions specified in this Resolution are ' based and contained in the Public Hearing record concerning Application no. U-2012-04 as set forth in the Minutes of Planning Coininission Meeting of Apri124, 2012, and are incorporated by reference as though fully set forth herein. 40 II . Draft Resolution U-2012-04 Apri124,2012 i SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. I 1. APPROVED EXHIBITS Approval is based on the plan set dated March 9, 2012, consisting of 34 sheets labeled 0.0, 0.1, 0.2, 1.0, 2.0, 2.1, 2.2, 2.3, 3.0, 3.1, 3.2, 3.3, 3.4, 3.5, 3.6, 4.0, 4.1, 4.2, 4.3, 4.4, 6.0, 6.1, 6.2, 6.3, 6.4, 6.5, 7.0, 7.1, 7.2, 7.3, 7.4, 7.5, 5.0, and 8.1, entitled, "Alves Restaurant, Apple, Planned Development Permit," prepared by Backen, Gillam, Kroeger Architects; Kier & Wright Civil Engineers & Surveyors, Inc.; Carducci & Associates; and DES Architects & Engineers, except as may Ue amended by conditions in this resolution. 2. ACCURACY OF PROJECT PLANS � The a licant ro er owner is res onsible to verif all ertinent ro er data includin but r r /r r � r y r � r � � not limited to property boundary locations, building setbacl<s, property size, building square i _ footage, any relevant easements and/or construction records. Any misrepresentation of any � property data may invalidate this approval and may require additional review. � 3. CONCURRENT APPROVAL COlVDITIONS � The conditions of approval contained in file nos. DP-2012-01, ASA-2012-01, and TR-2012-04 shall be applicable to this approval. 4. ODOR ABATEMENT SYSTEMS Odor abaternent systems shall be installed for all new eating establishments, including the new cafeteria. The design of the odor abatement system wi11 be finalized at the building permit stage. Equiprnent associated with the odor abatement systems shall be appropriately screened if visible ! from the public right-of-way. j 5. CIRCULATION IMPROVEMEIVTS ' The following revisions to the plan set will be incorporated to improve circulation, as outlined in I� the report prepared by Fehr &Peers Transporation Consultants date April 11,2012: ', a) Underground circulation improvements,including: _ • Widening the circulation aisle by pushing the northern row of parking against the garage wall � • Add a stop bar and pavement legend to the intersection wehre circulating vehicles I meet entering vehicles at the base of the ramp � Add a stop sign, stop bar, left-turn and "only" pavement legend at the base of the entrance ramp • Extend the curb to the northern angled parking space and create a raised island adjacent to the exit ramp to protect it from exiting vehicles ' b) Street level circulation improvernents,including: • Post a sign at the service lane exit alert drivers of traffic exiting the garage • Install a mirror adjacent to the service vehicle exit to improve visibility for drivers ' exiting the garage ,, • Install a stop sign, STOP legend, and limit line where the service vehicle exit intersects ' the exit ramp. • Add a bil<e ath alon the eastern landsca ed border to connect Alves Drive with the , p g p bilce parking in the rear. • Install a sign at the garage exit that guides vehicles to the garage entrance on Bandley , Drive. 'I • Add a roof and additional security for the bicycle parking in the rear of the building. I 41 Draft Resolution U-2012-04 Apri124,2012 • Consider adding short-terrn (Class II) bicycle parking near the building entrances on Bandley Dr and Alves Dr. 6. TRANSPORTATIOIV DEMAND MANAGEIVIENT � As part of this project, the report prepared by Fehr & Peers Transportation Consultants dated April 19, 2012 assumes that the following Transportation Demand Management measures, outlined in the document titled "Alves Cafe Transportation, TDM Overview" prepared by Apple i and reproduced here,the following mitigation measures apply: Addressing Specific Concerns and data frorn Fehr and Peers memorandum titled: "Focused � � transportation study for Apple cafeteria in Cupertino,CA" Dated 3/22/2012 a) Intercampus and Lunch Shuttles To accommodate the 275 midday peak hour roundtrips App1e has outlined a lunchtime circulator that runs down Bandley in 10 minute roundtrip loops, The shuttle accornmodates 19 passengers and can carry up to 228 passengers round ' trip/hour. Upon initial build-out and ongoing monitoring of activity at the ' new cafe,Apple could double this capacity to a total of 456 shuttle seats/hour. Many employees will also make use of the on-demand intercampus shuttle, which has a much larger capacity than the lunch shuttle. '' b) Cyclists �, With 2,900 employees within a half-mile of the cafeteria,many employees are '' expected to ride bicycles to reach the cafeteria. Several Apple buildings located along Bandley Drive include bike roorns where employees can quickly access ' shared bicycles to ride to the cafeteria. To meet the expected heavy demand for bicycle parlcing,bicycle parking facilities in excess of the city's requirements will be installed. ' • 30 C1ass I bicycle parking spaces in an interior, enclosed Campus Bilce room that will accommodate commuters and shared bikes • 64 Class II bicycle parking spaces at exterior bicycle racks c) Pedestrians Irnprove street scape surrounding cafe: • Plant street trees to improve the pedestrian experience with increased shade and a sense of enclosure. ' • Improve sidewalk on the West side of Bandley Drive between the , Lazaneo intersection and Alves to improve connectivity. I� _ • Install curb ramps and crosswalks on Bandley Drive to encourage ', pedestrian traffic. • Install high visibility crosswalks on the north, south and east sides of the Bandley/Lazaneo intersection. • Install standard crosswalks on east and south sides of Bandley/Valley Green intersection. • Install standard crosswalk on north side of Bandley/Mariani ', intersection. ' 7. PARI<ING REQUIREMEIVT� ' The project shall maintain and upkeep the proposed underground parking garage consisting of 70 ' parking spaces. In addition, the cafeteria use shall not exceed a total amount of 204 seats (exclusive of any informal or ancillary seating arrangements in the lounge/courtyard areas). 8. FUTURE U6E� ' 42 i � Draft Resolution U-2012-04 Apri124,2012 _ Any future non-apple related uses must adhere to all of the City's Ordinance. Including but not limited to Planning, Building and Fire Codes. The City reserve the right to require additional public process and/or environrnental assessment as determined to be appropriate by the Community Development Director. � i 9. DEED RESTRICTIOIV A covenant shall be recorded on the property hequiring compliance with the approved TDM � measures and the conditions prescribed in this document relating to parl<ing and future uses. ; Said convenant shall be reviewed and approved by the City prior to issuance of any building :� permits. ' 10. SIGNAGE Signage is not approved with this application. A separate building permit shall be required prior i to the installation of any signage. Signage shall conform to the regulations stipulated in the City's Sign Ordinance. 11. ROOFTOP E UIPMElVT SCREENIIVG All mechanical and other equipment on the building or on the site shall be screened so they are not visible from public street areas or adjoining developments. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. The location of equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 12. SITE LIGHTING I All new lighting must conform to the standards in the Parking Regulations Ordinance, and the ' final li htin lan (including a detailed photometric plan) shall be reviewed and approved by the . g gp Director of Community Development prior to building permit issuance. A report from a licensed ; lighting engineer may be required to confirm all exterior lighting throughout the site complies , with the City's Ordinance. ', � 13. 1VOISE LEVELS AND ABATEMENT ' Project construction and use shall comply with the City's Community Noise Control Ordinance at ', all times. Should the project exceed any of the stipulated maximum noise levels outlined in the ' . City's Community Noise Control Ordinance, an acoustical engineer may be required to submit I noise attenuation measures to the satisfaction of the Director of Cornmunity Development at the � applicant's expense. 14. 6CREENING OF UTILITY STRUCTURE6 �', All new utility structures shall be located underground or screened from public view to the �' satisfaction of the Director of Community Development and the Public Works Department. 15. PRE-CONSTRUCTION MEETING AND COI�STRUCTIOIV MANAGEMEIVT PLAN Prior to comrnencement of construction activities, the applicant shall arrange for a pre- I construction rneeting with the pertinent departments (Building, Planning, and Public Works) to II review the prepared construction management p1an, to ensure that construction complies with the conditions of approval, staging of construction equipment is appropriate, tree protection measures are in place, public access routes are identified is defined, and noise and dust control I measures are established. ', 16, COIeTSTRUCTIOIV IIOUR� ' I I 43 i Draft Resolution U-2012-04 Apri124,2012 Construction activities shall be limited to Monday through Friday, 7 am to 8 pm and Saturday and Sunday, 9 am to 6 pm. Construction activities are not allowed on holidays. Maximum noise levels are delineated in the City's Community Noise Control Ordinance. I i , The developer shall be responsible for educating all contractors and subcontractors of said i construction restrictions. Rules and regtxlations pertaining to all construction activities and limitations identified in this permit, along with the name and telephone number of a developer appointed disturbance coordinator, shall be posted in a prorninent location at the ent�ance to the 'ob site. ' ,: J '� 17. DEMOLITION REQUIRENiENTS '' All demolished building and site materials shall be recycled to the maximum extent feasible ; subject to the Building Official. The applicant shall provide evidence that materials were recycled prior to issuance of final dernolition perrnits. 18. DUST CONTROL The following construction practices shall be implemented during all phases of construction for the proposed project to prevent visible dust emissions from leaving the site: a) Water all active conshuction areas at least twice daily and more often during windy periods i to prevent visible dust frorn leaving the site; active areas adjacent to windy periods; active � areas adjacent to existing land uses shall be kept darnp at all times, or shall be treated with non-toxic stabilizers or dust palliatives. b) Cover all trucl<s hauling soil, sand, and other loose materials or require all trucks to maintain at least 2 feet of freeboard; c) Pave, apply water at least three times daily, or apply (non-toxic) soil stabilizers on all I� unpaved access roads,parking areas and staging areas at construction sites. , d) Sweep streets daily, or more often if necessary (preferably with water sweepers) if visible soil ,i material is carried onto adjacent public streets. ', e) The applicant shall incorporate the City's construction best management practices into the �, building permit plan set. '�, � 19. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Developrnent Department. ' 20. IVOTICE OF FEES, DEDICATIONS, RESERVATIOIVS OR OTHER EXACTIOl�S The Conditions of Project Approval set forth herein may include certain fees, dedication ' requirements, reservation requirements, and other exactions. Pursuant to Goverrunent Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of , such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, j reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If � you fail to file a protest within this 90-day period complying with all of the requirements of I Section 66020,you will be legally barred from later challenging such exactions. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT 1. PEDESTRIAIV CRO��WALK� ' The developer shall provide pedestrian crosswall< and signage improvements at Bandley Drive and Alves Drive (four crosswalks), and Bandley Drive and Lazaneo Drive (two crosswall<s), that 44 Draft Resolution U-2012-04 Apri124,2012 will include "ladder" style crosswalk striping. Curb rarnp improvements will be required at the Bandley Drive and Lazaneo Drive intersection, and wi11 require upgrading and shifting the existing ramp located at the southeast corner, and installation of a new curb ramp on the West side of Bandley Drive. Additional curb ramp improvements wi11 be required at Bandley Drive and Alves Drive, as per the approved planning application plans. The developer will also be responsible for refreshing the crosswalk striping at De Anza Boulevard and Lazaneo Drive. Final ' crosswall<improvement plans shall be reviewed and approved by the City Engineer. I I I, 2. STREET WIDEIVING � Public street widening and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. � i 3. CURB AND GUTTER IMPROVEMENTS � Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and standards as specified by the City Engineer. 4, STREET LIGHTING INSTALLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and sha11 be no higher than the maximum height permitted by the zone in which the site is located. � 5. GRADING ' Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please ! contact Army Corp of Engineers and/or Regional Water Quality Conhol Board as appropriate. j 6. DRAINAGE ' Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre-and post- , development hydraulic calculations must be provided to indicate whether additional storm water ' control rneasures are to be constructed or renovated. The storm drain system may include,but is ' not limited to, subsurface storage of pealc stormwater flows (as needed),low impact development facilities, or other approved means, to reduce the amount of runoff from the site and to improve storm water quality. The storm drain system shall be designed to detain water on-site (e.g., via buried pipes or storage structures) as necessary to avoid an increase of one percent flood water surface elevation of the culvert to the satisfaction of the City Engineer. Any storm water overflows or surface sheeting should be directed away frorn neighboring private properties and to the public right of way as much as reasonably possible. Hydro-modification measures may be ', required as directed by the Municipal Regional Permit I, 7. BEST MAIVAGEIVIEIVT PRACTICES - Utilize Best Management Practices (BMPs), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in grading and j street improvement plans. 8. NPDE� COIVSTRUCTIOIV GENERP�L PERMIT , When and where it is required by the State Water Resources Control Board (SWRCB), the ' developer must obtain a Notice of Intent(NOI) from the SWRCB,which encompasses preparation 45 � i Draft Resolution U-2012-04 April 24,2012 of a Storm Water Pollution Prevention Plan (SWPPP), use of construction Best Management Practices (BMPs) to control storm water runoff quality,and BMP inspection and maintenance. 3 � 9, C.3 REQUIREMENTS C.3 regulated irnprovements are required as specified in the Municipal Regional Permit. When C.3 regulated improvements are required, the developer shall reserve a minimum of 4% of developable surface area for the placement of low impact development measures,for storm water treatment, unless an alternative storm water treatment p1an, that satisfies C.3 requirernents, is approved by the City Engineer. � � The developer must include the use and maintenance of site design, source control and storm ; i water treatment Best Management Practices (BMPs), which must be designed per approved numeric sizing criteria. A Storm Water Management Plan, Storm Water Facilities Easement ' Agreement, Storm Water Facilities Operation and Maintenance Agreement, and certification of ongoing operation and maintenance of treatment BMPs are each required. All storm water management plans are required to obtain certification from a City approved third i party reviewer. � I ( 10. EROSION CONTROL PLAN The developer rnust provide an approved erosion control plan by a Registered Civil Engineer. This plan should include all erosion control measures used to retain materials on site. Erosion control notes shall be stated on the plans. 11. WORI�SCHEDULE ' Every 6 months, the developer shall submit a work schedule to the City to show the timetable for ' all grading/erosion control work in conjunction with this project. ', , 12. UNDERGROUND UTILITIES The developer sha11 comply with the requirements of the Underground Utilities Ordinance No. �I 331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate I with affected utility providers for installation of underground utility devices. The developer shall ' submit detailed plans showing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. !, � 13. BICYCLE PARIQNG '� The developer shall provide bicycle parking consistent with the City's requirements to the , satisfaction of the City Engineer. ' 14. IMPROVEMENT AGREEMEIVT The project developer shall enter into a developrnent agreement with the City of Cupertino , providing for payment of fees, including but not limited to checl<ing and inspection fees, storm �'�, drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits I Fees: a. Checking&Inspection Fees: $Per current fee schedule ($2,468.00 or 5%) b. Grading Permit: $Per current fee schedule ($2,217.00 or 5°/o) c. Development Maintenance Deposit: $1,000.00 , 46 Draft Resolution U-2012-04 Apri124,2012 d. Storrn Drainage Fee: $TBD e. Power Cost: ** f. Map Checking Fees: $Per current fee schedule (N/A) g. Parl<Fees: $Per current fee schedule (N/A) h. Street Tree By Developer ** Based on the latest effective PG&E rate schedule approved by the PUC Bonds: ;j Faithful Performance Bond: 100% of Off-site and On-site Improvernents Labor &Material Bond: 100% of Off-site and On-site Improvement I On-site Grading Bond: 100% of site improvements. -The fees described above are imposed based upon the current fee schedule adopted by the Ci Council. However the fees im osed herein ma be modified at the time of � , �' p Y recordation of a final map or issuance of a building permit in the event of said change or ' changes,the fees changed at that time will reflect the then current fee schedule. I 15. TRANSFORMERS Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be I, screened with fencing and landscaping or located underground such that said equipment is not I, visible from public street areas. The transformer shall not be located in the front or side building setbacic area. 16. OPERATIOIVS &MAINTENANCE AGREEMENT The developer shall enter into an Operations & Maintenance Agreement with the City prior to final occupancy. The Agreement shall include the operation and maintenance for non-standard appurtenances in the public road right-of-way that may include, but is not limited to, sidewall<, ' pavers,and street lights. I, 17. TRAFFIC CONTROL PLAN The developer must submit a traffic control plan by a Registered Traffic Engineer to be approved I� by the City. The plan shall include a temporary traffic control plan for work in the right of way as �il well as a routing plan for all vehicles used during construction. All traffic control signs must be ', reviewed and approved by the City prior to commencement of work. The City has adopted '', Manual on Uniform Traffic Control Devices (MUTCD) standards for all signage and striping work throughout the City. , 18. TRAFFIC SIGNS Traffic control signs sha11 be placed at locations specified by the City. 19. TRASH ENCLOSURES _ The trash enclosure plan must be designed to the satisfaction of the Environmental Programs ,I Manager. Clearance by the Public Works Department is needed prior to obtaining a building , permit. 20. REFUSE TRUCI<ACCE�� The developer must obtain clearance from the Environmental Programs Manager in regards to refuse truck access for the proposed development. i 47 Draft Resolution U-2012-04 Apri124,2012 21. STREET TREES Street t�ees shall be planted within the Public Right of Way to the satisfaction of the City Engineer and shall be of a type approved by the City in accordance with Ordinance No. 125. 22. FIRE PROTECTION Fire sprinklers sha11 be installed in any new construction to the approval of the City. 23. SANTA CLARA COUIVTI'FIRE DEPr�RTMENT A letter of clearance for the project shall be obtained from the Santa Clara County Fire ; Department prior to issuance of building permits. �' , 24. FIRE HYDRANT ; " Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as needed. 25. CALIFORNIA WATER SERVICE COMPANY CLEARAIVCE I The developer shall reach an agreement with California Water Services Company for water i service to the subject development. Provide California Water Service Company approval before '� issuance of a building permit. 26. SANITARY DISTRICT A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to issuance of building permits. I 27. UTILITY EASEMENTS ' Clearance approvals from the agencies with easements on the property (including PG&E, PacBell, ' and California Water Company, and/or equivalent agencies) wi11 be required prior to issuance of ' building permits. , SECTION V: CONDITIONS ADMINISTERED BY THE SANTA CLARA COUNTY FIRE ' DEPARTMENT 1. FIRE SPRINI<LERS REQUIRED - Fire sprinlclers shall be provided for Group A-2 occupancies where one of the following - conditions exists: 1. The fire area exceeds 5,000 square feet (464m2). 2. The fire area has an �, occupant load of 100 or more. 3. The fire area is located on a floor other than a level of exit discharge serving such occupancies. 4. The shucture exceeds 5,000 square feet (465 m2), contains more than one fire area containing a Group A-2 occupancy, and is separated into two or more buildings by fire walls of less than four hour fire resistance rating without openings. 903.2.10 Group S-2 enclosed parking garages. An autornatic sprinkler system shall be provided _ throughout buildings classified as enclosed parlcing garages in accordance with Section 406.4 of the California Building Code as follows: 1. Where the fire area of the enclosed parking garage '� exceeds 12,000 square feet (1115 m2); or 2. Where the enclosed parking garage is located beneath I other groups. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. CFC Sec. 903.2.1.2 as adopted and amended by CUPMC ' 48 Draft Resolution U-2012-04 Apri124,2012 2, HOSE VALVES/STANDPIPES REQUIRED Hose valves/standpipes shall be installed as per the 2010 CFC Sec. 905, or where emergency access has been deemed minimal, shall be equipped with standpipes designed per NFPA Std. #14, and be equipped with 2-1/2" inch hose valves, located within the stair enclosure(s). Note specifically, within parking structure(s) @ stairwells and on podium within courtyard area. CFC Sec. 905 as adopted and amended by CUPMC � 3. COMMERCIAL COOI<ING SYSTElVIS Cornmercial cooking equipment that produce grease laden vapors shall be provided with a Type I Hood, in accordance with the California Mechanical Code, and an automatic fire extinguishing system that is listed and labeled for its intended use. CFC 2010 Sec. 904.11 '� 4. CONSTRUCTIOlV SITE FII�E SAFETY ;� All construction sites must comply with applicable provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7. 5. PREMISES IDENTIFICATION Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. CFC Sec. 505 SECTION VI: CONDITIONS ADMINISTERED BY THE CUPERTINO SANITARY DISTRI�T 1. SANITARY SEWER AVAILABILITY Sanitary sewer is currently available for the subject parcel. ' 2. IMPROVEMENT PLANS ' Improvement plans shall be submitted to the District for review and comments. 3. FEES AND PERMITS Cupertino Sanitary District fees and permits will be required. 4. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, , reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of , Section 66020,you will be legally barred frorn later challenging such exactiolis. PASSED AND ADOPTED this 24th day of April, 2012, Regular Meeting of the Planning Coinrnission ' of the City of Cupertino, State of California,by the following roll call vote: ' AYES: COMMISSIONERS: , NOES: COMMISSIONERS: ' ABSTAIN: COMMISSIONERS: ' ABSENT: COMMISSIONERS: I 49 Draft Resolution U-2012-04 April 24,2012 ATTEST: APPROVED: Gary Chao Marty Miller,Chair City Planner Planning Coinmission G:�Planri i�ig�PDREPORT�RES�2012�U-2012-04 res.doc i i j i I I I � 50 DP-2012-01 CITY OF CUPERTINO 10300 Torre Avenue :; Cupertino,California 95014 DRAFT RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A DEVELOPMENT PERMIT TO ALLOW THE CONSTRUCTION OF A 21,468 SQUARE FOOT CAFETERIA AND 27,099 SQUARE FOOT UNDERGROUND GARAGE;AND DEMOLITION OF AN :� EXISTING 4,010 SQUARE FOOT RESTAURANT BUILDING FOR A NET SQUARE FOOTAGE INCREASE OF 17,458 SQUARE FEET LOCATED AT 20625 ALVES DRIVE ' SECTION I: PROTECT DESCRIPTION Application No.: DP-2012-01 Applicant: John Noori Property Owner: Apple,Inc. Location: 20625 Alves Dr (APN: 326-34-069) SECTION II: FINDINGS FOR DEVELOPMENT PERMIT: WHEREAS, the Planning Coinrnission of the City of Cupertino received an application for a ' Development Permit as described in Section I. of this Resolution;and ', WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of ', the City of Cupertino,and the Planning Colnxnission has held at least one public hearing in regard to the ' application;and ' WHEREAS,the applicant has met the burden of proof required to support said application; and ' WHEREAS,the Planning Coznt7ussion finds as follows with regard to this application: ''i a) The proposed development, at the proposed location, will not be detrimental or injurious to . property or improvements in the vicinity, and will not be detrimental to the public health, safety, I general welfare,or convenience; � b) The proposed development will be located and conducted in a manner in accord with the �I Cupertino Comprehensive General Plan and the purpose of the City's zoning ordinances. '', NOW, THEREFORE,BE IT RESOLVED: ' That after careful consideration of the maps, facts, exhibits, testimony and other evidence submitted in ' this rnatter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 2 ' thereof,; ' i The application for a Development Permit, Application no. DP-2012-01 is hereby recommended for '� approval and that the subconclusions upon which the findings and conditions specified in this resolution ' are based and contained in the Public Hearing record concerning Application no. DP-2012-01 as set forth in the Minutes of Planning Cornmission Meeting of April 24, 2012, and are incorporated by reference as though fully set forth herein. ' I 51 I Draft Resolution DP-2012-01 Apri124,2012 ', I SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on the plan set dated March 9, 2012, consisting of 34 sheets labeled 0.0, 0.1, 0.2, �I 1.0, 2.0, 2.1, 2.2, 2.3, 3.0, 3.1, 3.2, 3.3, 3.4, 3.5, 3.6, 4.0, 4.1, 4.2, 4.3, 4.4, 6.0, 6.1, 6.2, 6.3, 6.4, 6.5, 7.0, 7.1, 7.2, 7.3, 7.4, 7.5, 8.0, and 8.1, entitled, "Alves Restaurant, Apple, Planned Development Permit;' prepared by Backen, Gillam, Kroeger Architects; Kier & Wright Civil Engineers & Surveyors, Inc.; Carducci & Associates; and DES Architects &Engineers, except as may be amended by conditions in ', � this resolution. �', � 2. CONCURRENT APPROVAL CONDITIONS ', The conditions of approval contained in file nos. ASA-2012-01, U-2012-04, and TR-2012-04 shall be �!, applicable to this approval. ', 3. DEVELOPMENT APPROVAL AND PROTECT AMENDMENTS �I Development Permit approval is granted to a new 21,468 square feet cafeteria building; and ! demolition of an existing 4,010 square foot restaurant building for a net square footage addition of ' 17,458 square feet. The Planning Colnmission shall review amendments to the project considered major by the Director of Community Developrnent. 4. DEVELOPMENT ALLOCATIOlV The City sha11 deduct 14,715 square feet of cornmercial General Plan allocation from the North De Anza Blvd Area. In addition, the City shall deduct 2,743 square feet of comrnercial General Plan allocation from the City Center Area to the North De Anza Blvd Area. PASSED AND ADOPTED this 24th day of April, 2012, Regular Meeting of the Planning Commission of , , the City of Cupertino,State of California,by the following roll call vote: i AYES: COMMISSIONERS: '� NOES: COMMISSIONERS: ABSTAIN: COMMISSIONERS: ' ABSENT: COMMISSIONERS: ' - ATTEST: APPROVED: � Gary Chao Marty Miller, Chair I City Planner Planning Cotnnussion Z:�Plmrriirig�PDREPORT�RES�2012�DP-2012-01 res.dac I� I 52 I ASA-2012-01 CITY OF CUPERTINO 10300 Torre Avenue Cupertino,California 95014 DRAFT RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF AN ARCHITECTURAL AND SITE APPROVAL PERMIT F TO ALLOW THE CONSTRUCTION OF A 21,468 SQUARE FOOT CAFETERIA AND ASSOCIATED SITE IMPROVEMENTS,INCLUDING, BUT NOT LIMITED TO PAVING,OUTDOOR AREAS, LANDSCAPING,AND STREET FRONTAGE IMPROVEMENTS LOCATED AT 20625 ALVES DRIVE SECTION I: PROTECT DESCRIPTION Application No.: ASA-2012-01 Applicant: John Noori Property Owner: Apple,Inc. Location: 20625 Alves Dr (APN: 326-34-069) SECTION II: FINDINGS FOR ARCHITECTURAL AND SITE APPROVAL: WHEREAS, the Planning Comrnission of the City of Cupertino received an application for an Architectural and Site Approval as described in Section I. of this Resolution;and , WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held at least one public hearing in regard to the application; and WHEREAS,the applicant has met the burden of proof required to support said application;and WHEREAS,the Planning Cornrnission finds as follows with regard to this application: i 1. The proposal, at the proposed location, will not be detrimental or injurious to property or �' improvements in the vicinity, and will not be detrimental to the public health, safety, general '�, welfare, or convenience; I 2. The proposal is consistent with the purposes of Chapter 19.168, Architectural and Site Review, of the Cupertino Municipal Code, the General Plan, any specific plan, zoning ordinances, applicable planned development permit, conditional use permits, variances, subdivision maps or other ', entitlements to use which regulate the subject property including, but not limited to, adherence to ; the following specific criteria: !i i a) Abrupt changes in building scale have been avoided. A gradual transition related to height and I bullc has been achieved between new and existing buildings. I, b) Design harmony between new and existing buildings have been preserved and the materials, textures and colors of new buildings harmonize with adjacent development with design and color schemes, and with the future character of the neighborhood and purposes of the zone in which it is situated. The location, height and materials of walls, fencing, hedges and screen , planting harmonize with adjacent development. Unsightly storage areas,utility installations and unsightly elements of parking lots have been concealed. Ground cover or various types of ', pavements have been used to prevent dust and erosion, and the unnecessary destruction of ', existing healthy trees have been avoided. Lighting for development is adequate to meet safety I 53 Draft Resolution ASA-2012-01 Apri124,2012 ' requirements as specified by the engineering and building departments, and shielding to j adjoining property owners. I c) The number, location, color, size, height, lighting and landscaping of outdoor advertising signs ', and st�uctures have been designed to minimize traffic hazard, positively affect the general ' appearance of the neighborhood and harmonize with adjacent development. I d) This new development, abutting an existing residential development, has been designed to I protect residents from noise, traffic, light and visually intrusive effects by use of buffering, , i esi measures. , ' setbacl<s,landscaping,walls and other appropr ate d gn , , NOW,THEREFORE, BE IT RESOLVED: I That after careful consideration of the initial study, maps, facts, exhibits, testimony and other evidence I submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on I, Page 2 thereof,: ,, The application for an Architectural and Site Approval, Application no. ASA-2012-01 is hereby recommended for approval, and that the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the Public Hearing record concerning Application ', no. ASA-2012-01 as set forth in the Minutes of Planning Coinmission Meeting of April 24, 2012, and are 'i incorporated by reference as though fu11y set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS �'i Approval is based on the plan set dated March 9, 2012, consisting of 34 sheets labeled 0.0, 0.1, 0.2, I�, 1.0, 2.0, 2.1, 2.2, 2.3, 3.0, 3.1, 3.2, 3,3, 3.4, 3.5, 3.6, 4.0, 4.1, 4.2, 4.3, 4.4, 6.0, 6.1, 6.2, 6.3, 6.4, 6.5, 7.0, 7.1, I 7.2, 7.3, 7.4, 7.5, 8.0, and 8.1, entitled, "Alves Restaurant, Apple, Planned Development Permit;' I�I prepared by Backen, Gillam, Kroeger Architects; Kier & Wright Civil Engineers & Surveyors, Inc.; , Carducci &Associates; and DES Architects &Engineers, except as may be amended by conditions in I this resolution. i 2. SITE DETIALS, STREETSCAPE,FRONTAGE, AND LAIVDSCAPING ' The applicant shall worl<with City staff to finalize site details,including but not lirnited to: sidewall< and wall<way paving material, streetscape and sidewall<design,building frontage, and landscaping prior to issuance of building permits. It shall closely resemble the attached conceptual plan and prepared to the satisfaction of the Director of Community Development and Public Worl<s ', Department. 3. LANDSCAPE PROTECT SUBMITTAL ', Prior to issuance of building permits, the applicant shall submit a full landscape project submittal per section 14.15.040 of the Landscaping Ordinance. The Water-Efficient Design Checklist (Appendix I _ A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water Budget Calculations sha11 be reviewed and approved to the satisfaction of the Director of Cornmunity Development prior to issuance of building permits. 4. Ll-11VDSCAPE INSTALLATIOIV REPORT A landscape installation audit shall be conducted by a certified landscape professional after the ! landscaping and irrigation system have been installed. The findings of the assessrnent shall be , consolidated into a landscape installation report. , The landscape installation report shall include, but is not limited to: inspection to confirm that the � " landscaping and irrigation system are installed as specified in the landscape and irrigation design � 54 ,� Draft Resolution ASA-2012-01 Apri124,2012 plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that I causes overland flow,and preparation of an irrigation schedule. II The landscape installation report shall include the following statement: "The landscape and ', irrigation system have been installed as specified in the landscape and irrigation design plan and � complies with the criteria of the ordinance and the permit.° ' j 5. LANDSCAPE AND IRRIGATION MAINTENAIVCE `� A maintenance schedule shall be established and submitted to the Director of Community ' ; Development or his/her designee, either with the landscape application pacicage,with the landscape � installation report,or any time before the landscape installation report is submitted. a) Schedules should take into account water requirements for the plant establishment period and water requirements for established landscapes. b) Maintenance shall include, but not be lirnited to the following: routine inspection; pressure �� { testing, adjustment and repair of the irrigation system; aerating and de-thatching turf areas; ' replenishing mulch; fertilizing; prunirig; replanting of failed plants; weeding; pest control; and removing obshuctions to emission devices. c) Failed plants shall be replaced with the same or functionally equivalent plants that may be size- '' adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall II either be replaced or be revived through appropriate adjustments in water, nutrients, pest ! control or other factors as recoxrunended by a landscaping professional. 6. EXTERIOR BUILDING MATERIALSf TREATMElVTS � Final building exterior treatment plan (including but not limited to details on exterior color,material, ' architectural treatments and/or embellishments) shall be reviewed and approved by the Director of ', ! Community Development prior to issuance of building permits. The final building exterior plan shall closely resemble the details shown on the original approved plans. Any exterior changes ' deterxnined to be substantial by the Director of Community Development shall require a '' modification approval. 7. COIVCURRENT APPROVAL CONDITIONS The conditions of approval contained in file nos. DP-2012-01, U-2012-04, and TR-2012-04 shall be ' applicable to this approval. ' 8. NOTICE OF FEES, DEDICATIONS, RESER�7ATIONS OR OTHER EXACTIOl�, , The Conditions of Project Approval set forth herein may include certain fees, dedication I, requirements, reservation requirernents, and other exactions. Pursuant to Government Code Section '', 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further ' notified that the 90-day approval period in which you may protest these fees, dedications, I reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section , 66020,you will be legally barred from later challenging such exactions. , PASSED AND ADOPTED this 24th day of April, 2012, at a regular Meeting of the Planning Colzunission of the City of Cupertino,State of California,by the following roll call vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ' ABSTAIN: COMMISSIONERS: j ABSENT: COMMISSIONERS: �I 55 i Draft Resolution ASA-2012-01 Apri124,2012 ATTEST: APPROVED: i Gary Chao Marty Miller, Chair I City Planner . Planning Coinmission i ; i •� � G:�Pln�tn ing�PDREPORT�RES�2012�ASA-2012-01 res.doc I � ( � i � i � I I � I � ( �i 56 i TR-2012-04 CITY OF CUPERTINO 10300 Torre Avenue Cupertino,California 95014 � DRAFT RESOLUTION � � OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING THE REMOVAL AND REPLACEMENT OF 27 TREES IN CONJUNCTION WITH A NEW CAFETERIA USE AND UNDERGROUND PARKING GARAGE LOCATED AT 20625 ALVES DR SECTION I: PROTECT DESCRIPTION � Application No.: TR-2012-04 Applicant: John Noori Property Owner: Apple,Inc. �, Location; 20625 Alves Dr (APN: 326-34-069) � SECTION II: FINDINGS FOR TREE REMOVAL I I WHEREAS,the Planning Coinrnission of the City of Cupertino received an application for tree removal, �� as described in Section I of this Resolution;and '', WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Coininission has held at least one public hearing on this matter;and WHEREAS,the Planning Cornmission finds the following with regard to this application: i. That the location of the trees restricts the economic enjoyment of the property by severely limiting the use of property in a manner not typically experienced by owners of similarly zoned and situated property, and the applicant has demonstrated to the satisfaction of the approval authority that there are no reasonable alternatives to preserve the tree(s). , NOW,THEREFORE,BE IT RESOLVED: I That after careful consideration of the maps, facts, exhibits, testimony and other evidence submitted in this matter,subje ct to the conditions which are enumerated in this Resolution beginning on page 2 thereof,: ' � The application for a Tree Removal Permit, Application no. TR-2012-04, is hereby approved, and that the i subconclusions upon which the findings and conditions specified in this Resolution are based and � contained in the Public Hearing record concerning Application no. TR-2012-04 as set forth in the Minutes of Planning Cominission Meeting of April 24, 2012, and are incorporated by reference as though fully set ' forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED E3CHIBITS '� Approval is based on the plan set dated March 9,2012, consisting of 34 sheets labeled 0.0, 0.1, 0.2,1.0, 2.0, 2.1, 2.2, 2.3, 3.0, 3.1, 3.2, 3.3, 3.4, 3.5, 3.6, 4.0, 4.1, 4.2, 4.3, 4.4, 6.0, 6.1, 6.2, 6.3, 6.4, 6.5, 7.0, 7.1, 7.2, I 7.3, 7.4, 7.5, 8.0, and 8.1, entitled, "Alves Restaurant, Apple, Planned Development Permit;' !i prepared by Bacicen, Gillam, Kroeger Architects; Kier & Wright Civil Engineers & Surveyors, Inc.; j Carducci &Associates; and DES Architects &Engineers, except as may be amended by conditions in ' this resolution. � 57 Draft Resolution TR-2012-04 Apri124,2012 2. CONCURRENT APPROVAL CONDITIOIVS I The conditions of approval contained in file nos. DP-2012-01, ASA-2012-01, and TR-2012-04 shall be ; applicable to this approval, i 3. REQUIRED TREE REPLACEMEI�TS The applicant shall be required to plant tree replacements in and around the property in accordance with the City's Protected Trees Ordinance. The required replacement trees shall be planted prior to i final occupancy of the project associated with file no. DP-2012-01,ASA-2012-01,and U-2012-04, i 1 4. TREE PROTECTIOIV Prior to building permit issuance,the tree protection measures contained in the arborist report,Tree Assessment and Protection Recommendations by Walter Levison, dated December 19,2011, and in ' the City's Consulting Arborist's Report,An Arborist Review of the Proposed Alves Restaurant (Apple Cafeteria),20625 Alves Drive,Cupertino,CA 95014, dated March 9,2012, shall be II irnplemented as deemed appropriate by the Director of Community Development for the trees to be �, retained. The City's consulting arborist shall verify that the tree protection measures are in place �', prior to construction/demolition. The tree protection rneasures sha11 be placed in the construction plan set and posted on tree protection fences. A report ascertaining the good health of the trees �', mentioned above shall be provided prior to issuance of final occupancy. • I 5. ADDITIONAL TREE REMOVALS AND REPLACEMENTS In the event additional tree removals are required in conjunction with this specific project,whether ', off-site or on-site,no further tree replacements will be required as the proposed amount of tree replacements exceeds the City's minimum requirements stipulated in the Protected Tree Ordinance. ' However,the Director of Cornmunity Development shall have the discretion to require additional ', i�ee replacernents as deemed necessary. The final tree replacement plan shall be reviewed and ' approved prior to final building approvaL � , 6. NOTICE OF FEES,DEDICATIONS,RESER�7ATIOIVS OR OTHER EXACTION� '' The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section �'', 66020(d) (1),these Conditions constitute written notice of a statement of the arnount of such fees, and ' a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will ' be legally barred from later challenging such exactions. ' PASSED AND ADOPTED this 24th day of Apri12012, at a Regular Meeting of the P1aivling Coinmission , of the City of Cupertino,State of California,by the following roll call vote: ii � I AYES: COMMISSIONERS: �! NOES; COMMISSIONERS: ' ABSTAIN: COMMISSIONERS: ABSENT: COMMISSIONERS: ' � 'I'• APPROVED: I�' ATTES . � 58 i � Draft Resolution TR-2012-04 Apri124,2012 i I � Gary Chao Marty Mi11er,Chair City Planner Platuling Commission i � G:�Plnnriing�PDREPORT�RES�2012�TR-2012-04 res.doc � I I I I i � [ I , � � I � i � � i i ' I I III il i I i � f 59 � �� y ARCHITECTURE PLANNING URBAN DESIGN � ' tJ CANNdN DESI�N � R4UP February 6,2012 Mr. Simon Vuong Community Development Department City of Cupertino 10300 Torre Avenue Cuperrino,CA 95014 RE: Apple Cafeteria Dear Simon: I reviewed the drawings, and visited the site.My comments and recommendarions are as follows:. Neighborhood Context The project site is located at the corner of Alves Drive and Bandley Drive in a mised use area that includes a number of project types.The site's surroundings are not currently of a high visual quality,and do not provide any significant influences on the design.The only disringuishing feature of the site is the substanrial row of conifer and eucalyptus trees along the northern site boundary. Photos of the site and surrounding neighborhood are shown below � � � ,. ,.�.:.i>• � — • � _"' 'T T ' "��!"�� . 1 •�'1',• �� .�-{• I� � � y� ' t�'�.6 '�g !'�~''�y� � F� ��i� ' � � .� S � � ry��# "_'�!`^" � ,7 � � � � i,� � , �� 5, � � � _� � �� b,�T,_F'�,'f � * �� " `" _t�`��y� � a � _ • � ____ 'A� �,+ � � �3 � �wT�' � '+' 4 � � � : � ;:] �. � �?p•-2 - � r��' .---1 , �� i ' 1 - � ` - �� _I . •-� '��.� f� - �� s �, , .� - i � . - � - S t -_>>0'T� . H�% �..��.�., ' ; :: �`.�; �w • .f�� 'Y`�� .. .e- ,r . . - �I �- _ _i-y � � ,r--, , ��_ ��::�_:� ^ Ya � ��""b 3�[ ' � a. �r..aes� � R'' � --� �� p � � .. - -- - - — . _�'�'�Y�'w`c��. . ?� -~_-_a?, � � . -,�� r ' - '�� 7 �7 � '� . . • �r r� r�s�� _ ��-�i _ 5�.� � � .lyi ..�. � ::l � jg-'j.S� - ' � 4 __ � _�y7?� � �.•,��r ., . ,.... . .�YJ�'�%' � • � �e � -x� _ i�- 9*- '.�� .,�,�a.. _ - ,�.;.,;�;��a�i .. _ .-,. .�;�.: ,�,. 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 TEL: 415.331.3795 CDGPLAN@PACBELLNET 60 Apple Cafeteria Design Review Comments February 6,2012 Page 2 ';.. ��^�� ...��`��: �S . � � ', � _ �{� . ,�.� "'� � T i ' �1�....;�a.i . '. . � 3:� ' . 1;��'�i�/��. . . .! Yf+.e -�� . "� '.��.�. ' ��. R�'.: >. I� - ' ri 4�• �r -. ,.a.�:..7; �.,,�yy��' "�y�c'" . - "�y..: �r : . , _ ..�.='�' . � : .w �L,. �.. �•.�� i�•` - � w�.�:..,:.� '�, � .�: � � ,Y: �• � I - �. � �� ,� . t _ f f?��a: c:-: �:� �3 � y . �" �,;: . �• �- �� ;;: _ � '} ,� �,;� ¢,:. .. . �.., 'y � i�'�V `�' - - v.�, ,�l.�.��- .��+.<< � .�� 2' '_i'.�..r `'..�' t ' . .. W �� _�� -... . �-��.��.�' �f.ti�.��-1';• Z ^ View to the site Existing building to the east '' y:n+ ;._�' � �• e k,..'' y • `ar ' .�'.� '°:::"-[`•. ''�:"� :�^'.��.a.i'=:•.:�.�v�� ;•�. �, 'i. � r: �� _,.4 �' - ';-+!��.P''rk", T�,ri�y. ;� ,• � ` `'C.,' Y.� k r� ' -y� '� . . �:�'et,�,? `J� '�'k:''1' i :L� r��• _ ,y�.._ "°� ..� '• ., , :.y.� .�. �, . . 1:..'lp��... .i •y y}ti. , „i• F� ' .� ':.�' ~-�.y- � Y „ ��'�'�.,.,,ra. � lk �'° 1 . vw Y�''� i �` .i ' 'ip;": •'�'`' ' ., �� F: �, �' ' _ �.''�,-��`�.�� (4.ti �, � � .�.J ]`,. ,�7 . ,u . �,; f� •ti• � :'�:�•s�`r,�?: s. � �r �s .:`�.�� j� s, �� ,��; f,?.�'-'ti _� 't''�- �� f� V'P"��;� � � .�� t ..*.'bil�- . J' �. � • �4 •�"' .��. V _i� '� � � .� '�,�. ,; _ � �� _ � � � -:�: ��". �r �: ' �. { ,r.-' t , :�''�:..:.� `'�. . .. ._ _ M� � � ..�• � ' � ,. _ r • - - . . . �N �• '.3'��1'r- �. �` j�-.. �. . ..,..'�.:-_• _ ..y: ::i-� ¢ -- -_:! _ _ _�'�-.. - � �. • -��,�: - _�+�.- � � � - � - __r�_ ..�. � �.--= . - _ _ . �� View from the site to the north View from the site to the east I � �1�� ; .. � , �. ; � •1�,,� � �. e. � � r � :'+ -- _ . ■ � — -- -- -- �— i - 1 11 11 1� r' ^.a #F. �'Rh��r��.: .�� .____� _ , ` - R�; � i- e''� ._ _. 1� '� 1 �� i, T L y. � _`� - -��.. . _ i� '`��- '� -_ - � - _ y ��"°�r . _. �•�']�,�i ',� _ '�"�' .�' � r. ,�; �9 ;�' "y, , �'�'�� -: `~r ._..e�- .:.x:;�.''• �,:. , _ /#P _ ',�:�,�e . ,.-- i ; �•_ ^ � r �I - '�; - '�-,14;;;."':' � .�• F = �'��"`d � �'�,..�. �� '� _ � _ �� View from the site across Alves Drive View from the site across the Bandley/Alves Drive intersection CANNON DESIGN GROUP 700 LARI<S�I�R LANDING CIRCLE . SUITE 199 . LARI<SPUR . CA . 94939 "I Apple Cafeteria Design Review Comments February 6,2012 Page 3 Issues and Recommendations The proposed project is very well designed with generally good site landscaping,and a well refined glass,metal and panel skin. Its relatively low profile and substantial landscaping along the two street feontages will likely make the landscaping the dominant visual element at the corner with views of the building g�eafly subdued.A building of this refined shape and simplified detailing will,of course,depend upon the quality of the materials and the attenrion to the architectural details. However given the reputarion of the applicant for this project,I assume that this level of attenrion will be pro- vided. The only issue that I saw was the lack of landscaping at the north side of the structure to screen the view of what is essenrially the service side of the builcling from street and sidewalk views along Bandley Drive. My recommendarion would be to consider moving the structure slightly toward Alves Drive to allow some buffer landscaping. Since the parcel zoning is P (CG,ML,RES4-10),I assume that there is some fle�bility regarding the Alves Drive building setback. Some slight shift of the structure to the south would probably have very limited visual impact given the substanrial landscaping proposed along that feontage.The move would not need to be g�eat-only enough to allow one or two narrow plant- ing areas. Screening possibiliries include planters at the edge of the garage ramp and trash enclosure and/or a latrice or g�eenscreen along the north facade of the structure. Snn;c izindsc;iF;inq vrouid be dee•ira�ie�o so�tr:n•sicr:s rn this a3rea ---- M��111■�11��YM1y--�M� �`::II-�.�3-��. - LG..� y� ` ii: T `�' � 6�_.�_..., ..�.r..r :=r4 k t L .. ! � � .• '� . I !r�—F' " II. � .— .T � .. ._ .._ — � 1 f +yr �� `_" '� = �� .��y� - � a �� - ��m r�ri� � �� +i� �-�- .i�:� �_� � �� -�- L C•G, � � � � �Cry1. � _ �ti' _ _ 4 A+}...�. ,� . . +R"'' �� _ Site Plan Comments Landscaping possi6ilities include planter at ed�.ge of ramp and.+or sniall lantin arcas for vines alon face of thc 6uildin �� C�.`�la1� �.. - - �: - - ------------- ----• y, �: '•�. � _ _ ._.._�....�� ` E I i. . � r� t___� �' ___�� -�. - � �� _ � � �. ;',� � � _,�'� � � ;� � _� � sn�n��ia�r�� i�..i�i• ui_� �---- ��' � slign�ly tn allnr:i � � � �� _ i Anlall a�]lnunl nf� landscapiny ori-.._... :. _ - � �� -- � �ihe narih sidc . � �r 4 '� �' 'Y, �*'�i+'��: _.. _ =�ki: Site Plan Recommendations CANNON DESIGN GROUP 700 LARI<S��R LANDING CIRCLE . SUITE 199 . LARI<SPUR . CA . 94939 Apple Cafeteria Design Review Comments February 6,2012 Page 4 Lands�a{�ing passibilities in�lude planter at edge of ramp andlor small pianting areas for r►ines along face of the building ��.,�,,... __ ---- �___......---------------:--__--- --- - -'Y; ��'g - - -� _ ._ �'�. ;Ti�?e. _�:}:��:li!{ .:.�� 'Tr� i �rT �T"-� ^4i � � - - - - - _ ` � ��1f��Ifi��'° �� ` j;: � -'.��'.:��' __4f'�.... . !.�i�+;.f.:f:_�;:=i�_i� � '�..�..:;:_.�. ��I':i'i''i"•"r:�=::' 7�1�f''I..i�l :-i`".'-r '_-i':1i-1.':=-_-:t�.3 . � - _ _�'.� i:�:. • , _aL� _ _ L __iJ'Li__e'_i.=:�.�J.L-_•-.•[•• � _ � _ _ _L' __�L.'_'" -�,.!- i r{--�;�?-?�:��s�y .y �_ ...�; ��:-. I �� _ — — �.�"t � � . . ::I'+-1%'-�i��..-_:L�i��-F� �.L-,y_>>.�i� �, _ _—~.I""__ -_'L= __ _I"�_ _ _ i _ � __ )._ "i,J�.. b � .. �r' ii _ _ 'J-iy. � �. :'L'.�.�.� �T. ]'. . '�. -['- -�:..1'�._. � _ �: • ' -��J f�_i i�::�::...__I I.��:j!� - __ ' _ i.J I. �. ..l.l"." ' h :�i: . . i::.•"' � � _ ... .-�L _ _ i�; ' ��—�'. " ��T'_:�-�_�_ _ _ i - .r�:..:;-n�:+��:3��r-,._`-:+. �r' '_ ' � � ..,�.'.�'� � .. .,i..,.. •.,• _ .. ,.. .�, .. . . . i . i...:.:. .. ..... � :. �� `:-.' . .. . .. �. . . . . • .. . ... . � .. .. . ,.. ��.:i..�.. ��.. .� -��-�--�r:�...r:, .._..��-�:., ,;,_.� ..::... :i.:: North Elevation Recommendations Staff had expressed concern about two issues:the long term maintenance appearance of the glass,and the 42 inch high railing at the roof line.With regard to the glass,it appears that the glass wall is always separated feom the landscap- ing by paved terraces so that should not be a significant problem. For the railing at the roof,it is set back from the face of the exterior wall. Generally,these railings are fairly open and minimal in appearance,and tend to have very litfle im- pact on the visual appearance of a builcling. I did not see a clear elevarion of what this railing will look like,so it would be a good idea to ask the applicant for a photog�aph of an e�sring similar installarion to ensure that staff is comfortable with the design. Simon,please let me know if you have any quesrions. Sincerely, CANNON DESIGN GROUP v I� l� Larry Cannon AICP President CANNON DESIGN GROUP 700 LARI<S��R LANDING CIRCLE . SUITE 199 . LARI<SPUR . CA . 94939 ARBOR RESOLIRCES prof�ssior�al consulting arborists arud tree care AN ARBORIST REVIEW OF THE PROPOSED ALVES RESTAURANT (APPLE CAFETERIA) 20625 ALVES DRIVE CUPERTINO, CALIFORNIA Submitted to: Simon S. Vuong Community Development Department City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 Prepared by: David L. Babby Registered Consulting Arborist° #399 Board-Certified Master Arborist#WE-40018 March 9, 2012 pao. b�x �5�95, sa� mat�o, cal�for�ia 9440� ■ emaila arborr�sourc��@comcaston�t ph�ru�o 6��a654o335 B ■ fa�eo 6��a�40vO�77 ■ I�c�rus�d co��rac��r #7�6763 64 David L. Babby,Registered Coyas��ltzyag 4rborist° �l�Iarcli 9, 2012 TABLE OF CONTENTS SECTION TITLE PAGE 1.0 INTRODUCTION ............................................................................. 1 2.0 TREE COUNT AND COMPOSITION ............................................... 2 3.0 REGULATED TREES ..................................................................... 3 4.0 TREE CONDITIONS ...................................................................... 4 5.0 POTENTIAL TREE IMPACTS .......................................................... 5 6.0 TREE REPLACEMENTS AND RELOCATION ................................... 7 7.0 TREE PROTECTION MEASURES .................................................. 9 8.0 ASSUMPTIONS AND LIMITING CONDITIONS ............................. 13 EXHIBIT EXHIBIT TITLE A SITE MAP (tree numbers on a copy of the Topographic Survey) i 65 David L. Babby,Registered Coyas��ltzyag 4rborist� �l�Iarcli 9, 2012 1.0 INTRODUCTION The City of Cupertino Community Development Department has retained me to prepare this report in connection with the proposed Alves Restaurant (also referred to as "Apple Cafeteria") at 20625 Alves Drive, which is at the northeast corner of Bandley Drive and Alves Drive, Cupertino. Specific taslcs performed are as follows: ■ Visit the site on 2/14/12. ■ Identify each tree located within or immediately adjacent to the proposed worlc area. ■ Measure and note the trees' trunk diameters at 54 inches above grade. In numerous instances, the actual diameters differ to some extent froin what is reported in the submittal documents (some are larger and some smaller), but for the intent and purpose of utilizing diameters towards a replacement calculation, on average, they appear reasonably accurate. ■ Evaluate each tree's health and structural integrity, and assign an overall condition rating (e.g. good, fair, poor or dead); see Section 3.0 of this report. ■ Identify whether any of the trees are regulated by City Code. ■ Review [1] the plan set, dated 1/25/12, provided on the City's ftp site, and [2] the report by Walter Levison, dated 12/19/11. ■ Utilize tree numbers and locations presented on the submittal documents. ■ Show the tree numbers and location on a copy of the Topog��aphic ,Szz��vey, dated January 2012, presented in Exhibit A. ■ For on-site identification purposes, I utilized tags affixed (by others) to the trees' trunlcs. ■ Review potential tree impacts, and provide appropriate measures to mitigate or avoid those impacts. ■ Prepare a written report containing the aforementioned information, and submit via email as a PDF document. 20625 4lves Drive (4lves Resta��rayat), C��ertiyao Page 1 of 13 City ofC��ertiyao Conznz��yaityDevelo�nzeyatDe�artnzeyat 66 David L. Babby,Registered Coyas��ltzyag 4rborist� �l�Iarcli 9, 2012 2.0 TREE COUNT AND COMPOSITION Forty-four (44) trees of 12 various types are immediately adjacent to the proposed worlc area. They are sequentially numbered as 601 thru 644, their names, assigned numbers, counts and percentages are presented in the table below. Their locations and assigned numbers can be viewed in the report by Mr. Levison. % OF NAME TREE NUMBER S COUNT TOTAL eucalyptus 601, 608, 610, 636-644 12 27% pine 602-604, 606, 607, 609, 10 23% 614, 617, 618, 620 camphor 605, 611, 612 3 7% Mexican fan palm 613, 623, 626 3 7% flowering cherry 615, 622, 625 3 7% deodarcedar 616 1 2% weeping blue atlas cedar 619 1 2% Japanese maple 621 1 2% maidenhair tree 624 1 2% coast redwood 627-629 3 7% white alder 630-633 4 9% glossy privet 634, 635 2 5% Total 44 100% The locations and assigned numbers can be viewed on the map in Exhibit A (copy of the Topog��aphic,Szz��vey, dated January 2012). 20625 4lves Drive (4lves Resta��rayat), C��ertiyao Page 2 of 13 City ofC��ertiyao Conznz��yaityDevelo�nzeyatDe�artnzeyat 67 David L. Babby,Registered Coyas��ltzyag 4rborist� �l�Iarcli 9, 2012 Seventeen (17) of the trees have trunks situated on neighboring properties; they include #610, 627-633 and 636-644. Tree #610's trunlc is located on the eastern neighboring property, whereas the trunlcs of trees #627-633 and 636-644 are situated on the northern neighboring property. Please note that the proj ect plans available for iny review do not identify any of the 17 trees on the northern neighboring property. Their locations and numbers can be viewed on the map in Exhibit A, but are not shown on the proj ect plans and should be added. 3.0 REGULATED TREES Tree #601 is a large eucalyptus situated within the public right-of-way and considered a street tree. It is regulated by Chapter 14.12 of the City Code. The following additional 40 trees can be considered protected trees pursuant to Section 14.18.035 of the City Code: #601-609, 611-633 and 636-644. The other three trees (#610, 634 and 635) are considered volunteers,i and do not qualify as "protected trees" per definitions within Section 14.18.035 of the City Code. Pursuant to Appendix B, and in conjunction with Section 14.18.035 of Ordinance No. 07- 2003, tree #616 is defined as a "specimen tree" due to being a deodar cedar with a reported single trunlc diameter of ten inches. 1 "Volunteer° trees originate b� natural causes�ersus being planted b� a person. 20625 4lves Drive (4lves Resta��rayat), C��ertiyao Page 3 of 13 City ofC��ertiyao Conznz��yaityDevelo�nzeyatDe�artnzeyat 68 David L. Babby,Registered Coyas��ltzyag 4rborist� �l�Iarcli 9, 2012 4.0 TREE CONDITIONS Each tree has been assigned an overall condition rating based on their health condition and structural integrity; these ratings include good, fair, poor or dead. A description of these ratings and assigned trees are presented below. Good: Applies to trees #613, 614, 619, 621, 623, 624 and 626-629 (ten in total). These trees appear viable and in generally good health, and seemingly have stable structures. Fair: Applies to trees #602, 604, 606, 610-612, 616-618, 620, 622, 625, 630-632, 636-638, 640-642 and 644 (twenty-two in total). These trees appear in reasonably viable condition, although have wealcened health or structures. They can potentially contribute to the site, but do require regular and more frequent care compared to those appearing in good condition. Poor: Applies to trees #601, 603, 605, 607-609, 615, 633-635 and 639 (eleven in total). These trees are declining in health and have wealc structures. Dead: Applies to tree #643 (one in total). This dead tree is a small (six-inch diameter) eucalyptus located on the northern neighboring property. 20625 4lves Drive (4lves Resta��rayat), C��ertiyao Page-1 of 13 City ofC��ertiyao Conznz��yaityDevelo�nzeyatDe�artnzeyat 69 David L. Babby,Registered Coyas��ltzyag 4rborist� �l�Iarcli 9, 2012 5.0 POTENTIAL TREE IMPACTS The proposed Ti�ee Dispos�itior� Plar� (Sheet 6.0) identifies removal of the following 25 trees: #601-609, 611-618, 620, 622-626, 634 and 635 (these account for all but two trees located on or in front of the project site). In iny opinion, based on the trees' species, size and/or condition, their loss will be insignificant, and the proposed development offers the opportunity to establish an improved and superior tree landscape to the site and neighborhood. Of the proposed removals, tree #601 is a street tree (eucalyptus) and #616 a specimen tree. Tree #601 is a large eucalyptus with a highly asymmetrical canopy, has a wealc attachinent formed between its two central leaders, and contains a large wound froin where a previous leader brolce in the past. Tree #616 is a deodar cedar with a sparse canopy. Trees #619 and 621, both ornamentals, are two on-site trees being relocated. Tree #619 is a weeping blue atlas cedar with a unique structure, and #621 is a Japanese maple in overall good condition. The trees located on the northern neighboring property include #627-633 and 636-644. The group containing #627 thru 633 are located along the western half of the site, are relatively young, and are setbacic sufficiently from the subject property to not warrant concern of impacts. The other group, #636-644, are situated along the eastern half of the site. Of these, tree #643 is dead and should be removed regardless of the proposed project. The others, which include #636-642 and 644, would be severelv impacted from excavation for the proposed bio-retention area that spans along the entire northern boundary. 20625 4lves Drive (4lves Resta��rayat), C��ertiyao Page S of 13 City ofC��ertiyao Conznz��yaityDevelo�nzeyatDe�artnzeyat 7� David L. Babby,Registered Coyas��ltzyag 4rborist� �l�Iarcli 9, 2012 Due to the severity of impacts, if the plans were implemented as proposed, I recommend trees #636-642 and 644 are scheduled for removal with replacements. In doing, it is iny opinion that their loss would be insignificant due to their species (all ironbarlc eucalyptus) and being in only fair or poor condition. If trees #636-642 and 644 are to remain and be protected with a reasonable assurance of survival and stability, the project design should omit the bio-retention area in the following locations: the eastern section of existing planter area that aligns the northern property line from a point 15 feet west of tree #636's trunlc, continues east to the northeast property corner, then continues south along the eastern boundary to a distance of 15 feet from tree #644's trunk. Where within this area, all grading (fill, cut, excavation for the garage, overexcavation, subexcavation, and for forming and pouring a new curb/gutter); trenching (all irrigation lines, wiring, valve boxes, lighting, electrical, utilities, etc.); compaction; and tilling must be avoided. Alsq for the walkway proposed between trees #641 and 642 (closer to 641 than 642), the section within the existing planter should require a maximuin vertical soil cut of four inches (including for base material, edging and forms); require no direct compaction of soil subgrade (foot tamping is acceptable); and confine any overcut and fill to 12 inches from the wallcway edge. Please note that Tensar'R' Biaxial Geogrid (��>>�>>��.ter�s�a��co�p.cona) can help achieve these specifications. Additional recommendations to mitigate or avoid potential impacts are presented in Section 7.0 of this report, and they (along with ones in this section) should be carefully followed and incorporated into the proj ect plans. 20625 4lves Drive (4lves Resta��rayat), C��ertiyao Page 6 of 13 City ofC��ertiyao Conznz��yaityDevelo�nzeyatDe�artnzeyat 71 David L. Babby,Registered Coyas��ltzyag 4rborist� �l�Iarcli 9, 2012 6.0 TREE REPLACEMENTS AND RELOCATION The minimum amount of new trees and sizes to mitigate removals should conform to Table A, Section 14.18.185 of the City Code, and additional trees may also be recommended where appropriate and available planting space allows. By applying Table A, Section 14.18.185 of the City Code, a varying combination of replacement options can be installed to mitigate the loss of"protected trees." One option is for a total of 39 trees of 24-inch box size to be installed, and an alternative option is for 23 trees of 24-inch box size and eight trees of 36-inch box size to be installed. If trees #636-644 are to also be removed, the amount of 24-inch box size replacements specified above would increase by 16 (for a total of 55). An alternative is for the amount of 24-inch boxes to increase by 12, but to also install two additional 36-inch box size trees. The proposed landscape plans identify the installation of 87 trees of 24-inch box size and two trees of 36-inch box size (there are three additional "tree ferns" of 36-inch box size proposed, but I do not consider them for mitigating removals). Per the counts presented in prior paragraphs, the amount of proposed new trees satisfies and exceeds the replacement standards of the City Code. Based on the amount of new trees to be installed, I recommend the process adheres to item 9f of Mr. Levison's report(page 11)for the purpose of optimizing and promoting the future performance, health, longevity and stability of each tree. An additional measure that can be implemented to achieve these benefits, while extending the longevity of surrounding hardscape, is to utilize an alternative base course material within ten feet from each trunlc; one such material is CU-Structural Soil° (��>>�>>��.anae��eq.compages�?'ir�dex.htna) and another Silva Cells (��>>�>>��.deep��oot.cona). 20625 4lves Drive (4lves Resta��rayat), C��ertiyao Page 7 of 13 City ofC��ertiyao Conznz��yaityDevelo�nzeyatDe�artnzeyat 72 David L. Babby,Registered Coyas��ltzyag 4rborist� �l�Iarcli 9, 2012 The new trees should be installed, including necessary irrigation, by an experienced state- licensed landscape contractor or a professional tree company, and performed to professional industry standards. All irrigation should be on an automatic timer separate from that for shrubs and plants. If tree stalcing is required, they should be double-stalced (no cross-brace) with rubber tree ties or equivalent, and the stakes cut below the first main lateral branch; for a low-branching tree, the stalces should be established in a manner that avoids damaging the trunk(s) and branches. All irrigation should be in the form of a bubbler-type system placed on the surface of the root ball (and not at the trunlc). For trees to be relocated, the company employed to perform the worlc should consider measures for pre-, during and post-transplant care; root ball sizes (i.e. distances from all directions from the tree's trunlc); methodology of relocation (e.g. box versus a spade); location where trees are to be stored (if applicable); schedule for monitoring after transplant; and the amounts, methodology and schedule for supplemental watering (current and future). The tree's future location should be suitable for allowing lateral root growth and promoting its natural canopy form; in doing sq grading would need to be avoided beneath the canopies. 20625 4lves Drive (4lves Resta��rayat), C��ertiyao Page 8 of 13 City ofC��ertiyao Conznz��yaityDevelo�nzeyatDe�artnzeyat 73 David L. Babby,Registered Coyas��ltzyag 4rborist� �l�Iarcli 9, 2012 7.0 TREE PROTECTION MEASURES Recommendations presented in this section are based on iny review of plans provided, and are intended to serve as guidelines for mitigating or avoiding impacts to retained trees before, during and after construction. They are subject to revision upon reviewing any additional or revised plans, and I should be consulted in the event any measure cannot be feasibly implemented. 1. Recommendations presented in Sections 5.0 and 6.0 of this report, as well as recommendations #1, 7, 8 and 9 from Mr. Levison's report (dated 12/19/11) should be followed and considered part of this section. 2. The trunlcs of all inventoried trees, including the 17 on the northern neighboring property, must be added to at last Sheets 4.0 and 6.0. On Sheet 6.0, I also recommend that tree information presented on the topographic survey is shown (diameter, elevation and circle representing trunlc); tree numbers are identified (and in a larger font than is currently shown); the tree identified as #617 immediately northeast of tree #616 is changed to read is actual number#612; and #615 and 616 are reversed. 3. A note instructing the contractor(s) to refer to this report, as well as Mr. Levison's report (dated 12/19/11) for tree protection measures should be added to all site-related plans (civil, architectural and landscape). 4. All site-related plans should be updated to show the trunks of all inventoried trees. 5. For this project, the Tree Protection Zone (hereinafter "TPZ") should be the area that is within an existing planter area beneath a tree's canopy. The TPZ is where all grading, overexcavation, soil scraping, trenching and compaction shall be avoided except where otherwise approved. 20625 4lves Drive (4lves Resta��rayat), C��ertiyao Page 9 of 13 City ofC��ertiyao Conznz��yaityDevelo�nzeyatDe�artnzeyat 74 David L. Babby,Registered Coyas��ltzyag 4rborist� �l�Iarcli 9, 2012 6. All utilities and services (e.g. storm drain, electrical, water, sewer, fiber optic, gas, etc.) should be routed beyond TPZs. In the event this is not feasible, the location and proximity to a tree's trunlc would dictate which of the following installation methods can offer sufficient mitigation: mechanically excavating, hand-digging, a pneumatic air device (such as an Air-Spade�), or directional boring. For directional-boring, the ground above any tunnel must remain undisturbed, and access pits and any infrastructure (e.g. splice boxes, meters and vaults) established beyond TPZs. 7. The proposed landscape design should conform to the following additional guidelines: a. Plant material installed beneath the canopies of all other trees should also be at least 24 inches from their trunlcs. b. Spray irrigation should not be applied within 12 to 24 inches from the trunlcs of existing, new or relocated trees. c. Irrigation and lighting (including wiring and controllers) installed within a TPZ shall be in a radial direction to a tree's trunlc. If this is not possible, the lines should be laid on grade, or installed using a pneumatic air device (such as an Air- Spade�) to avoid unnecessary root damage. Any Netafim tubing used should be placed on grade, and header lines installed as discussed above. d. Valve boxes should be established beyond TPZs. e. New fencing should be placed no closer than two feet from a tree's trunlc. £ Ground cover beneath canopies should be comprised of a three-to four-inch layer of coarse wood chips or other high-quality mulch (gorilla hair, barlc or rocic, stone, gravel, blacic plastic or other synthetic ground cover should be avoided). Mulch should not be placed against the trees' trunlcs. g. Tilling, ripping, compaction and fine grading within planter areas beneath canopies should be avoided. h. Bender board or other edging material proposed beneath the canopies should be established on top of existing soil grade (such as by using vertical stalces). 20625 4lvesDrive (4lvesResta��rayat), C��ertiyao Page IOof13 City ofC��ertiyao Conznz��yaityDevelo�nzeyatDe�artnzeyat 75 David L. Babby,Registered Coyas��ltzyag 4rborist� �l�Iarcli 9, 2012 8. The erosion control design should consider that any straw wattle or fiber rolls installed within a TPZ require a maximuin vertical soil cut of two inches for their embedment, and not be placed against tree trunlcs. 9. The staging area(s) and routes of access must be established beyond TPZs. 10. Unless otherwise approved, all construction activities must be conducted beyond TPZs, to include, but not limited tq the following: demolition, grading, subexcavation, stripping of topsoil, trenching, equipment cleaning, stocicpiling or dumping materials, and equipment/vehicle operation and parlcing. 11. Great care must be talcen during demolition of the existing hardscape to avoid excavating into roots and existing grade within planter areas beneath tree canopies. 12. The routes of any irrigation or utility line within or ten feet from a tree's canopy should be reviewed with the City and/or project arborist before digging occurs. 13. Spoils created during digging shall not be piled or spread on unpaved ground within a TPZ. If essential, spoils can be temporarily piled on plywood or a tarp. 14. Tree trunks shall not be used as winch supports for moving or lifting heavy loads. 15. Any approved digging or trenching within a TPZ shall be manually performed without heavy equipment or tractors operating on unpaved ground beneath canopies. 16. Removal of vegetation or plants within a TPZ must be manually performed versus excavated. Additionally, stumps within a TPZ shall be ground versus excavated. 17. Great care must be taken by equipment operators to position their equipment to avoid the trees' trunlcs and branches. Where a conflict exists, the project arborist should be advised to provide a feasible solution. 20625 4lvesDrive (4lvesResta��rayat), C��ertiyao Page 11 of13 City ofC��ertiyao Conznz��yaityDevelo�nzeyatDe�artnzeyat 76 David L. Babby,Registered Coyas��ltzyag 4rborist� �l�Iarcli 9, 2012 18. The disposal of harmful products (such as cement, paint, chemicals, oil and gasoline) is prohibited beneath canopies or anywhere on site that allows drainage beneath or near TPZs. Herbicides should not be used with a TPZ; where used on site, they should be labeled for safe use near trees. 19. Tree protection fencing should remain in place throughout construction, and can be removed once construction is complete and authorized during a final inspection. 20625 4lvesDrive (4lvesResta��rayat), C��ertiyao Page 12 of13 City ofC��ertiyao Conznz��yaityDevelo�nzeyatDe�artnzeyat 77 David L. Babby,Registered Coyas��ltzyag 4rborist� �l�Iarcli 9, 2012 8.0 ASSUMPTIONS AND LIMITING CONDITIONS ■ All information presented herein covers on1�- those trees that ��ere eiamined, at the a�eas vie«ed, and reflects those trees' conditions at the time of m�-obseivations. ■ M�-obseivations«ere performed visuall�-from the ground, and did not involve probing, coring, dissecting or eica�ating. I cannot, in an�-��a�-, assume responsibilit�-for an�-defects that��ere not observed, or could on1�-ha�e been discovered b5-peiforming the mentioned seivices in the specific a�ea(s)��here a defect��as located. ■ The assignment pertains solel�- to trees listed in Ezhibit A. I hold no opinion to��a�ds other trees on or sui7ounding the project a�ea. ■ I cannot provide a gua�antee or��ai7anty, eipressed or implied, that deficiencies or problems of an�-trees or propert5-in question ma�-not a�ise in the future. ■ No assurance can be offered that if all m�- recommendations and precautionai�- measures (verbal or in«riting) a�e accepted and follo«ed,that the desired results ma�-be achieved. ■ All information provided to me is assumed to be correct. I cannot guarantee or be responsible for the accurac�-of information provided b�-others. ■ I assume no responsibilit5- for the means and methods used b�- any- person or company- implementing the recommendations presented in this report. ■ The information provided herein represents m�- opinion. Accordingly-, my- fee is in no ��a�- contingent upon the reporting of a specified finding, conclusion or value. ■ This report is proprietai�-to me and ma�-not be copied or reproduced in��hole or part��ithout prior��ritten consent. It has been prepared for the sole and eiclusive use of the pa�-ties to ��ho submitted for the purpose of contracting seivices provided b�-Da�id L. Babb�-. ■ If any-pa�t of this report or cop5-thereof be lost or altered,the entire evaluation shall be invalid. Prepared By: Date: March 9, 2012 David L. Babby Registered Consulting Arborist°#399 Board-Certified Master Arborist#WE-4001 B fr �. .� `°, �, 20625 4lvesDrive (4lvesResta��rayat), C��ertiyao Page 13 of13 City ofC��ertiyao Conznz��yaityDevelo�nzeyatDe�artnzeyat 78 David L. Babby,Registered Coyas��ltzyag 4rborist° �l�Iarcli 9, 2012 EXHIBIT A: SITE MAP (tree numbers shown on a copy of the Topographic Survey) 20625 4lvesDrive (4lvesResta��rayat), C��ertzyao City ofC��ertiyao Conznz��yaityDevelo�nzeyatDe�artnzeyat 79 20625 ALVES DRIVE Cupertino, California 627 628 630 632 631 633 635 636 638 639 640 � �� 641 642 643 644 , I �N��w�— -� 602 603 4 ��4 Y 606 607 608 609 � � 605 � 'a .�. ._ � � 610 � } � 626 i 612 � i ew�rvrvud.c . - .1 625 � � � 01 616 615 611i � P:IRCEL'A" . ,� I� s� ......w . . , . � . . , .w...� 623 624 6�9 � ...: . . �. 621 617 61 ....�. 622 620 618 .,...,..,,. �1'��,� � — . - — — _ . �- •- _ _ � ��I . ••� A].Vk�.511RIVF. �.-... F!:•�'. �rvw. �w. s..r.... .a..r � . 1. . ' _' — . . .�., I�: .r.,�...�.�.. .mN..�..A..� , , ......�x �` . R'=••. . ' .. . . - —. - . . x�:L.� . . . . .. _ . . . � �...� B � ... — �! • - _ — _ .�..e.. .. •_ .._ ...- __ _.�..,. —'__� '__../..._.. _. '_.._� .:. . '.. . . . . I� '� J��... .. 1.� . � � �• � II . ,� .. _� _— '. � � , I j ; 80 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 Tree assessment and protection recommendations Proposed Apple cafe C/o Bandley & Alves Cupertino, CA Prepared at the request of: Kier & Wright Civil Engineers & Surveyors, Inc. 3350 Scott Boulevard, Building 22 Santa Clara, California 95054 Site Visit: Walter Levison, Consulting Arborist (WLCA) 12/16/2011 Report: W LCA 12/19/2011 1 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 81 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 1.0 Assignment 3 2.0 Summary 3 3.0 Tree Protection/City of Cupertino 5 4.0 Observations & Discussion 5 5.0 Tree Protection & Maintenance Recommendations 7 6A Consultant's Qualifications 12 7.0 Bay Area Vendors 13 8.0 Assumptions and Limiting Conditions 13 9A Certification 15 10.0 Tree Location Map 16 11.0 Photographs 17 Attached: Tree Data Charts, 6 Pages 2 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 82 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 1 .0 Assignment The author(WLCA) was requested by Kier and Wright of Santa Clara, California to tag, assess, and prepare a written arborist report with tree location map and Excel tree data charts for forty-four(44) trees in and adjacent to the property proposed for construction of an Apple, Inc. cafe. The property is located at the northeast corner of Bandley and Alves in Cupertino, California (see tree location map below in section 10.0 of this report). Both street trees and private trees were assessed, including a number of specimens on the neighboring property to the north. Trees were tagged with Kier and Wright racetrack-shaped tags numbering "601" to "644" at approximately 5 to 7 feet above grade, corresponding to the numbered tree locations marked onto the tree location map below in this report. A few of the trees were covered in ivy and were therefore tagged near grade elevation. Tree data is contained in an Excel spreadsheet attached to the end of this report. The tree location map was marked up by WLCA using a survey plot sheet PDF provided by Kier and Wright. Tree removal, protection, and maintenance recommendations are based on the author's understanding of the scope of site plan work as shown on sheet A1.1 "proposed site plan" by Kier and Wright. Images of many of the survey trees are located in the photographs section 11.0 of this report for reference of existing tree health and structure. Protection and maintenance specifications per City of Cupertino "Appendix A/Standards for the protection of trees during grading and construction operations" are incorporated below into WLCA's recommendations in section 5.0 of this report. 2.0 Summary a) Survey: Forty-four(44) total trees were assessed (street trees, neighbor trees, and private trees). b) Status: One (1)tree #601 is a street tree protected by the City. Twenty-seven (27) trees#602 through #626, #634, and #635 are private trees on the Apple, Inc. property not considered specimen trees. Sixteen (16) trees #627 through #633, and #636 through #644 are neighbor owned trees located along the north boundary of the proposed project at various distances from the proposed garage excavation limit (see section 4.0 below for discussion). 3 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 83 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 c) Tree Disposition Matrix: Removals/ Removals/ °°Questionable Retain & Site Plan Author Trees" Protect Totals ConfllCts Suggested which may or may (irrigation,trunk not require removal buffer,training pruning) Street Trees #601 1 Private trees #602 through on Apple #626, 634, 27 Property 635. Neighbor #633, 638, #627, 628, Trees 639, 641, #636, 640, 644. 629, 630, 631, 16 642, 643. 632, 637. Totals 28 6 3 7 44 Good Transplant Candidates: Five (5) private Apple, Inc. trees #613, 619, 621, 623, 626. 613: Mexican fan palm in good overall condition. 619: Weeping blue atlas cedar in good overall condition. 621: Japanese maple in good overall condition. 623: Mexican fan palm in good overall condition. 626: Mexican fan palm in good overall condition. d) Protection & Maintenance: All trees being retained will require trunk buffer installation around the lowermost 8 feet or more of the trunk(s), and regular irrigation approximately 1x/week or 2x/month. It is suggested that the project arborist (WLCA, or another ISA-Certified Arborist) verify that tree protection and maintenance per this report section 5.0 is installed and performed. Tree 4 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 84 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 protection and maintenance may be adjusted to account for work described in the final detailed set of plans. Irrigation in the neighboring property planting area north of the proposed site plan work area will need to be increased in volume (i.e increased duration of activation, etc.)to boost soil moisture in the root zones of all trees being retained. Monthly monitoring of trees and tree protection may or may not be required as part of the City of Cupertino planning department final conditions of approval (COA). In the past, City Staff have required a 1x/month monitoring report by an ISA-Certified Arborist for all commercial projects worked on by WLCA. 3.0 Tree Protection / City of Cupertino The City of Cupertino protects oak species and California buckeyes as "specimen trees" when measuring greater than or equal to 10 inches diameter measured at 4.5 feet above grade (single stem), or greater than or equal to 20 inches diameter (multi-stem). The City also protects big leaf maple, deodar cedar, and blue atlas cedar specimens measuring 12 inches diameter(single stem) or 25 inches diameter (multi-stem). Given this above definition, there are zero specimen trees on or adjacent to the proposed site plan work area. Note however that tree #1 is protected as a "street tree", and that neighbor cannot be removed without permission from the tree owner. Protection During Construction: Per City code 14.18.190, any tree required by the City of Cupertino to be retained on a proposed building site requires protection during demolition, grading, and construction operations. Protection and maintenance specifications per City of Cupertino "Appendix A/Standards for the protection of trees during grading and construction operations" are incorporated below in section 5.0 of this report. 4.0 Observations & Discussion Apple Site Trees The Apple, Inc. site contains a large proportion of Monterey pine (Pinus radiata) specimens, as well as various other shade tree species including Mexican fan palm (Washingtonia robusta) and camphor tree (Cinnamomum camphora). • Monterey pine is a short lived tree which has high susceptibility to turpentine beetle feeding and to wind vectored and/or bark beetle vectored pine pitch canker fungus (PPC). It is not a desirable tree to maintain in the landscape in Northern California. 5 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 85 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 • Mexican fan palm is a relatively pest and disease free palm species that performs very well in the Bay Area. It is also a good choice for transplanting. • Camphor tree is a high water use tree which typically causes infrastructure damage due to its rooting pattern (see images, this report). The trees at this site are growing in planters which are too small for normal camphor tree culture, resulting in severe curb heave. Neighbor Site Trees Trees on the neighbor's site to the north of the proposed cafe and parking garage are mainly coast redwood (Sequoia sempervirens), white alder (Alnus rhombifolia), and pink flowering ironbark eucalyptus (Eucalyptus sideroxylon `Rosea'). • Coast redwood is a very fast growing, high water use tree which typically experiences soil moisture deficit in urban settings. It is not an optimal species for this site. • White alder is a primary colonizing species which likes streamside (riparian) conditions of quick draining moist soil. It is fast growing and short lived, especially in urban settings where clay based soils block or reduce drainage, causing rooting problems and soil borne decay fungi advancement into the root systems of white alders. • Pink flowering ironbark eucalyptus is an important winter nectar source for bee and hummingbird species. However, it exhibits a genetically-determined structural defect of narrow-forked codominant mainstems and limbs which causes many specimens of the species to break apart prematurely, effectively shortening the useful lifespan of the tree. It is considered a moderate to high risk tree requiring that codominant mainstems be removed to eliminate narrow forks, and endweight reduction pruning be performed to reduce branch endweight. Transplant Candidates The Apple site contains five tree specimens #613, 619, 621, 623, and 626 which appear to be good transplant candidates that could be used on or off the proposed Apple cafe site. There are three Mexican fan palms, one weeping blue atlas cedar, and a Japanese maple in this group of five trees. All three species are some of the more valuable trees on the site proposed to be removed, and all three species can be transplanted with a high rate of success. However, if transplanting is not performed, removal of these five trees would not be considered an irreplaceable loss. Contact Tree Movers of Mountain View, CA for quotes on transplanting. Removals Street tree #601 is proposed to be removed, and does present an impediment to construction based on the current site plan project. It is a low value species (river red gum) in poor overall condition. This species is susceptible to red gum lerp psyllid feeding, and the author did note the presence of this pest insect on tree #601 foliage during the field assessment (see images below, this report). 6 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 86 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 All site trees on the Apple property are to be removed to clear the way for site plan construction to occur without hindrance. These are trees #602 through 626, and trees#634 and 635. Six trees on the neighbor property are proposed by the author to be removed due to poor overall condition rating, close proximity to proposed garage excavation on the Apple property, or both. These are trees #633, 638, 639, 641, 642, and 643. None of these trees are especially valuable or important (see discussion of the species above). Removal status was based on the author's analysis of horizontal distance between tree trunk edges and proposed garage excavation limits. Both long term survival root zone retention thresholds (Matheny and Clark, Trees and Development) and minimum structural root plate radius requirements (Mattheck, The Body Language of Trees) were utilized in the analysis process. An additional three tree specimens #636, 640, and 644 may need to be removed due to their proximity to proposed garage excavation. These are noted in the section 2.0 tree disposition matrix (page 4) as "questionable trees". These trees are located in positions which allow them to retain a reasonable amount of lateral root mass between garage and trunk edge, but may experience decline or dieback after construction occurs. The author proposes that these trees be carefully monitored by the project arborist (WLCA) if they are not removed outright prior to commencement of the site plan project. Given that they are neighbor trees, approval of tree removal will of course need to be coordinated with the tree owner(s). If the trees exhibit any symptoms of significant decline in health or structure due to site plan work, the trees may need to be removed. Retention Trees Trees to be retained on the neighbor's property initially include seven trees #627, 628, 629, 630, 631, 632, and 637. These trees are located in positions where proposed garage excavation is not expected to affect their root systems in any significant way. 5.0 Tree Protection & Maintenance Recommendations The following items are suggested to be included in the final stamped building set of plans: 1. PROJECT ARBORIST: WLCA or another consulting arborist should be retained as the official project arborist or"PA" to perform field monitoring and assessments as required by City of Cupertino. Typical involvement by the PA includes, but is not limited to: a) Determination of tree species to be installed at site, and inspection of actual planting stock (tree specimens) to be installed, prior to acceptance of the plant material by the project owners. b) An initial signoff during which the PA revisits the site with the project general contractor present, and archives digital images of tree protection to verify that the project is complying with the tree protection and maintenance items outlined in this arborist report. A short written letter report is generated and sent to the project team 7 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 87 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 for submittal to City Staff as documentation of compliance with tree regulations and/or planning division project conditions of approval (COA). c) Regular monitoring of construction on a once monthly basis (as applicable). Soil moisture monitoring is often performed during these monthly inspections, using a 24" long Lincoln soil moisture probe to determine relative soil moisture in the soil surrounding the trunks of trees being retained. d) Monitoring of special activities such as demolition of materials and subgrade excavation within zero to 15 horizontal feet of a tree being retained (as applicable). e) Monitoring of root pruning and pruning. f) Final signoff of the project, which may or may not include a written letter-style report (as applicable). g) Post-project monitoring of neighbor trees 1x/year to determine if any tree removals are warranted due to severe root severing that occurred during Apple cafe garage excavation. 2. PRE-PROJECT TREE REMOVALS: Project team members shall determine which trees require removal due to direct or indirect conflicts with proposed site plan work. The preliminary list of 34 trees includes: 1 street tree, 27 private trees on the Apple property, and 6 additional removals from the neighbor property suggested by the author (see matrix in summary section 2.0 of this report for tree tag numbers). 3. TRANSPLANTS: Consider transplanting five (5) trees 613, 619, 621, 623, and 626. Call Tree Movers of Mountain View for quotes. 4. QUESTIONABLE TREES: Three (3) trees #636, 640, and 644 may or may not need to be removed. At a minimum, the PA will need to monitor these trees during construction to determine if actual field excavation and/or other site plan work encroaches close enough to their trunk edges on the south sides of the trees to warrant removal of the trees due to health or structural impacts. 5. RETENTION TREES: Trees to be retained on the neighbor property initially include seven (7) trees #627, 628, 629, 630, 631, 632, and 637. These trees will need to be protected with chain link fencing, trunk buffers, and supplied with regular heavy irrigation beyond that which is being provided to them. Some of the trees will require training pruning (#631, 632, 637). 8 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 88 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 6. LANDSCAPE PLAN: The PA shall be given the detailed design set of plans to review, prior to finalizing proposed new landscape planting design, specifications for tree planting, tree species, etc. so that these arboriculture-related items can be reviewed and adjusted by the PA. 7. STAGING AND STORAGE AREAS: Project team shall delineate staging and storage areas on plan set sheet(s) to minimize impacts to trees being retained. City of Cupertino Appendix A: "No construction materials or chemical solvents shall be stored or dumped under a tree". 8. PRE-PROJECT MAINTENANCE AND PROTECTION: a) IRRIGATION: Existing neighbor irrigation �� x� � �,�� , shall be increased to supply regular water to � `' _ F ` '��J ' all trees being retained. Frequency should be r ` �.';� �"� �`�'-=� approximately 1x/week. An increase in � ' � ` �'�� .. duration of each watering event will increase �•, �� :��•�� the effective volume of water applied to the ��'� �:'<� .�' �-�'" `�� "��``` ", trees. ,��% --:��` ' `° .. � : . r •� � " p�� i The PA will test soil moisture during monthly ,'� �� '��„`��,�aC�,��a,��,yg,,e�A .,. ��-= . : b� 1 a�a�o"o�oe�aae+^°d°sag'y°��'�0a'�be -�-�- monitoring events, using a 24" Lincoln soil y �°�se.,,,��a,�, <;_�4��£ m�� moisture probe. R` '�� . ��q- a> � b) FENCING: Install free-standing chain link `� tree protection fence panels in full wire- ��.,., � „ � r„ .,a�..,'� ' `+� locked perimeters around open soil planter ;,, ,r� ' , �; ` �, areas of trees being retained (see image at � ' . � ; �`;n�� '"�� right). � ' ' : '. - ,�� . �; ,.. � �;;��,�E.,. �i ,�� , : . _ ._�s c) TRUNK BUFFER: Provide all trees being " ;.>., ; ; �. '�' � �' `; -,�]}- retained with a trunk buffer between zero and � � ' ` ��{,, ��';• � ' �� r� � � � � �� a • 'u �� / �;� � +/- 8 feet above grade, or the height of the ,;' .; ; ;;, � ; ` � — lowest scaffold branches (see spec image): ;�; , ; ; �� _- ,'�>> :� : , � �� . -.�� i. Wrap the lower trunk of the tree with at � ; `;�� . -�� least 20 layers of orange plastic snow � � ;,;� = ::_� ; �`�� `;,,�„'� '� �.,� . �� a_ fencing so that a buffer of plastic 2- � i � �- � *�:- � s��`�� '�.� inches thick is created over the trunk ��,1�qs��a��;'��.�'.':.r `; between grade and at least 6 to 8-feet T above grade. 9 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 89 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 ii. Stand 2X4X8-ft boards vertically, side by side, to create a solid wall of wood around the entire circumference of each tree. A second person must hold this wood in place so that step iii can be performed. iii. While one person holds the wood, a second person continues wrapping orange plastic snow fencing over the boards to secure the buffer in place. Wrap duct tape or rope over the outside during step iii only, in order to secure the materials. Alternatively, use UV resistant zipties. (The image above right shows a buffer which used extra orange fence as the final securing wrap instead of rope or duct tape.) ; ,.:n �� 9. DURING-PROJECT MAINTENANCE: �,� � _ ,� �x ° a,„, �`�'.f' ,.,f a) IRRIGATION: (SEE ITEM #7(A)ABOVE). � � i - '� ='� ,; ��?�, F b) HOSE SPRAY: Periodically (e.g. 1x/month) spray ` '�;� � �. ':° off the entire canopies of trees being retained, �' �" ' {~ ,�r �,'` r using a strong hose with pressure gun (see spec 4�, �fi image). The hose spray should be directed such z ��* '° ��<< that it hits both the upper sides and lower sides of _; � �. foliage. It is important to wash construction dust off �;, • leaf stomata which are gas portals on the '-p' . undersides of the foliage that allow for gas �;,,. ' ,' �r: exchange to occur. Cleaning off the upper sides of `� � the foliage will clear the chlorophyll-laden areas of _ .,i _. ,.�� the leaves of dust, optimizing photosynthesis. } . .T ��.d«- '�. �. c) ROOT PRUNING: If roots measuring greater than •� or equal to 1 inch diameter are encountered during -* - garage excavation near trees being � -, �� retained, then sharp tools such as � ,r}.. � � � � �O� Sawzall, concrete saw, or professional �,; ` loppers or pruning shears shall be used �� '' ;�'��: k�„��"� �,�; �, �, . ' ,Y: to cleanly cut roots at right angles to � �"'�� `i� � their growth directions under direct `�f�� { \ supervision or monitoring from the PA �� -�'`;. ��y" � �. � " (see spec image below). ;r � , . .;� �g . Cit of Cu ertino A endix A: "If �' � -��,'�� 1 � � Y P PP - `� � � .� ��, trenching is required to penetrate to the �s}�'� . ��t ��,�`, P „��' :.e � � � r�'�,.f y�+'x � . protection barrier for a tree, the section � � of trench in the drip line shall be hand ��„'`��f"��``� ��'��"'�i� '".`- dug so as to preclude the cutting of °''�`. ` '`� �;a� � � � �„��.: `�"•�_ � .� -�; roots..." 10 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 90 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 d) CANOPY PRUNING: Various canopy issues exist, such as splitout wounds, branch endweight, and codominant mainstems and limbs. All future pruning should be performed by, or under direct supervision by, an ISA Certified Arborist, and must conform to the most current iteration of the "ANSI A300 standard for tree care operations, tree, shrub, and other woody plant maintenance — standard practices (pruning)". Some codominant stems can be pruned out. Others will have to be retained and the endweight of those limb sections managed to reduce endweight and reduce likelihood of future splitouts. Structural pruning to reduce branch endweight and remove codominant stems, etc. is required on trees #631, 632, and 637 to improve tree structure. City of Cupertino /Appendix A: "No branches or roots shall be cut unless at first reviewed by the landscape architect / arborist with approval of Staff". "Any damage to existing tree crowns or root systems shall be repaired immediately by an approved tree surgeon". e) MONITORING OF QUESTION TREES: The project arborist shall monitor question trees #636, 640, and 644 to determine if they require removal, based on actual site plan work impacts (if they are not removed outright prior to site plan commencement). f) LANDSCAPING INSTALLATION: Stock Gradinq: Allow the PA to grade all tree stock prior to final acceptance by the landscape contractor. Rootball Workinq: Rootball working should be performed on all trees to be installed on site, prior to installation in the landscape. Rootball working protocol should be per the definitive article by Levison & Muffly, Pacific Horticulture, edition Jan / Feb / � -��';� March 2008. Written abbreviated '� �' '�-� -` � °•'�=n�~` �'��::._:.r%'�"� version of the protocol: - ��?��°:',�`��` � ��. ... i� ,�R: • � �. . . - Y �„ :�+:;'�.`� . a�r ��.. �, ��} .. �_Y i. Irrigate the rootbalL �L{ � :.� �•�. � r '�lsJ � �,��..,; .,` 'r-'"' : s i' ii. Pull out the tree rootball from ��`:-� . . ;;.•. _ . „ � .,: .._,;,—�' __ _ ,..;, �� , .: ,r the container and place it on a .-�_ .' N � � ; "��` ' plastic tarp. ��t "=;� � �.` �� d'��` . � � s d iii. Rip out the perimeter circling = � ' � �;�. :. a. ., .r- .�,,...,�;�;, roots, and the uppermost few `x �- - � inches of soil to expose the w,� R ,f� `�; � �� :�, ��;; inner root mass. Pull the .�i '"'� �'',� .�: °. .1� �'^ • `4` �,ye� �:'�: f,�_ r� .-.i a... entire rootball apart using your ' �� __ ,� �� ` � hands to expose the roots �� °�` -��1��t" �: 11 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 91 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 throughout the rootball. iv. Locate the original buttress roots which may be as deep as 6 to 12 inches below the top of the rootball soil elevation. Reestablish original soil grade elevation around the trunk by using a professional grade pruning shear to prune out adventitious roots arising from the trunk above the original buttress roots. v. Locate all girdling and circling roots in the rootball. Prune out girdling roots. Prune circling roots at their bend points so that they point outward, radiating straight out from the tree trunk like spokes on a bicycle wheel (see image of a fully-worked rootball below). vi. Place the rootball back into the plastic container along with the loose soil on the tarp, and heavily irrigate the tree. Species: Tree species proposed to be installed at this site should be discussed with the project arborist (prior to finalization of the landscape plan). Trenchinq: All new irrigation pipe trenching should occur at least 20 linear feet from the trunk edge of any tree being retained. 6.0 Consultant's Qualifications ❑ Contract Project Arborist, SFPUC Bay Division Pipe Lines 3, 4, 5 (construction phase) 2010-present ❑ PNW-ISA Certified Tree Risk Assessor#593 ❑ ASCA Registered Consulting Arborist#401 ❑ Millbrae Community Preservation Commission (Tree Board) 2001-2006 ❑ ASCA Arboriculture Consulting Academy graduate, class of 2000 ❑ ISA Certified Arborist#WC-3172 ❑ B.A. Environmental Studies/Soil and Water Resources UC Santa Cruz, Santa Cruz, California 1990 ❑ Peace Corps Soil and Water Conservation Extension Agent Chiangmai Province, Thailand 1991-1993 ❑ Associate Consulting Arborist Barrie D. Coate and Associates 4/99-8/99 ❑ Contract City Arborist to the City of Belmont 5/99-present 12 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 92 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 Continued education through attendance of arboriculture lectures and forums sponsored by The American Society of Consulting Arborists, The International Society of Arboriculture (Western Chapter), and various governmental and non-governmental entities. (My full curriculum vitae is available upon request) 7.0 Bay Area Vendors Advanced Tree Care-Rob Weatherill (Provides pruning, cabling, bracing,support prop engineering and installation,sudden oak death Redwood City Scheduling 650 839-9539 treatments,fertilization and other services as a"full service"tree care firm) Maguire Tree Care-Paul Maguire (One of the only ISA-Certified Arborists who actually Half Moon Bay Cell 650-245-2620 performs his own pruning). Trees 360—Straun Edwards. Full service tree care company. Mr. Edwards is another ISA-Certified Arborist Saratoga Cell 408-898-0625 who often works directly in the field with his crews. Tree Movers, Inc.—Ted Tree sourcing and transplanting. Mountain View Office 650 968-6117 (The above sources have been known to provide high-quality arboriculture services in the past.They are not guaranteed or endorsed by the author.) 8.0 Assumptions and Limiting Conditions Any legal description provided to the consultant/appraiser is assumed to be correct. Any titles and ownership to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character.Any and all property is appraised and evaluated as through free and clean, under responsible ownership and competent management. It is assumed that any property is not in violation of any applicable codes,ordinance,statutes,or other government regulations. Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/appraiser can neither guarantee nor be responsible for the accuracy of information provided by others. The consultant/appraiser shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services as described in the fee schedule and contract of engagement. Unless required by law otherwise, the possession of this report or a copy thereof does not imply right of publication or use for any other purpose by any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser. Unless required by law otherwise, neither all nor any part of the contents of this report, nor copy thereof, shall be conveyed by anyone, including the client, to the public through advertising, public relations, news, sales, or other media, without the prior 13 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 93 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 expressed conclusions, identity of the consultant/appraiser, or any reference to any professional society or institute or to any initiated designation conferred upon the consultant/appraiser as stated in his qualifications. This report and any values expressed herein represent the opinion of the consultant/appraiser, and the consultanYs/appraiser's fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported. Sketches, drawings, and photographs in this report, being intended for visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or surveys unless expressed otherwise. The reproduction of any information generated by engineers, architects, or other consultants on any sketches, drawings, or photographs is for the express purpose of coordination and ease of reference only. Inclusion of said information on any drawings or other documents does not constitute a representation by Walter Levison to the sufficiency or accuracy of said information. Unless expressed otherwise: information contained in this report covers only those items that were examined and reflects the conditions of those items at the time of inspection; and the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the futu re. Loss or alteration of any part of this report invalidates the entire report. ArboristDisc/osure Statement: Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist,or to seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree.Tree are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborist cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like any medicine, cannot be guaranteed. Treatment, pruning, and removal of trees may involve considerations beyond the scope of the arborist's services such as property boundaries, property ownership,site lines,disputes between neighbors, and other issues.Arborists cannot take such considerations into account unless complete and accurate information is disclosed to the arborist. An arborist should then be expected to reasonably rely upon the completeness and accuracy of the information provided. Trees can be managed, but they cannot be controlled.To live near trees is to accept some degree of risk.The only way to eliminate all risk associated with trees is to eliminate the trees. 14 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 94 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 9.0 Certification I hereby certify that all the statements of fact in this report are true, complete, and correct to the best of my knowledge and belief, and are made in good faith. Signature of Consultant 15 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 95 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 10.0 Tree Location Map � , _.��. :�, fi� F.3j � �A ti�i ' • • �.' ,;�; s�' i� ��, � � �� e,, = -- -- - - - -- � �, •�; �; ��. � �.. � � �..—...�..� — — .�,> �� .�o� _ �o: ti'� s� i `�" � I bx I � . I I � I � I � � I I I I �� ` ---.. i �3es � � rta I � �R:S 6:6 I I i I wee�w.uwc a�ierc.�..a�. i I I i i I I i ` � F�:�- - ' . . � 4l \\ Ei�� i�e � f:i; .�IB flli . . ' I '+�, ' \ _. � ' ' R10.t�� . i � "' .' � —�-- '-.�..�.. -��..�-- i I , . �..�z��..�.. — — . \' � ' ' .. _—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—�—_—_—_—_—_—___—__—_ - I 16 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 96 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 11 .0 Photographs Tree # Image 1 Image 2 �� a#�� ,��:� �;,F,� s � �} � --�� ` �f }{� r ��,� 4��, y.--� z f�?�` ,� i 11 If � I�i�'�i... ��.� , �. fi � . }, s 5 fi ! �� 4�y� �_ � � r ��1,.� '��tr•I�i al .. ` � ,:&ta � ` ;_..r :, . :A_.' 4� '1- J ,��{{�'� j., _. f ��p ,.4 - 4'f�C��'� �:�,$�� y�t ii'.�1� {� � ,- �i �� . '� ,�^2 ,y .: IIy \}. f \. -�� •�� y{ � �= .�� 1 !4y i?..-� ��1�� r _ "" I _ ~ ' \ r Y� � � Z'9 � ,_ :.�,� ��! � -� � �� j �,'�� L�i�.�� '�. �� f �N i •J�..� � � �r.� Rk� �� .H I'�Y; ( ��/i11�•TTTF! f��'jy$y�,S. 1 1�1�' �F � '� '�. ;�•. _ r�' � ��.7 �� y'�.''-�� / ^��}. , �� 1 � �,,,� � � ,�',`� �� , `��. :� �,�.�i� 4"°°:'�r +� �� F. ,,;`'� �'� �� m k''"''" F�, 5�' I � �'4'a z a �� ^�'�eT�'�'�l,�,.� 1��;�,"�� + �ry ';� ,ra, �`e';� _ . �- �� ,� , , .- - � 601 '� , , ��-,� -... i,�_F.�`��.='�__. � �;�; .�•_,�,ye►�;'��J - roF `. � .�.' - - ��, ` �� -��+� �; • . �,,� '..:�••`: ,Y 9� , . , ��^'k ,�� 'F .tis�.. ��+�' T:rT�-„�!' ��"',�-�ji' ` �''�6,� � .y�� ' ' ''�� Red gum lerp psyllid infestation on a leaf "' ..,� dropped from street tree #601 . �'� . . . , . ..5•�Y, . -;-' -...�.: -: . .:.°;... . 1..• ' . -- J .. '.:.. i . � � . City street tree .,�: . ��. �,�c_ �.� � . ,, � � ' �;;w �.��' ;;; �-;�� `p�� ;�� . 602 . ��-.��.- r �\ :. 1� . �� S �.,�Q,P�, � �� ' 'S �. � '� , ' � � � � i �� - ��,��.. ! 3x-...- .•i i�++�"�� ..-.3�iN:�)�r ��-�� ' i-� , . �� 17 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 97 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 Tree # Image 1 Image 2 �,� � �,�.:: '1��`�� a;�' � -„ _ .`SF� e �.�'� : J�� `' q.' �' k�%+'_� . 603 �°'�� y � "� � _�_. ��-�� _ � ��:_ ,. `« �, "�"'� � � �.. �s.:«..z�.,. �, , �*� ' -- a-�:�r� � � ,�.; �� _ � f .��i <f,�, � �:+�� r, . �r � � �' '� �'� 'a., .:; ��' �y� , 5`L�1V➢[� �,_.:. �,.� �.x� � �.. . "' C'� �:. ��. �'° `�'y �� .. � ��uY�'�� .. 3 604 � � s�`�` � .�. & 605 f .:`�� ; µ'� -> { `'� � `.. �� .� �,_�� R• �; � �. . �� : .y "4 , '�y�„�9 � '.. -_;��C.� �.i:'�; �r..�� M:_ —�_,_'� l��_ .� 604: Pine in middle. 605: Camphor on right. 18 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 98 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 Tree # Image 1 Image 2 � f�- 'P . 6 Y �,��:� ,a {`� � �, ° �'� �� ,:; , ».� � fit.$- � � � J�.�� N � . ��''�,�� 3`f..� # �d� "� � � .,.::��. . � / �� •'� ,�' �,�. ;� � *� . 606 , `�- x,4{ °,��`-�,; � .� � . d K ,�' !"A� {� .an�4j' �.,', � Pn'su �::A ��.�x�f 4 • *k' ��• � �� . . ' r � ��P��,, ��C...... - ' •�•6 g�i ay s �'nY . � � y. k��r 4M � �f � �.,.��r �"��-�n'��/ +� d 'p 1 �f '�`�q,"�� ,�� {y�� y'Fy�,.�a. F '� ,y ��i : � . � ,�°�.y� �+ .�� #"r' 1'i ��'�� . � ' o . fi ! ��' � " � �,� �_�� j i��F� � A ��x' $� �r LL �� ;�� 607 ° ¢ ;� �� a� � ,� , �=��. �, � � , �:�, �.` ::�r, � � � t,� "�� "'> k ��,� � �"`� ' �. � •`,� ".; , . ,.._..: ,.� ' �'�: .i..;;w,,..', 19 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 99 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 Tree # Image 1 Image 2 y �� r� � , ;� � � � th ��' '�r�'- :�'�t r h� �, ,�� +iy� ..�. _ � ., y Y '� � r �. ° i� �( ��y �i�,� `� �.f �: +� �'� ,�v�. � � "�.. e �►>', — %sy '�`,� 608 � � ,�� ; � . ,�;;�' � � ��:,i. �i� " � . Ca. � �; ,, ,�� :�� t�:. et'� ,� .: ,�k� i� �� r'i ' A I�� s�f �� f� 3 �, '�� i�i;.:,, � �,� �.;�� n� � fd 3..�R �'� � ��+E' ., ��ry. �r:�,��K �p,r.e� r:y Y � C "�M� °. ,�1 � ,��i Td �" �� ,�r�w � �a ��r ��S�r9i��'��,� �� q . ,� �� '.�}'� •"� �r'R� � ,� , � � � �'� + �� a,��,�.� �� ;�, , 609 ��' ��. �` e.�, , � ��;`` � .� � � .�" �+� � �`°�`" u � �. �.� � 4� '�� + Y``�.r� a � ' �. �, ��+;,:: �� r � .� �� _r-- � 4 f� ,�iF`�� j' w , �.��y '�; Ai � / tf� ��'". �.� .;:��e � �� . 610 (Not shown) 20 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 100 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 Tree # Image 1 Image 2 p� .� 'F' � y_. �` SP w 611 � ° s;, � ,� :� � � — ��. -x. r x + � '�� "rv��y � �� i��'"'� \Y�� t,�r::. a�p'�. � �'" � �� `�'t`°1 �r ~' 612 � ` �� `` " '� �� / � q �, � � ��._� � ..,� �,'��.�� ' �a.�,�� -� . .^�F`� ---� r �� 613 �.- ,�3 �i.*:.. ��' �'y � �`-': .. . Transplant Candidate 21 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 101 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 Tree # Image 1 Image 2 �� y �- r�- ' ��i „� �� a.�: .* e -r ..�`��'. �y;� �.. � �, 614 �'�°��.Y'--� � �� _ � P�, F i, 6 r•e��e -�,'.� �' �' _ _I-N��. .. �Ei. �1' T' � � S� A y}��"'�. �,��,.yd.'� �. 615 -� ��. . �� , a, �cv�r +,?.c�°i`,�.. �:�, ,' �;�i;,M1�... �+. �� : _ _ _ �i'��:��°�.!a.':�-..�• ' ��5:��:�- . . . . ! ' �'"�� ...�; ��.i �w w.L...��k. ;' � .p�' A .i' L � s 616 �:;- `�� _� - ,��,: ,`;:. - 22 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 102 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 Tree # Image 1 Image 2 � a � �� r � �_�..�-- .s � s'�. — t � � � � ��. 617 & � *,��.. '� �\� �x� �"�� ,.� -. 618 `� �. �� ,� � (R to L) , � �� ,. ;��,:: .. �Y ti�r � � � u r�,>..!yi A .�� rs: �. �._ � ' ?1!I ��`�`��1r'�`�"'�'� � �I� �� .� �� = . ��». � I � �� d 411r� i � .� ° 1a � 6�9 � a,E� �r �'�� !1" (��r� ��'��'�`�,°; � ��'��;i�� ,'� � a{E,. & � ��`` .+5 ' � �1 ;,�� ,� � �t'� ° � �i� '�`�.�•= �.� �.'!.w°`��Y. P�� Ai'�� s�'}�'X� . � ��- � # ��e Transplant Candidate �. .�,: ,�1 �'� y 5 � �T�'W. �• R M �,.. �;� ��,� # � ,�,, . .�,� ..,$:� ,�. . , �: ,� � � -. � .� " � 620 & -� �„ , ,,�� a� � ,� �� _ - 621 ��;� �- ;�� . �� .�►�l� (R to L) ,"r � `�`�� "° �,,� '��, �,;�` . ��'� 4 ... , �i,�w� �, �, �t � � � �.�� _. _ ��r�. ��:��, '��"� Maple #621 is Transplant Candidate 23 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 103 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 Tree # Image 1 Image 2 .1�: . .�,�t � :�. "s,;'�,t� ' F ' . _4.:..;"..' f. +.i...�.::� �' � � �. r+ �e.:��•:'n��: ')" . . r...4` yaf. o?�;;�� '`:;•. ' :;�,',,'� �� Tree #602 is located in the center of the 622 � �;�� •;: � � `^� image. .;� �'y '^� I �� _•',� �� i•. fiu.. 1�� "i/. ��'. y�b'' �: 623 �. f� �" � :�;� - _ �':�, .. _b"3 . Transplant Candidate -�� - � ,.�,�,��,;. ,� 624 �', , �'x'`'�:�-,�,� ,r, '�q �� ;; ,:....: .: � � '-�:i,�'''.4"-:, 1€/.- . �.. . 5 i. ` �, '�d� �:;�,. � :,:�:: 24 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 104 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 Tree # Image 1 Image 2 � ��,� � � � _';��s�, . _,��•.'_..: .::. ,ry�• ;.�.�.-, ° .�, y�n�'��4 .<'. �,: Vi�'K.. '. � 1 .lr �%°:.j.tr� n-. 625 �-��f: .�.�;`:s' : , , ,.�. , ; - � � I �� 626 _�� '`� �� ;��.,��`� - ��•wc R1'yf��w.3••-�.� Transplant Candidate 25 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 105 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 Tree # Image 1 Image 2 a. ,^�. .� •�S'eb,�.. .,�-,�� '�;� - ' ,� ` � 'r . ,,,: . . . a� ��.'.r; �,. E�, ,- ,r,, r- � s - �•�—--�:!;y � �d. rw�' _r�`� .. � r � � ��: 3se �� r�� y'�.e=� ^t i ��` . _ � u q 'M�-:�:� ��c::�_ .�t';: ..:. S�'�� -i+� 4? ' " .��, �cy:.`.) ��.4". }�� Looking east along the neighbor tree 627° planting area. This area is irrigated, 628, but appears to be experiencing soil 629 moisture deficit (SMD) due to inadequate supplemental water volume additions for the high water use species growing in this area (i.e. coast redwoods, white alder). Irrigation of the neighbor redwoods and alders should be increased throughout the planting area during site plan work. 26 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 106 � I�� Walter Le�ison ��;� CONSULTING ARBORIST A�� . PNW-ISA Certified Tree Risk Assessor#593 ASCA Registered Consulting Arborist#401 ISA-Certified Arborist#WC-3172 Tree # Image 1 Image 2 � � � �'� � i��" � ,�'� ;'�'�"� '' �'� � rA ' � �` i'� rt�,o :•ry�l �„ `[ . "�` �FS''� ,',V� � '�1 ,"1�i� � :.i: � .,� W.1'� '7' i� �.� r ' � i�, � �kk�� 1' K`� �� t:�� y,�,, P kk � �zbh�i�y. - �W�;�'�f9� b�� 1s�P�� . �_.. �� : ,_ . 'S�'- q � �i,� �, ��'�,�'''��d�t. . ��-•.-� ��, ''�� -� -_ � � � ��„ �k a� �' ;�� o-� ��'�i+ �""ti{ '+� .�J�•.a i�l�.:_ ��i�� ' f�' � °� ,I.�, _ . .k` �,'. nt ^� * � � �,� �-�. °'� �� x � � : ; ,=� . � k � �:. + ��y -�s-�.�� °� �, �,. a .�' Y't� .5., 'y � '� .6 ��:.� .../`f/ � ��. ' �"� � � � , ''. '.. (Various) k � ._ � ► �t. � .� � ��u ,;;,. . ��h'-,''iY � «r,�.s7 a�k �w..,' -.x . �� r �`��e ,�a A�'� "� .,: �. ^� : _ „r:.t-.hy�':`'r.3�'L'!�_ :k�'y4+ .4i`:�x�^ .I.�r'�•..�. Looking north at pink flowering Looking directly east at pink flowering ironbark eucalyptus specimens in the ironbarks #609, 641 , 642, 643, 644. neighbor planting area just north of the Apple property boundary. The property boundary is roughly indicated by the red arrow, with the Apple property parking lot to the right, and the neighbor's property with concrete sidewalk to the left. ATTACHED: TREE DATA CHARTS 27 of 27 Site Address: Bandley&Alves Version: 12/19/2011 Walter Levison O All Rights Reserved Registered Member,American Society of Consulting Arborists and Member of the International Society of Arboriculture Voice/Fax(650)697-0990 Cell(415)203-0990 Email drtree@sbcglobal.net 107 Wal[cr Lcvison,Consul[ing Arborist Trcc Data Charts,Applc Cafc 12/16/2011 Comcr of Bandlcy and Alvcs � Maintenance Codes Protection Status � a � (E)ndweight e ^ °— � s' (Note:Cupertino ` �O„a reduction pruning '� � � Tree Specimen Trees � � .� (T)raining pruning d „ � � e � � d n = o� are Oaks 10"120", E ` �� (F)ertilization � � � � � � = Common Name Genus&Species fn �o �o Notes Tag# or Deodar and o° a o (I)rrigation upgrade �` � � � � � � °� �o Blue Atlas Cedar � o needed O1 — 12"125") s F °' (C)odominant stem o — o 0 aremoval " � Red gum lerp psyllid presence noted(serious pest of this tree species). 601 Street Tree X 27 27.0 river red gum Eucalyptus 40/60 80/30 38/ One north side codominant mainstem blew out,leaving scar on viminalis Poor lowertrunk. Tree to be removed per site plan. 602 X 26 26.0 Montereypine Pinusradiata 35/25 80/50 55%Fair Crowded limbstructure. 603 X 26 26.0 Monterey pine Pinus radiata 35/20 60/60 60%Fair 604 X 21 21.0 Monterey pine Pinus radiata 35/25 60/60 60%Fair Possible pine pitch canker fungus infection noted("PPC"). 605 X 11 11.0 camphor tree Cinnamomum Z5/20 50/40 45% Rwt system causing severe curb heave.Note one limb splitout camphora Poor at 6 feet above grade.Lanky limb structure. 606 X 24 24.0 Monterey pine Pinus radiata 35/25 70/70 ��/ Good 607 X 14 14.0 Monterey pine Pinus radiata 35/12 70/65 68%Fair pink flowering Eucalyptus 25/ Stunted in shade of surrounding larger tree specimens.S- 608 X 6 6.0 30/5 40/20 Very ironbark eucalyptus sideroxylon'Rosea' trunk form. Poor Nomcncla[urc:TD/E=Currcnt scason[wig dcnsi[y/cx[cnsion,n/a=no[availablc 1 of 6 Ovcrall Condition Rangc:Exccp[ional,Good,Fair,Poor,Vcry Poor 108 Wal[cr Lcvison,Consul[ing Arborist Trcc Data Charts,Applc Cafc 12/16/2011 Comcr of Bandlcy and Alvcs � Maintenance Codes Protection Status � a � (E)ndweight e ^ °— � s' (Note:Cupertino ` �O„a reduction pruning '� � � Tree Specimen Trees � � .� (T)raining pruning d „ � � e � � d n = o� are Oaks 10"120", E ` �� (F)ertilization � � � � � � = Common Name Genus&Species fn �o �o Notes Tag# or Deodar and o° a o (I)rrigation upgrade �` � � � � � � °� �o Blue Atlas Cedar � o needed O1 — 12"125") s F °' (C)odominant stem o — o 0 aremoval " � 609 X 22 22.0 Monterey pine Pinus radiata 35/20 30/40 35% Pine pitch canker infection noted on outermost end of one limb Poor at 20 feet above grade. 85� Tree added to site survey by WL Specimen may or may not be 610 X 37 37 Eucalyptus species Eucalyptus sp. 22/6 90/80 Good considered a"tree"by Cupertino planning department until reaches 4.0 inches diameter. 611 X 8 8.0 camphor tree Cinnamomum ZZ�ZO 60/50 55%Fair Rwt system causing severe curb heave. camphora 612 X 16 16.0 camphor tree Cinnamomum Z5/30 60/55 60%Fair Rwt system causing severe curb heave. camphora 613 X 14 14.0 Mexican fan palm washingtonia 60/10 80/80 80� No vislble Issues blotic or ablotic.Transplant? robusta Good 614 X 6 5 4 4 2 2 23.0 Pine species Pinus sp. 10/8 90/60 �0% Tree has been hedge pruned back to a shrub form.Very good Good TDE. Japanese flowering Prunus serrulata 40% 615 X 12 12.0 15/20 50/30 Tree was topped multiple times in the past. cherry cultivar (Cult.) Poor 616 X 10 10.0 deodar cedar Cedrus deodara 45/15 90/50 60%Fair S-trunk form with bend at 6 feet above grade. Japanese black Species not verified 100%. 617 X 7.5 7.5 Pinusthunbergii 10/8 85/50 55%Fair pine Added to survey by WL Tree was topped in past. Nomcncla[urc:TD/E=Currcnt scason[wig dcnsi[y/cx[cnsion,n/a=no[availablc 2 of 6 Ovcrall Condition Rangc:Exccp[ional,Good,Fair,Poor,Vcry Poor 109 Wal[cr Lcvison,Consul[ing Arborist Trcc Data Charts,Applc Cafc 12/16/2011 Comcr of Bandlcy and Alvcs � Maintenance Codes Protection Status � a � (E)ndweight e ^ °— � s' (Note:Cupertino ` �O„a reduction pruning '� � � Tree Specimen Trees � � .� (T)raining pruning d „ � � e � � d n = o� are Oaks 10"120", E ` �� (F)ertilization � � � � � � = Common Name Genus&Species fn �o �o Notes Tag# or Deodar and o° a o (I)rrigation upgrade �` � � � � � � °� �o Blue Atlas Cedar � o needed O1 — 12"125") s F °' (C)odominant stem o — o 0 aremoval " � Japanese black Species not verified 100%. 618 X 47 47 Pinusthunbergii 10/8 85/50 55%Fair pine Added to survey by WL Tree was topped in past. Weeping blue atlas Cedrus atlantica 80� Added to survey by WL. 619 X g g�� cedar 'Glauca'tveeping 8/20 90/70 Good form Very nice low elevation specimen tree.Possible transplant. 37� Needles 6 inches long in 3's Tree exhibits westem gall rust 620 X 14 14.0 Pine species Pinus sp. 15/15 35/40 fungus infection,and possibly pine pitch canker infection as Poor Well 621 X 4 3 3 2 1 13.0 Japanese maple Acerpalmatum 10/10 80/70 75/ Topped in past.Good transplant candidate. Good Japanese flowering Prunus serrulata 622 X 12 12.0 10/12 60/45 55%Fair Topped in past. cherry cultivar (Cult.) 623 X 14 14.0 Mexican fan palm washingtonia 60/8 80/70 ��/ No visible issues biotic or abiotic.Transplant? robusta Good 624 X 9 9.0 Ginkgo biloba Ginkgo biloba 25/15 80/80 80/ Good single leader form. Good Japanese flowering Prunus serrulata 35% Rwt system constricted In planter,resulting In J-form rwt 625 X 3 3 3 3 2 2 16.0 12/12 40/30 cherrycultivar (Cult.) Poor growth. 626 X 20 20.0 Mexican fan palm washingtonia 60/8 80/80 80/ No abiotic or biotic issues noted.Transplant? robusta Good Nomcncla[urc:TD/E=Currcnt scason[wig dcnsi[y/cx[cnsion,n/a=no[availablc 3 of 6 Ovcrall Condition Rangc:Exccp[ional,Good,Fair,Poor,Vcry Poor 110 Wal[cr Lcvison,Consul[ing Arborist Trcc Data Charts,Applc Cafc 12/16/2011 Comcr of Bandlcy and Alvcs � Maintenance Codes Protection Status � a � (E)ndweight e ^ °— � s' (Note:Cupertino ` �O„a reduction pruning '� � � Tree Specimen Trees � � .� (T)raining pruning d „ � � e � � d n = o� are Oaks 10"120", E ` �� (F)ertilization � � � � � � = Common Name Genus&Species fn �o �o Notes Tag# or Deodar and o° a o (I)rrigation upgrade �` � � � � � � °� �o Blue Atlas Cedar � o needed O1 — 12"125") s F °' (C)odominant stem o — o 0 aremoval " � Soil moisture deficit.Increase irrigation if retained.Located 17 Sequoia 75� feet from proposed garage excavation.Appears to be fully 627 Neighbortree I 10 10.0 coastredwood sempervirens 35/10 75/75 Good retainable. Use trunk buffer and increased irrigation during site plan work. Soil moisture deficit.Increase irrigation if retained.Located 19 Sequoia �� feet from proposed garage excavation.Appears to be fully 628 Neighbortree I 12 12.0 coastredwood sempervirens 35/10 70/70 Good retainable. Use trunk buffer and increased irrigation during site plan work. Soil moisture deficit.Increase irrigation if retained.Located 10 Sequoia �� feet from proposed garage excavation.Appears to be fully 629 Neighbortree I 6 6.0 coast redwood sempervirens z5/8 70/70 Good retainable given its small diameter trunk. Use trunk buffer and increased irrigation during site plan work. Trunk leans west.Needs increased irrigation.Garage excavation will occur at 17 feet from trunk Tree appears to be 630 Neighbortree I 8 8.0 whitealder Alnusrhombifolia 35/25 75/50 60%Fair fullyretainable. Use trunk buffer and increased irrigation during site plan work. Tree topped in past.Needs training pruning and irrigation upgrades.Proposed garage excavation will occur at 12 feet from trunk. 631 Neighbor tree T,I 10 10.0 white alder Alnus rhombifolia 35/25 75/45 50%Fair Tree should be retainable.but given its condition of 50%.it will need to be monitored during construction for declining vigor. Use trunk buffer and increased irrigation during site plan work. S-bend on central leader.Needs training pruning and increased irrigation. 632 Neighbor tree T,I 6 6.0 white alder Alnus rhombifolia 25/15 75/60 65%Fair Tree located 17 feet from garage excavation limit,and as such should be totally retainable. Use irrigation and trunk buffer during site plan work. Tree stunted in shade.Lacks buttress rwts on southeast side. Root damage noted. 633 Neighbor tree X I 6 6.0 white alder Alnus rhombifolia 25/12 50/40 45� This tree is in pwr overall condition.and positioned only 11 Poor feet from the proposed limit of garage excavation.I therefore suggest removal of the tree.However..if required.the tree can be retained and maintained with increased irrigation. Nomcncla[urc:TD/E=Currcnt scason[wig dcnsi[y/cx[cnsion,n/a=no[availablc 4 of 6 Ovcrall Condition Ftangc:Exccp[ional,Good,Fair,Poor,Vcry Poor 111 Wal[cr Lcvison,Consul[ing Arborist Trcc Data Charts,Applc Cafc 12/16/2011 Comcr of Bandlcy and Alvcs � Maintenance Codes Protection Status � a � (E)ndweight e ^ °— � s' (Note:Cupertino ` �O„a reduction pruning '� � � Tree Specimen Trees � � .� (T)raining pruning d „ � � e � � d n = o� are Oaks 10"120", E ` �� (F)ertilization � � � � � � = Common Name Genus&Species fn �o �o Notes Tag# or Deodar and o° a o (I)rrigation upgrade �` � � � � � � °� �o Blue Atlas Cedar � o needed O1 — 12"125") s F °' (C)odominant stem o — o 0 aremoval " � Tree added by WL to site survey.Tree appears to be a 40% volunteer that arose from a bird dropping adjacent to tree#604. 634 X 4.4 4.4 glossy privet Ligustrum lucidum 25/8 50/35 Poor Tree appears to be located on the border of the Apple-owned property. Tree added by WL to site survey.Tree appears to be a volunteer that arose from a bird dropping adjacent to tree#604. 635 X 3.3 3.3 glossy privet Ligustrum lucidum 25B 50/35 40/ Tree appears to be located on the border of the Apple-owned Poor property.Note�.This tree may or may not be considered a"tree" by Cupertino planning department until it reaches 4.0 inches diameter. Trunk leans northwest.Canopy lopsided northwest.Proposed garage excavation will occur at 9 feet from trunk..making this a 636 Neighbortree ? T ZZ ZZ� pink flowering Eucalyptus 55/40 75/55 65%Fair borderline removal candidate. ironbark eucalyptus sideroxylon'Rosea' Minimum structural rwt plate radius to be retained is+/-6 feet. although suggested minimum for this tree is 9 to 10 feet. Two codominant mainstems fork at 7 feet above grade.Garage pink flowering Eucalyptus excavation will occur at 9 feet from trunk edge. 637 Neighbortree T 10 10.0 35/15 70/55 55%Fair ironbark eucalyptus sideroxylon'Rosea' This tree should be retainable.Training pruning.irrigation,and use of a trunk buffer are all warranted if tree is retained. Two codominant mainstems fork at 6 feet above grade.Garage excavation will occur at 8 feet from trunk edge. 638 Neighbortree X 16 16.0 Pinkflowering Eucalyptus 50/40 75/50 55%Fair ironbark eucalyptus sideroxylon'Rosea' This tree is probably not retainable given the location of excavation in relation to the trunk edge,and given its large trunk diameter.I suggest removal of the tree. Strunk form.One splitout wound noted at 15 feet above pink flowering Eucalyptus 35% 9rade.Garage trenching will occur at 9 feet from trunk edge, 639 Neighbor tree X 12 12.0 35/35 60/30 making this tree a good removal candidate based on both the ironbark eucalyptus sideroxylon'Rosea' Poor overall condition rating of"pwr"and on the close proximity of proposed excavation. Nomcncla[urc:TD/E=Currcnt scason[wig dcnsi[y/cx[cnsion,n/a=no[availablc 5 of 6 Ovcrall Condition Rangc:Exccp[ional,Good,Fair,Poor,Vcry Poor 112 Wal[cr Lcvison,Consul[ing Arborist Trcc Data Charts,Applc Cafc 12/16/2011 Comcr of Bandlcy and Alvcs � Maintenance Codes Protection Status � a � (E)ndweight e ^ °— � s' (Note:Cupertino ` �O„a reduction pruning '� � � Tree Specimen Trees � � .� (T)raining pruning d „ � � e � � d n = o� are Oaks 10"120", E ` �� (F)ertilization � � � � � � = Common Name Genus&Species fn �o �o Notes Tag# or Deodar and o° a o (I)rrigation upgrade �` � � � � � � °� �o Blue Atlas Cedar � o needed O1 — 12"125") s F °' (C)odominant stem o — o 0 aremoval " � Three codominant mainstems fork at 18 feet above grade. Good TDE Tree had endweight reduction pruning on north side of canopy. pink flowering Eucalyptus Tree is in good enough condition that it could potentially be 640 Neighbor tree ? T 21 21.0 55/25 80/55 65%Fair retained.given that proposed garage excavation will occur at 9 ironbark eucalyptus sideroxylon'Rosea' feet out from trunk edge on the south side.Minimum structural rwt retention radius is 6 feet.but for maintaining health long term..the closest distance to exacavate should be approximately 12 feet from trunk for a eucalyptus of this trunk diameter.Therefore,it is a borderline removal candidate. Trunk leans south overApple property.Old splitout wound pink flowering Eucalyptus noted at 18 feet above grade. 641 Neighbortree X 12 12.0 45/20 65/55 50%Fair ironbark eucalyptus sideroxylon'Rosea' Garage excavation will occur at 6 feet from trunk,making this a good removal candidate. Tree was previously topped.Codominant mainstems fork at 25 pink flowering Eucalyptus �� feet above grade. 642 Neighbortree X 14 14.0 55/45 80/60 ironbark eucalyptus sideroxylon'Rosea' Good Garage excavation will occur at 6 feet from trunk,making this tree a good removal candidate. 643 Neighbor tree X 6 6.0 Pink flowering Eucalyptus Z5/6 0/0 0%Dead Dead tree.Author suggests removal of this dead tree. ironbark eucalyptus sideroxylon'Rosea' S-form mainstem at 25 feet above grade.Good TDE Tree has received clearance pruning on north side of canopy to clear the existing neighbor office building.which is good since it reduced tension stresses for the Apple garage-side of rwt system to 644 Neighbor tree ? T,I 16 16.0 Pink flowering Eucalyptus 55/30 80/55 68%Fair deal with after excavation occurs on south. ironbark eucalyptus sideroxylon'Rosea' Tree is located 8 feet from proposed garage excavation, making this tree retainable..but would need to be monitored for decline and trunk lean/root plate rotation.Use trunk buffer and increased irrigation during construction. Nomcncla[urc:TD/E=Currcnt scason[wig dcnsi[y/cx[cnsion,n/a=no[availablc 6 of 6 Ovcrall Condition Rangc:Exccp[ional,Good,Fair,Poor,Vcry Poor 113 FEH R �' PEERS MEMORANDUM Date: April 19, 2012 To: Simon Vuong,Assistant Planner, City of Cupertino From: Franziska Church,Alexandra Sweet, and Jane Bierstedt, Fehr& Peers Subject: Focused Transportation Study for the Apple Cafeteria in Cupertino, California SJ12-1326 This memorandum documents the focused transportation study for the proposed Apple cafeteria located at 20625 Alves Drive in Cupertino, California. The Apple cafeteria (project) will have a building floor area of 21,468 square feet (s.f.), with 204 seats, and 18 employees. It includes a below-grade parking garage to accommodate 70 vehicles, plus 30 Class I and 64 Class II bicycle spaces. The cafeteria will be in operation from 7:30 AM to 5:00 PM, Monday through Friday. The purposes of this focused transportation analysis are to: 1) Prepare a trip generation analysis 2) Determine whether the proposed on-site parking supply is sufficient to meet the demand generated by the cafeteria 3) Evaluate site access for pedestrians and bicycles 4) Assess on-site circulation 5) Provide an alternatives analysis for non-apple restaurant on the site. This memorandum summarizes our analysis approach, results, and recommendations. PROJECT BACKGROUND The project site is located about 0.7 miles southwest of Apple's main campus at Infinite Loop. Currently, a cafeteria in building Infinite Loop-04 serves the Apple campus, including Apple uses west of De Anza Boulevard. The proposed cafeteria will serve the approximately 2,900 Apple employees located in 17 office buildings along the half-mile stretch of Bandley Drive between Valley Green Drive to the north and Alves Drive to the south. About 30 percent of the 2,900 Apple employees are within a quarter mile, 40 percent are between a quarter mile and a half mile, and 30 percent are just over a half mile of the proposed cafeteria. See Figure 1 for an illustration of the project site location, its surroundings, and its service area. 160 West Santa Clara Street,Suite 675 San Jose,CA 95113 (408) 278-1700 Fax (408) 278-1717 www.fehrandpeers.com 114 T � � v � Z � � � o a a � � � � rt Celeste Cir `-° 9 �' T � a � > � `o � � v, y o N v � � o � `° � � o z > > °' � � J z Northwood Dr , � � • m Lucille Ave � � N C � a o � � I � IJ -.� Valley Green Dr ,� � ^ o � T I J ° � � � u � _ v � � � Infinite =_ � 1/2 Mile � v Loop � � Acadia Ct Campus -`00 Greenleaf Dr � °1 v Greenleaf Dr Manani Ave �� Mariani Ave Merritt Dr ° a � Dunbar Dr � �o � Apple Tree Ln � � m �� ■ ■ ■I��n\ 5 FargoDr �� v J � v J ° L a, 1/4 Mile � v ~ " L v v > � � � �y Hanford Dr � a � � m a a • ❑ � a a 3 Peach Tree Ln ❑ � � „ � Garden Gate Dr � � p v �a m c a � Lazaneo Dr j Forest Ave Forest Ave V U Elenda Dr ❑ a a � � v � � Chavoya Dr c ,� Y � a > n O App�e " � � Alves Dr Cafeteria vista ct ° a - Hogue Ct � m j� � � Cartwright Way T � j T > � � Reinell PI � � � l � � � Stevens Creek Blvd - Le9end � I .�� Q Apple Office Buildings Served by Cafeteria ♦� �♦ �� O Apple Cafeteria ♦ �1� � - - �� N 0 0.05 0.1 0.15 0.2 0.25 � Scofield Dr Cali Ave Miles F E H R �' P E E R S Project Site & Service Area Path:N:AProjects\SJ12 Projects\SJ12 1326 Apple CafeteriaVGraphicsVGIS\Fig 1 Project Site.mxd FIgUI'@ 1 115 Simon Vuong F E H R �' P E E R S April 19, 2012 Page 3 of 15 Although approximately 72 percent of Apple employees commute to work in an automobile, the majority are expected to walk, bike, or take a campus shuttle to travel between their buildings and the cafeteria during workdays. A local Apple shuttle system serves most of the buildings along the Bandley Drive corridor, and will also serve the proposed cafeteria. During most hours, the shuttle operates on 10-minute intervals, and has a capacity of 114 seats per hour; Apple has committed to doubling their shuttle service during the peak lunch period, and will have a capacity of 228 seats during those times. Employees also have access to the on-campus Bicycle Sharing program, which provides 140 bikes for employees to use around campus.Apple employees currently take 153 bicycle-sharing trips per day. CAFETERIA TRIP GENERATION The proposed Apple cafeteria will serve Apple employees exclusively. Considering the unique characteristics of the Apple cafeteria and its user-base, standard published rates would not be appropriate to use to estimate the cafeteria's trip generation; standard trip generation rates primarily assume vehicle access, which would not be congruent with the walking, biking, and shuttle travel behavior on campus. Instead, trip generation estimates were developed based on the anticipated travel characteristics of the Apple cafeteria and the surrounding transportation system and environment. Trip generation estimates using Institute of Transportation Engineers (ITE) rates are presented in the A(ternative Ana(ysis section of this document. Person Trip Generation Rates To develop vehicle trip generation estimates for the project site, the analysis first focused on person trips to capture the multi-modal access characteristics of the project. The number of person trips (the number of people who travel to the cafeteria regardless of travel mode) was estimated based on rates derived from transaction data provided by Apple in early February 2012 for the existing cafeteria at the Infinite Loop campus.A summary of the trip rates developed for this study are presented in Table 1. Dailv Trip Generation Rates The daily person trip rate was developed by first dividing the average number of Infinite Loop cafeteria transactions (4,500) by the number of Infinite Loop cafeteria seats (463) or (4,500/463 = 9.72 daily transactions per seat). The person transaction rate is doubled to develop a trip rate; for every transaction, a person must arrive at the cafeteria and leave the cafeteria, thus creating two trips (9.72 daily transactions per seat x 2 trips = 19.44 daily person trips per seat). Midday Peak Hour Trip Generation Rates Based on the information provided, approximately 90 percent of Infinite Loop cafeteria transactions (4,000) occur during the lunch peak period between 11:30 AM and 2:00 PM. To be conservative, a midday lunch peak hour rate of 2,000 transactions per hour was used; thus the midday peak hour trip rates is 8.64 trips per seat (2,000 transactions x 2 trips / 463 seats = 8.64 midday trips per seat). The peak hour refers to a theoretical single hour within the 11:30 AM to 2:00 PM time frame. 116 Simon Vuong F E H R �' P E E R S April 19, 2012 Page 4 of 15 AM and PM Peak Hour Trip Generation Rates Peak hour transaction rates for the AM (6:30 AM to 9:30 AM) and PM (4:00 PM to 7:00 PM) peak periods were estimated based on remaining transactions and the cafeteria's hours of operation. Based on the information provided, only about ten percent of daily transactions (500) occur outside of the lunch period. It was assumed that approximately five percent of transactions (225) for the proposed project would occur in the AM peak hour and that two percent (90) would occur in the PM peak hour. A lower PM peak hour rate was used, since the proposed cafeteria is expected to close at 5:00 PM. Thus, the AM peak hour person trip rate is 2.20 trips per seat (225 transactions x 2 trips / 204 seats = 2.20 trips per seat) and the PM peak hour rate is 0.88 trips per seat (90 transactions x 2 trips / 204 seats = 0.88 trips per seat). Similar to the midday peak hour, the AM and PM peak hours refer to theoretical single hours within the respective time frames. Person Trip Generation Estimates The person trip generation estimates were developed based on the number of seats proposed by the project (204 seats) and the trip rates above. It was assumed that for all peak hour trips every person would arrive and leave within the same hour; or a 50-50 inbound/outbound trip split during each peak hour. Based on the analysis presented in Table 1,the proposed cafeteria is estimated to generate 3,966 daily trips,449 AM peak hour trips (224 inbound and 225 outbound), 1,763 midday peak hour trips (881 inbound and outbound), and 180 PM peak hour trips (90 inbound and outbound). Mode Split Assumptions As discussed earlier, the majority of cafeteria patrons are expected to walk, bike, or take the shuttle from/to the surrounding Apple offices along Bandley Drive to access the cafeteria. Access mode was evaluated based on the proximity of Apple offices to the cafeteria in quarter-mile increments as illustrated on Figure 1. Table 2 summarizes the mode split assumptions for employees within 0.25 miles of the cafeteria, between 0.25 and 0.50 miles, and over 0.50 miles. The percentages for each mode by distance were then averaged based on number of employees to arrive at an overall mode split for the served Apple employees. These mode split/weighted averages are listed in rows B, C, D, E, and F in Table 1. The mode split assumptions outlined in Table 2 considered the shuttle capacity, the bike share system and bike facilities, and the cafeteria's proximity to the buildings it will serve. It is assumed that the majority (14%) of driving trips would be carpool trips to the cafeteria, and with an average of three (3) employees per car. The remaining driving trips (4%) would be single occupancy vehicle trips. See Figure 2 for an illustration of the existing bicycle facilities, and shuttle route, and shuttle stops. 117 Simon Vuong F E H R �' P E E R S April 18, 2012 Page 5 of 20 Table 1:Trip Generation Estimates for Apple Cafeteria Trip Estimates Trip Rates AM Peak Hour MID Peak Hour PM Peak Hour AM MID PM Peak Peak Peak Land Use Units Size Daily Hour Hour Hour Daily In Out Total In Out Total In Out Total Apple Cafeteria Person Trips Apple Cafeterial Seats 204 19.44 2.12 8.64 0.84 3,966 224 225 449 881 881 1,763 90 90 180 Apple Cafeteria Person Trips Mode Split Walking Trips(60%)(B) -2,379 -134 -135 -269 -529 -529 -1,058 -54 -54 -108 Biking Trips(10%)(C) -397 -22 -22 -45 -88 -88 -176 -9 -9 -18 Shuttle Trips(12%)(D) -476 -27 -27 -54 -106 -106 -212 -11 -11 -22 Driving Trips(18%) " 714 40 40 81 159 159 317 16 16 32 Apple Em ployee Vehide Carpool Trips by Vehide(3 person/car)(14%) z 185 10 10 21 41 41 82 4 4 8 Apple Em ployee Single Occupancy Vehide Trips(1 person/car)(4%) 159 9 9 18 35 35 71 4 4 7 Total Vehicle Trips(E 344 19 19 39 76 76 153 8 8 16 Note: 1) Trip generation estimates based on the number of transactions per seat in existing Infinite Loop 04 Cafe. 2) Carpoof trips equaf 14%of Person trips(3,966�14% =555)divided by 3, assuming a carpoof rate of 3 persons per vehicfe. 118 Simon Vuong F E H R �' P E E R S April 19, 2012 Page6of15 Table 2: Mode Split Assumptions by Distance to Proposed Cafeteria Employee Distance To Cafeteria Mode Less than 0.25 Between 0.25 and Employee Miles 0.50 Miles Over 0.50 Miles qveragel Walk 85% 60% 34% 60% Bike (C) 5% 10% 15% 10% Shuttle � 10% 10% 18% 12% Drive 0% 20% 33% 18% Carpool - - - 14% Single Occupancy(F� - - - 4% Notes: 1. Employee Average was calculated using a weighted average based on the number of employees within each distance to the cafeteria. Source: Fehr&Peers,April 2012. Employee Trip Generation The proposed cafeteria is expected to have 18 employees in total. Based on information provided by Apple, cafeteria employees will park off-site and use the shuttle to access the site. The employees will most likely access the proposed cafeteria during the AM and PM peak hours, and shift changes would occur outside of the lunch peak period; therefore their impact on the shuttle service during the peak lunchtime hours will be negligible. Vehicle Trip Generation Summary After accounting for the person trip rates developed based on the existing Infinite Loop cafeteria and the mode split assumptions, the proposed cafeteria is estimated to generate 344 vehicle trips per day, including 39 AM peak hour trips, 153 lunchtime peak hour trips, and 16 PM peak hour trips. Shuttle Trip Generation Summary As shown in Table 2, the trip generation estimates anticipate a peak of 212 lunchtime shuttle riders. Apple has committed to providing two shuttles during the lunch peak period (11:30 AM to 2:00 PM). A second shuttle during the peak lunch period will double the hourly capacity to 228 seats, which will provide sufficient capacity for the anticipated ridership (212 riders). During non-lunch hours, the Apple circulating shuttle has an hourly capacity of 114 seats, which is sufficient to meet the cafeteria's off-peak demand. 119 T � � v � Z � � � o a a � � � � rt Celeste Cir `—° 9 �' T � a � > � `o � � v, y o N v � � o � `° � � o z > > °' � � J z Northwood Dr , � � • m Lucille Ave � � � � a � 0 I � � ❑ n � Valley Green DC ,� � _♦ � o � � ° � � � � � v � � Infinite =_ � � v Loop `" � � Acadia Ct � CdIl1pU5 -`00 Greenleaf Dr � °1 v Greenleaf Dr L.Manani Ave � Mariani Ave Merritt Dr ° a � Dunbar Dr � o Apple Tree Ln -o � a, m / � ■ ■ ■ � � Fargo Dr �� ^ v � V - il J ~ � J � i � � � N N N il L � � > U � E � Hanford Dr � a � ♦ m . a � ❑ � ¢ a 3 Peach Tree Ln ❑ � � „ � Garden Gate Dr � � p v �a m c a � Lazaneo Dr j Forest Ave Forest Ave a U V Elenda Dr � � c ❑ a � o � ~ � a Chavoya Dr v � > � � Apple Alves Dr Cafeteri Legend � Bike Lanes on Street � Bike Route V �, � Public Access Right of Way � Apple Lunch Shuttle Stevens CreekTBlvd ■ Shuttle Stops � � �� O Apple Office Buildings Served by Cafeteria �� .�� ♦ ♦ O Apple Cafeteria �� 1 N Scofield Dr Cali Ave � F E H R �' P E E R S Bicycle Facilities and Apple Lunch Shuttle Route Path:N:AProjects\SJ12 Projects\SJ12 1326 Apple CafeteriaVGraphicsVGIS\Fig 2 Bike Transit.mxd FIgUI'@ 2 120 Simon Vuong F E H R �' P E E R S April 19, 2012 Page8of15 PARKING ASSESSMENT Vehicle Parking The following parking assessment compares the parking proposed for the cafeteria with parking demand and supply estimates using rates provided by the City of Cupertino Municipal Code. The plan for the proposed cafeteria includes 70 parking spaces, three of which are ADA accessible spaces. Table 3 summarizes the parking supply and requirements. Table 3:Apple Cafeteria Parking Supply and Requirements Land Use Units Required Proposed Meet City Method Type Units SiZe Rate Supply Supply2 Requirement? City of Cupertino Seats 204 0.25 51 Restaurant 69 70 Yes Municipal Codel Employees 18 1 18 Notes: 1)Cupertino Munlclpal Code parking estimates based on rates and equations presented In Cupertino,Callfornla Munlcipal Code,19.100.040 Regulations for Off-Street Parking.Requlres parking based on the number of seats provided,plus estimated number of employees. 2)Parking proposed In the Apple Restaurant Planned Development Permlt,Kler&Wright(2012) Source: Fehr&Peers,April 2012. Citv of Cupertino Municipal Code The City of Cupertino Municipal Code provides parking requirements for various land uses. For the purpose of this study, the parking requirements for the proposed cafeteria were estimated using standards for a restaurant, a comparable land use for a high-turnover cafeteria. The Municipal Code requires restaurants to provide parking to accommodate 1/4 of the restaurant's seats, one parking space for each employee, and one parking space per 36 square feet of dance floor. The cafeteria will not have a dance floor so that portion is excluded from the calculations. The required parking supply was calculated by multiplying the number of proposed cafeteria seats by the seat parking rate and adding one parking space per proposed cafeteria employee ((204 cafeteria seats x 0.25 parking spaces/seat) + (18 employees * 1 parking space/employee) = 69 parking spaces). The proposed cafeteria includes 70 spaces, and therefore meets and exceeds the Municipal Code's parking requirements. Any intensification of the land use will require further traffic and parking analyses. The City of Cupertino Municipal Code requires ADA parking to meet the requirements of the California Building Code. Section 1129B of the 2010 California Building Code requires buildings with a total number of parking spaces between 51-75 to include a minimum of three ADA accessible spaces. The proposed cafeteria includes three ADA accessible spaces closest to the elevator in the belowground parking garage, and therefore meets the city's requirements. 121 Simon Vuong F E H R �' P E E R S April 19, 2012 Page9of15 The majority of Apple employees are expected to walk, bike, or take the shuttle to access the cafeteria, therefore the site will have a low parking demand. The project's proposed parking supply was compared to the anticipated total vehicle trips as estimated in Table 1. At its lunchtime peak hour, the proposed cafeteria is expected to generate a total of 153 vehicle trips,which includes 76 inbound vehicles and 76 outbound vehicles. Since not all of the vehicles will arrive or leave at the same time, the proposed supply of 70 spaces should be sufficient to meet the parking demand. However, should the site be sold or leased to a non-Apple entity, or the seating intensity increased,the parking supply will need to be re- assessed. Bicycle Parking Bicycle parking is categorized as Class I or Class II. Class I facilities protect the entire bicycle from theft, vandalism, and inclement weather and are appropriate for long-term storage. Examples include bike lockers, rooms with key access, guarded parking areas, and valet/check-in parking. Class II bicycle- parking facilities include bicycle racks to which the frame and at least one wheel can be secured with a user-provided lock. Class II bicycle-parking facilities are intended for short-term parking. The facilities must be visible from within the cafeteria or at street floor level. The proposed cafeteria includes 30 Class I bicycle spaces and 64 Class II bicycle spaces. The Class I spaces are located in the below-grade garage. The Class II bicycle spaces are located at street level behind the building. The City of Cupertino Municipal Code requires restaurants to provide Class II bicycle parking facilities equal to 5 percent of the total vehicle parking supply. Accordingly, the proposed cafeteria would need 3 Class II bicycle spaces to meet requirements. The code does not require any Class I facilities for restaurant uses. The 64 proposed Class II bicycle spaces exceed the City's requirement. As discussed under trip generation, a majority of the trips accessing the site will be by walking, biking, or shuttle. Thus, the project proposes to supply bicycle-parking facilities that far exceed the City's requirements. MULTI-MODAL SITE ACCESS The following section summarizes the multi-modal access analysis of the Bandley Drive corridor between Valley Green Drive and Alves Drive, including the four unsignalized intersections and two mid- block crosswalks. Figure 3 illustrates site access opportunities and constraints. The proposed project will attract a large number of pedestrians, bicyclists, and shuttle users. Overall, Bandley Drive offers pleasant and safe conditions for both walking and biking to the proposed Apple cafeteria. Bandley Drive is a two-way, north-south street with one lane in each direction. It has a posted speed limit of 30 miles per hour (mph), with relatively low traffic volumes compared to the adjacent De Anza Boulevard. Sidewalks are provided throughout the Bandley Drive corridor and adjacent streets. There are two mid-block crosswalks on Bandley Drive, between Lazaneo Drive and Mariani Avenue. The crosswalks have high-visibility striping and pedestrian crossing signs. Bandley Drive is a designated bicycle route with posted signs. De Anza Boulevard has Class II bike lanes, which will provide sufficient access for any bicyclists coming from the Apple buildings east of De Anza Boulevard. Considering the high volume of anticipated pedestrian traffic, a few additional geometric design treatments are recommended to improve visibility and safety for pedestrians. All of the intersections have at least one striped crosswalk; but, in anticipation of the induced pedestrian traffic, striping crosswalks on nearly all of the legs of the intersections is recommended. 122 Simon Vuong F E H R �' P E E R S April 19, 2012 Page 10 of 15 Hiqh Visibilitv Crosswalk Treatments Crosswalks that are uncontrolled (do not have a stop sign for yielding traffic) or anticipate a high volume of pedestrian traffic, require high-visibility crosswalk striping treatments, including Zebra or Ladder patterns, which have parallel lines and perpendicular stripes. Advanced yield lines, which are commonly called "sharks teeth," are also helpful when placed in front of high-visibility crosswalks. They indiciate for cars to yield at a crosswalk when a traffic signal or stop sign is not present. High visibility crosswalk treatments should also include a pedestrian crossing sign with an arrow indicating the location of the crosswalk. The two mid-block crosswalks on Bandley Drive (see photo on Figure 3) are an example high visibility striping and sign treatment. High visibility striping is recommended for all four legs of the Bandley Drive and Alves Drive intersection. High visibility striping, sharks teeth, and pedestrian crossing signs are suggested for the south side and east side of Bandley Drive and Lazaneo Drive intersection. ON-SITE CIRCULATION ASSESSMENT This section provides an assessment of the vehicular, pedestrian, and bicycle circulation on the cafeteria site. In general, the circulation for pedestrians is sufficient. The proposed entrances can adequately accommodate the projected pedestrian traffic. Further assessment of the vehicle and bicycle on-site circulation is described below for the belowground garage and street level. Figure 4 illustrates on-site circulation assessment for the underground parking garage. The assessments and recommendations are listed below. 1. Add a stop bar and pavement legend to the intersection where circulating vehicles meet entering vehicles at the base of the ramp. The circulating vehicles should yield to the entering vehicles. 2. Add a stop sign, stop bar, left-turn arrow and "only" pavement legend at the base of the entrance ramp. 3. Extend the curb to the northern angled parking space and create a raised island adjacent to the exit ramp to protect it from exiting vehicles. 4. The 10'6" exit and entrance ramps may be too narrow. Consider widening the ramps by one foot, and provide a six (6) inch curb on one side and a one (1) foot curb on the other side. This design provides 10 feet of driving space and curbs, which provide a buffer between the vehicle and the concrete walls. 5. Push the northern row of parking against the garage wall to widen the circulation aisle. 123 ��r= Bandley Dr./Mariani Ave. ' '� �` � This intersection does not � � 4 have a stri ed northside � "�� :�: p '�_�` '�' crosswalk. Valley �reen Dr - �� : `; .- � _� •------ ------------------------ ;_ - � — i _ �_�. _ Bandley Drive Low traffic volumes and moderate travel limit (30 mph) make Bandley ,��:�� , -, '� Drive a safe bicycle route Greenleaf Dr � � ; Marlanl AVe � -� alternative to De Anza �• Boulevard. —0 � _ �-=" � ------------------------------------- , � � , Bandley Drive F: . Mid-block crosswalks and ��; � yield signs provide safe . . . crossing opportunities for � . � ;;.. , j .,.:- p ; ��r� �.�:,�:�.;,�� , _. pedestrians. , � - ; � ------------------------------ � � ,.�._��,�°. � � � - ��-- � ? � m f6 � `r� m N ,� �� / yBandley Dr./Lazaneo Dr. � Upgrading the southern �,;.'. , and eastern crosswalks to � �r„ high-visibility crosswalks s � Lazaneo Dr ��,�;�_: � `� , , - :.:�:�. I-'. will improve pedestrian � �' - safety. � lJ � Bandley Dr./Alves Dr. � ��,�. This intersection does not Alves Dr i� ��,�:,� have a striped northside �� .:,ra .. ,,..� ; _ ;� crosswalk.All four legs � ................................... �' .. � � should have high visibility , striping treatment. � I _ � Existing high visibility crosswalk � Existing standard crosswalk F E H R ��' P E E R S � Proposed high visibility crosswork � Proposed standard crosswalk _Project Site � Existing stop sign $Ite ACCe55 February2012 Figure 3 SJ12 1326 124 Simon Vuong FEHR �' PEER5 April 19, 2012 Page 12 of 15 The assessments and recommendations for the street level circulation are illustrated on Figure 5 and listed below. 1. Post a sign at the service lane exit alert drivers of traffic exiting the garage. 2. Install a mirror adjacent to the service vehicle exit to improve visibility for drivers exiting the garage 3. Install a stop sign, STOP legend, and limit line where the service vehicle exit intersects the exit ra m p. 4. Consider building a bike path along the eastern landscaped border to connect Alves Drive with the bike parking in the rear. As proposed, bicyclists may go the wrong-way down the one-way service driveway instead of biking around the block to access the bicycle parking in the rear of the building. 5. Install a sign at the garage exit that guides vehicles to the garage entrance on Bandley Drive. 6. Consider adding a roof and additional security for the bicycle parking in the rear of the building. Hidden bike parking located a distance from the street may be more susceptible to theft. Secure and covered bicycle parking on the street level will be more attractive for long- term parking. 7. Consider adding short-term (Class II) bicycle parking near the building entrances on Bandley Drive and Alves Drive. ALTERNATIVES ANALYSIS An alternatives analysis was conducted to anticipate changes should the building become a non-Apple establishment. Traffic Impacts The proposed cafeteria will not have any impacts on the surrounding traffic intersections. However, any intensification of the land use may require further traffic study. Recent data from LOS studies completed in the area indicate that the following four (4) intersections would be most heavily impacted by additional traffic in the area. 1. Stevens Creek Boulevard/Stelling Road (LOS E+) 2. Homestead Road/De Anza Boulevard/Saratoga-Sunnyvale Road (LOS E) 3. De Anza Boulevard/McClellan Road (LOS E+) 4. Stevens Creek Boulevard/De Anza Boulevard (LOS E+) Based on the generation and distribution of trips to the proposed restaurant, the intersection of Stevens Creek Boulevard/De Anza Boulevard is the intersection most likely to be impacted by the change in land use and would need to be evaluated in the future if ownership of the project site changes. 125 Widen entrance — — — — — — — — N89.53�,��E ramp from 10'6" _ _ �--- Push parking to _____ � to 11'6" �KEY NOTES Wa��t�W�•Jen � I 1OACCESSIBLEPARKINGSTALL U � � C�rCU�at�nC� a�s�e. _ _ GARAGERAMPD(JWN I O2 AGGESSIBLEROUTE- MAINTAIN 4'-0"MIN.CLR. I OI O � I 3OMAINTAIN 98"MIN. �1 b CLEARANCE FOR AOA VAN ' �_�_�= ROOM1I O SUMPPIIMP ACCESSUNOER ' _ ______ ___ ___________________ ___ I`��O____�e;;e _______ Ci�C�E�OR _ _ _ _ _ _I— AREF______________ COURTVAROSABOVE � GARAGE EXHAIIST � � O' fi I � FAN ROOM O 8 8 10 I 0 WESTSTPIR HC1 HC2 HC3 o v� �---� OABOVEEEXHAUSTOUCT � O0 O O � IIII � 0" '-0" e'-' fiOROLL00WN5EGURITVGATE 0 I „ ', , , , Left-turn only � Ago�E �— I , TSTAIRS aYYOW ;m I OTRENCHORAINATBOTTOM I I � � , ?�� OF RAMP I I ELEV. I I ROOM � �O � "' I ]OCLA551 ENCLOSEO CAGE il � 0 ��ve��l I BICVCLESTORAGEROOM- I � 13'-fi" �I �I 305PACE5 ��n, I I II I O ............. N til , I I ��J � Create island I II 3 I II I h ——— o�i .o � V e.� �I � q� PARqNO�PRAOE ��I � I O ��-- ', o � �, � � _ � qo az aa aa as ae m ae ae o si sz sa sa ss i ^k � i 2 w� � �Limit line and p��vement � „�_s�. I ' 38 legend reduce conflicts �� 81 � � with circulating 2�nd � fi �� entering vehides � �i � 'a � � � � � ii � s� � ��__� '� - - - - ;�- - - - - '� 0 � � ,� ,�, '�� ;-- , I�II I I 3] I , , ,�0 � � II 3fi fi] fifi fi5 fi4 fi3 fi2 fii 0 9 I 58 5] Sfi I I I I I I i i zz�_o. i w i s�- ie. i �i i u i i � ONEWAYAISLE I I E A AI E I 130 ( ) ( ) � �zu i i ��i 35 3 — I 3 I I I I � �, �, �� a � �� ,�, � I 34 � � I I III �� ,40 ,�� I I 33 32 � 29 2] 2fi 25 24 23 0 19 18 il ifi 1 I I I � � I MECHnNICAL I I I I I� I I I I�IDFIELECTR CAL I I ROOM I I I I I I ROOM I � � o � � � � o �— L--------- ---------- - - —Y__ _ _ _ __ _____ __________ _____ __________ ___ _ _ _ _ _ _ _____ __________ _ _ _ _ _ L--� I l FE H R ��' P E E R S Source Site Pl�n provided byAlves Rest�ur�nt Pl�nned Development Permit,Kier&Wric�ht,2012 On-Site Cireulation: Basement Level February 2012 Figure 4 SJ12 1326 126 Install sign: Service vehicles and �� ' bicycle only. ` Cansider covering ,7 , �� bike parking and """""'� !. additional security. � ,. R -��!• ; � � � ', r . . � . In � �� .. , F ¢+ . � `� ._. . .��`�^. . � Consider Class II ' � r ° ❑ bike parking in the � �� front of the building. ��'- R� J '' �� ♦� �.aar r� �y„�„�,; � ❑ � ♦ � I � �` , _ � tr , ;:�, � i Consider building a m � ' 3 � � � l � i bike ath to connect � � ' '"; '.�i;` - � �---..; p '�+� -• ♦ � I � Alves Drives to the � � � � ° L iE bike parking. 4; ` � � "� ° 'm ^ � F� Install stop sign i � � n and sign to watch � � �j i� ° � I� � for traffic exiting i � � �! �� ,� �.::; . �� garage .. -- -- - - - ' I � L' i� �'. I _�'�` � : � W ��l� i A parabolic mirror Install sign: � i will help reduce � \E------------�----- conflicts for �. Garage entrance � � , on Bandley Drive i exiting vehides. ----------------------� • � , i � FE H R ��' P E E R S Source Site Pl�n provided byAlves Rest�ur�nt Pl�nned Development Permit,Kier&Wric�ht,2012 On-Site Circulation: Street Level February zoiz Figure 5 SJ12 1326 127 Simon Vuong F E H R �' P E E R S April 19, 2012 Page 15 of 15 Parkinq Assessment The proposed cafeteria meets the City's Municipal Code parking requirements; however, any intensification of the land use will require further traffic and parking analyses. CONCLUSIONS This memorandum documents the focused transportation study for the proposed Apple cafeteria located at 20625 Alves Drive in Cupertino, California. The cafeteria is expected to produce 3,966 daily person trips, of which approximately 60 percent will be walking, 10 percent biking, 12 percent taken by shuttle, and 18 percent by private vehicle. Based on the trip generation analysis, the project is not expected to have significant intersection impacts at the surrounding intersections with the proposed uses. The proposed cafeteria has 70 parking spaces, which meets the City of Cupertino's Municipal Code, and will accommodate parking for Apple employees. The proposed cafeteria has, in general, sufficient on-site circulation. Recommendations include widening the exit ramp lane to provide additional buffer between vehicles and concrete wall, adding wayfinding signs on the street level and in the below grade parking garage for circulating vehicles, adding a bicycle entrance to the service vehicle exit, and adding additional bicycle parking at the entrances, as mentioned above. In anticipation of the induced pedestrian activity, additional standard and high-visibility crosswalk striping should be considered at all non-striped crosswalks, including controlled and uncontrolled intersections. In the future, if the number of seats increase or if the cafeteria becomes a restaurant open to the public, it is recommended that the project site's trip generation, as well as potential intersection and parking impacts, be re-evaluated. 128 s Alves Cafe Transportation TD M Overview Introduction As it prepares to build a new headquarters cafe on Alves Rd, Apple, Inc. (Apple) is actively engaged in operating and promoting its extensive Traffic Demand Manage- ment (TDM) programs. TDM strategies include actions designed to impact mode, time of day, frequency, and path of travel to reduce demand for vehicular travel. The Commute Program offers a host of services tailored to encourage employees to consider an alternative to the pervasive drive alone commute. In July of 2011, Fehr and Peers conducted an Apple Headquarters Campus Study to analyze commute habits in a core section of the Cupertino campus. This study revealed that existing TDM programs are highly functional and result in an estimated 28% non-Single Oc- cupant Vehicle (SOV) daily commute trip rate. Apple's TDM Plan is designed to reduce single-occupant automobile trips, reduce demand on limited parking resources, and mitigate congestion on local streets and roads during peak commute hours. The Alves Cafe will benefit not only from the support services operating to enable movement around Apple's 50+ buildings in Cupertino, but also its strategic location along a densely populated area of campus. This Transportation Demand Manage- ment plan outlines the Commute Program's current TDM principles, guidelines, and programs. This document is meant to provide a brief overview of TDM activities Apple is en- gaged in on an ongoing basis. These TDM programs will directly impact the con- gestion and vehicular traffic in and around the new cafe. This document will also clarify and expand on some points in the recent Fehr and Peers document titled: "Focused transportation study for Apple cafeteria in Cupertino, CA" Dated 3/22/ 2012. Apple Confidential - Do Not Distribute �29 1 Addressing Specific Concerns and data from Fehr and Peers memorandum titled: "Focused transportation study for Apple cafeteria in Cupertino, CA" Dated 3/22/2012 Intercampus and Lunch Shuttles To accommodate the 275 midday peak hour roundtrips Apple has outlined a lun- chtime circulator that runs down Bandley in 10 minute roundtrip loops. The shut- tle accommodates 19 passengers and can carry up to 228 passengers round trip/ hour. Upon initial build-out and ongoing monitoring of activity at the new cafe, Apple could double this capacity to a total of 456 shuttle seats/hour. Many em- ployees will also make use of the on-demand intercampus shuttle, which has a much larger capacity than the lunch shuttle cyclists With 2,900 employees within a half-mile of the cafeteria, many employees are expected to ride bicycles to reach the cafeteria. Several Apple buildings located along Bandley Drive include bike rooms where employees can quickly access shared bicycles to ride to the cafeteria. To meet the expected heavy demand for bicycle parking, bicycle parking facilities in excess of the city's requirements will be installed. • 30 Class I bicycle parking spaces in an interior, enclosed Campus Bike room that will accommodate commuters and shared bikes • 64 Class II bicycle parking spaces at exterior bicycle racks Pedestrians Improve street scape surrounding cafe: • Plant street trees to improve the pedestrian experience with increased shade and a sense of enclosure. • Improve sidewalk on the West side of Bandley Drive between the Lazaneo intersection and Alves to improve connectivity. • Install curb ramps and crosswalks on Bandley Drive to encourage pedes- trian traffic. • Install high visibility crosswalks on the north, south and east sides of the Bandley/Lazaneo intersection. • Install standard crosswalks on east and south sides of Bandley/Valley Green intersection. • Install standard crosswalk on north side of Bandley/Mariani intersection. Apple Confidential - Do Not Distribute 130 2 Ongoing Monitoring and Adjustment The Commute Alternatives Program will continue to monitor demand for vehicle parking, bicycle parking, and shuttle services. As demand grows, the Transporta- tion Demand Management plan will be scaled to provide adequate levels of mo- bility for employees wishing to reach the cafeteria. Overview of TDM Programs As of September of 2011, approximately 13,000 personnel report to the Cupertino Headquarters Campus (Existing Campus). Personnel are spread throughout 50+ buildings around Cupertino, CA. Buildings range in a circumference roughly from Bubb Rd. to Pruneridge, with the core activities occurring at the main buildings around Infinite Loop. Mode share assumptions are based on the initial findings of transportation studies conducted by Fehr and Peers in 2009 and 2011. The Fehr and Peers Study Area focused on the main buildings at Apple's Infinite Loop Campus: Infinite Loop 1-6 and adjacent buildings Mariani 1 and De Anza 3. Together, these buildings house roughly 4,199 employees in a total occupied area of 1,165,967 square feet and rep- resent the core of Apple's innovation process. TDM plan goals and objectives The primary goal of the TDM Plan is to manage and expand the alternative com- mute options available to Apple employees, including: motor-coach commute serv- ice, intercampus and lunch shuttles, bicycling, riding transit, walking, or using other forms of alternative transportation. The following key objectives were established to guide the development of the TDM Plan: - Encourage healthy lifestyles for employees - Reduce congestion on local streets and roads during peak commute hours - Reduce the campus's carbon footprint. - Provide more employee transportation options. - Reduce on-campus parking demand. - Enhance the safety and viability of bicycle commuting. - Expand coach and shuttle service area and market penetration. - Maximize the impact of communications. - Recruit and retain employees living throughout the Bay Area - Improve regional air quality Apple Confidential - Do Not Distribute 131 3 Existing TDM programs 1. Apple Transit Apple offers Wi-Fi-enabled commuter coaches and shuttles that carry employees between their neighborhoods and the Apple campus free of charge. The current system is comprised of thirty 50-seat buses and twenty 15-seat shuttles which pro- vide about 150 service runs from different parts of the Bay Area to Apple's head- quarters in Cupertino. There are 55 pick-up locations around the Bay Area with service starting as early as 6:00 am. The evening service runs from 3:30 p.m. to 8:35 p.m. Approximately 12% of Apple employees make use of Apple transit services. To meet the constant change and increase in demand, Apple monitors employee residence location and regional traffic patterns to refine routes. Vehicles run on a bio-diesel blend between 3% - 17%, depending on vehicle type. Apple Transit also provides extensive information on the employee intranet site, in- cluding schedules, stop locations and FAQs. Additionally, riders have access to an iPhone app with the latest schedules and SMS messages that update passengers in the event of a delay. 2. Ride-share The ride-share program at Apple offers an online tool that matches riders with driv- ers originating from similar locales. The regional average ride-share participation for a corporate R&D facility is 12.7% and Apple's daily average, according to the Fehr and Peers study, is 12%. The current system is "opt-in" and offers no incentives. Apple speculates that most ride-sharing has grown organically over time and is lim- ited to divisional groups, peers, or convenience/coincidence based on neighbor- hood location. 3. Bicycling Largely due to the temperate climate and generally flat terrain, cycling in Cupertino is a viable commute option almost 12 months a year. Ongoing efforts to promote cycling include participation in the regional bike to work day, discounts on select cycling products, a web site featuring information on safe cycling and iPhone cy- cling apps. Apple also offers an online map that matches novice riders with sea- soned cyclists. This online mapping tool has over 75 registered routes. Apple's ex- tensive bicycle facilities include bike racks with over 400 spaces at 30 separate lo- cations, about 350 secure bike lockers, bike pumps located at ten separate loca- tions, shower facilities, and a monthly on-site bike maintenance vendor. The Fehr and Peers study measured a range of rack site occupancy within the study area, with 90% occupancy at the rack site with the highest utilization. Apple Confidential - Do Not Distribute �32 4 4. Walking Apple's headquarters is adjacent to several residential neighborhoods, which makes walking to work a viable option for many. Apple is continuously upgrading access points to campus buildings to improve pedestrian connectivity and expand adher- ence to the Americans with Disabilities Act (ADA). Apple employees are encouraged to walk to events, meetings and meals whenever possible. The areas surrounding walkways and sidewalks are well-landscaped and maintained, with pedestrian- oriented lighting to contribute to the safety of walking at night. 5. Public Transit Apple collaborates closely with VTA, MUNI, and other regional transportation agen- cies to enhance connectivity, service, and access to the Apple Campus. Apple's own transit system complements public transit, and coach and the majority of Apple Transit stops are located at or near public transportation stops and transportation hubs. During the AM peak, at least 3 coaches or shuttles link the Apple Campus with each of these transit stations: - Mountain View Caltrain Station - San Jose Diridon Station (Caltrain/ACE/Amtrak) - Sunnyvale Caltrain Station - Morgan Hill Caltrain Station - Great America ACE Train Station - Winchester VTA Light Rail Station - Colma BART Station - Union City Transit Center - Pleasanton BART Station - Fremont BART Station At our most popular transit hub, Mountain View Caltrain, Apple operates thirteen AM peak last mile shuttles that provide direct service to various buildings at the Apple Campus. 6. Marketing and Communications A comprehensive website is provided to Apple employees detailing alternative transportation options such as carpool, rail, shuttle, coach, bike, and options avail- able for transportation once on campus. To provide transportation information to new employees, the Commute Program makes a presentation at New Employee Orientation every week. The Commute Program also actively monitors email lists Apple Confidential - Do Not Distribute 133 5 and group lists to discuss and collaborate with employees on improving commute programs. Information dissemination tools include: monthly news updates, web up- dates, email templates, lobby information centers, communication regarding service expansions, and attending internal employee events. The Commute Program also provides promotions throughout the year and participates in environmental fairs and Bike to Work Day. 7. TDM Support Services Apple offers a wide variety of options to support employees who choose to use a commute alternative to reach the Existing Campus. These programs are designed to make non-auto commutes attractive and viable options by providing employees with mobility once they arrive at work, access to needed services during the day, or financial incentives to participate. 8. Transit Subsidy Full- and part-time standard Apple employees who ride public transportation on a regular basis (typically, two or more days per week) are eligible to receive a transit subsidy of up to $100 per month. This amount covers the full cost of a monthly transit pass from most Bay Area service providers and provides a compelling finan- cial incentive for riding transit instead of driving to work. Most participants chose to receive a Clipper card, which is accepted for payment on most regional transit sys- tems in the Bay Area. Among employees who chose monthly passes or credit for specific transit agencies, the top five transit services were VTA , Caltrain, BART, MUNI, and Altamont Commuter Express. 9. Bike Subsidy Employees who commute to work by bicycle have the option of choosing a bicycle subsidy of $20/month instead of a transit subsidy. This subsidy can be used to pay for bike improvements, maintenance, and storage or towards the purchase of a bi- cycle. This program provides cyclists with a clear indication that Apple supports cy- cling, an incentive to ride to work, and an opportunity to provide the equipment needed to stay safe. 10. Campus Bike Share In July of 2011, Apple introduced Campus Bike, a bike sharing service for employ- ees, with the primary goal of introducing employees to cycling as a form of trans- portation. The program reduces the number of intercampus or errand trips con- ducted with a vehicle during the day. The program provides safety training, a free helmet and headlight for each employee, and 150 bikes spread across the Existing Campus that participants can access during the day for campus or errand trips. The Apple Confidential - Do Not Distribute 134 6 program has been incredibly popular with up to 100 trips made using program bikes each day. 11. Intercampus Shuttle To further enable car-free mobility around Cupertino, Apple provides on-request and fixed-route intercampus shuttles that offer service between Apple buildings from 7 am to 7 pm each day. Up to ten intercampus shuttles operate each day, carrying up to 300 passengers to the gym, meetings and meals. 12. Lunch Shuttle Fixed-route lunch shuttles operate from 11:00 AM - 2:00 PM to provide transporta- tion between Apple office buildings and campus cafes. This service provides em- ployees with a quick way to travel between cafeterias and their offices without needing to hunt for parking at their destination. Currently, the service carries an av- erage of 200 passengers per day. 13. Commuter Club The Commuter Club is an opt-in program that offers employees the opportunity to receive Commute Program email updates about schedule updates, new service, events, and programs. Participants are automatically sent Emergency Ride Home vouchers upon registering for this program. Over 2,000 employees currently partici- pate. 14. Commute Expert Program This program provides people using a commute alternative an opportunity to meet other employees who are using the same mode who can "mentor" them by provid- ing answers to questions about using that mode, stop locations, routes, or local transit options. The program is hosted on the Commute Program website, and con- sists of a map where Commute Experts can post their name, contact information, location, and areas of expertise. People looking for assistance can view the map and contact Experts to find the answers they need. 15. Emergency Ride Home Apple offers a Guaranteed Ride Home program for anyone who uses a commute alternative. After signing up for the Commuter Club, employees receive vouchers that can be used to pay for a cab ride home, in the event of an emergency. Apple Confidential - Do Not Distribute 135 7 16. Campus Car Car sharing provides employees who use a commute alternative with assurance that a vehicle is available if they need to get to an appointment off-site during the day. Apple provides six shared vehicles located at various locations around campus. The cars are high mileage Smart Cars, and are available by appointment at a rea- sonable hourly rate. The cars use an innovative card-scan system, so employees simply swipe a membership card to access a car when they need it. 17. On-Site Services Apple HR provides much of what employees may need during the day on-site. Amenities include full-service cafeterias, coffee bars, two fitness centers, concierge service, an onsite car wash service, haircuts, ATMs, dry cleaning, shower facilities, postal service kiosks, and produce deliveries. The offered services contribute to lim- iting the number of vehicular trips employees need to take off-site during the day. 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'..K'�. r � _.f4? .. _:i. �J� �' r�K ��. . "•� d u� . f� � r '' ,. � +C� ^.�.� ..�jA+3., � , � �' — _ ._ _ " 4 'S . � � �`� � ��7rx F r f i.i'.' �' '...:E-;.:y ' �Y , _ i.a �`.; �}. Y45�r:.�Y �r _v� �.a„� -.,_.T .:�-.. . �.�:� ,.Shr.-. .. � . y . . .. , , ..".- . _ :� . '. .. . . . .•. ,. r - a �; � _ F F�- - i � . . . . ��..� _ r �1,1.�'x �• .�. . 4r�. �'.�`r . . ' �,�; �� "4�?. ,i-�� , �„. . , . { �. -� �'b�'- � �� . 'f. ' " / . . . . . , ! . � ' - , , . . _ � . � - . �.•"�. . . . ��. (� 'f'' fY } �r'- . I ' � ' ('b r't 3k (�� wo 1� . W A ,P I �{s� . � ' . ` _ 1�� i.•`�. ., ' 1�.:�' - .�� . �� . �.. _ %, ry. � " I � ViCINITY MAP _ PROJE.CT DESCRIPTI�N SHEET INDEX � - -Janiper Serta Freeway ... ,- -_.� - _ _ __ � Apple propases to construct a new 2-story private full-service restaurant to serve its employees. The restaurant will NUMBER SHEET TITLE TEAi4fl i primarily serve ihe eighteen(18)6uildings occupied by Apple on the west side of De Anza Boulevard. The sWcture will -- comprise of a ground Floor restaurant with indoor seating,a second floor for auxilary uses and a basement garage for � I vaiiey creen o� � vehicular parking and bicycle storage. O.0 Project Cover Sheet K&W U 1 In£nite Loop 3 0.1 Preliminary LEED Checklist K&W � Apple's existing restaurant located at the main Infnite Loop Campus will continue to serve the buildings on the east side �� - - of De Anza Boulevard. Primary access to the new restaurant wili be via pedestrian modes from the existing buildings on 0.2 Square Footage Diagrams BGK c�ae�iearor � - the west side of De Anza Boulevard. A le's Trens ortation Demand Mana ement TDM Pro ram will also rovide a 1.0 Overall Project Site Plan K&W � � Ma,;a„i^„a PP P 9 � ) 9 P i__i -�� significant reduction in expected vehicle trips to the new restaurant. �- 2.0 Floor Plan-Basement Level DES - �� m 2.1 Floor Plan-Main Level BGK �� 2.2 Floor Plan-Mezzanine Level BGK I Hanfo�`°` �_ o Z I � i 2.3 Floor Plan-Roof Level BGK �� = S m �i � � 3.0 Elevations-South&West BGK �� - PROJECT �o� " I (� LOCATION _ 3.1 Elevations-North&East BGK E � 3.2 Sections-South&West BGK - -�� I _�� 3.3 Sections-North&East BGK "'"�°` 3.4 ProposedExteriorFinishes BGK Not to Scale - � � - 3.4a Proposed Exterior Finishes BGK 3.5 Sections-East-West Through Mechanical Room BGK PROJECT DIRECTORY PERMITS P,ND APPROVALS ASSOCIATED WITH THIS APPLICATION 3.s Sections-Sight Lines to Roof BGK OWNER Apple is applying for the entitlements and approvals listed be�ow. (List may be suppiemented as the project develops.) 4,0 5ite Plan-Existing Conditions K&W APPLE,IPJC. . Major Development Permit(DP)-For construction of the new restaurant and associated improvements. 4.1 Site Plan-Proposed Conditions BGK 1 INFINITE LOOP,MS 47-2DDC 4.2 Site Plan-Proposed Street Sections K&W CUPERTINO,CA 95014 Architecturel Site Approval(ASA)-For construcfion of the new restaurant and associated improvements. 4.3 Access&Circulation Dia rams K&W CONTACT: Jacki Horton o 9 PHONE: 406.862.8234 d Environmental Review(EA)-For a�environmental exemption or mitigated negative declaration for the project. 4.4 Construction Access Diagram K&W EMAIL: jacki@apple.com 4.5 Landscape Setback Exhibit K&W � Tree Removal(TR)-For removal of on-site trees and one public street tree. 4.6 Landscape Setback Exhibit K&W �E�'�� R��f7'EC� BACKIEN,Glo LAM 8�KROEGER 6.0 Tree Disposition Plan KE W - 2352 MARINSHIP WAY 6.1 Preliminary Grading Plan K&W SAUSALITO,CA 94965 CONTACT: Luca Pignata 6.2 Stormwater Control Plan K&W PHONE: 415.289.3860 PROJECT DATA TABLES 6.3 Reserved K&w EMAIL: lucap@bgarch.com 6.4 Site Utility Pian K&W SITE INFORMATION EXISTING PROP()SED 6.5 Site Lighting Plan BGK PLANNING CONSUI.TANT/IEIdGINEER ;; KIER&WRIGHT SITE COVER.4GE 0.878t acres 38,235t sq_ft. 0.878t acres 38,235t sq.ft. 7.0 Landscape Layout Plan C&A 3350 SCOTT BOULEVARD,BLDG.22 TOTAL HARDSCAPE AREA 0.706±acres 3D,735±sq.ft. 0.662±acres 29,275±sq.ft. 7.0.� Landscape Layout Plan-Bandley Drive C&A SANTA CLARA,CA 95054 TOTAL SOFTSCAPE AREA 0.172t acres 7,500t sq.ft. 0.216t acres 8,960t sq.ft. PHONE: 408.727.6665 7.1 Landscape Planti�g Plan C&A CONTACT: John Noori GENERAL PLAN OESIGNATION Employment Center Employmenl Center 7.1.1 Landscape Planting Plan-Bandley Drive C&A EMAIL: jnoori@kierwright.com ZONING DESIGNATION P(CG,ML,RES4-10) P(CG,ML,RES4-10) 7.1.2 North Property Planting Plan C&A DAYS OF OPERATION n/a Monday-Friday 7.2 Landscape Planting Legend C&A LANDSCAPE ARCHITECT HOURSOFOPERATION n/a 7:OOam- 11:OOpm �,3 Planting Imagery c&A CARDUCCI&ASSOCIATES NUMBER OF EMPLOYEES n!a 18 employees 7,4 Site Furniture Imagery C&A 555 BEACH STREET 4TH FLOOR NUMBER OF SEATS n/a 204 seats ],5 Landscape Sections C&A SAN FRANCISCO,CA 94133 STANDARD SPACES 55 stalis 67 stalls PHONE: 4'15.674.0990 ACCESSIBLE SPACES 02 stalls 03 stalls CONTACT: Vince Lattanzio CLASS I BICYCLE SPACES 00 spaces 30 spaces 8.0 Perspective Renderings BGK EMAIL: vince@carducciassociates.com CLASS II BICYCLE SPACES 00 spaces 64 spaces 8.1 Perspective Renderings BGK PRODUCTION ARCHITEC'r TOTAL BUILDING FLOORAREA 4,010t sq.ft. 21,468 sq.ft.(excludes garegej DES ARCHITECTS 8�ENGINEERS FLOOR AREA RATIO(FAR) 0.10 0.56 BUILDING HEIGHT(TOP OF PARAPET) 16'-6" 29'-8 1/2" 399 BRADFORD STREET PARKING GARAGE AREA n/a 27,099 sq.ft. REDWOOD CITY,CA 94063 PHONE: 650.364.6453 BUILDING OCCUPANCY A-2 A-2,B&S CONTACT: Timothy Gruman CONSTRUCTION T YPE n!a Type V EMAIL: tgruman@des-ae.com Project Cover Sheet 0.0 � _ B A C K E rr CARDUCCI & �' � G I L L A M k � � ; "J' `�1 ' , KROEGER w � � ., :, ASSOCIATES � QVIL ENGINEERS&SURVEYORS,INC. , �Ives Restaurant °�,°,.. .,-„, ,^<„�,«ms.=, `!��, D4.16.12 Z0625 Alves Drive - -- 138 � LEED 2009 for New Construction and Majar Renovation Updated: 1l16(2012 coNSTRUCTiorv. project Scorecard Project Name: Apple Alves Restau2nt ProjectAddress: Cuper6no,CA Yez ) 1b 23 0 6 2 6 � P�req 1 Constmction Activity Pollulion Prevention Required �Prereq 1 Storage and Collectian af Recyclables Required Credit 1 SRe Selection 1 Credit 1.1 Building Reuse-Maintain Existing Walls,Floors and Roof 1 to 3 Credit 2 Development�ensity and Cammunity Connectivity 5 Reuse 55% 1 � Credit 3 Brownfield Redevelopment 1 Reuse 75% 2 CredA 4.1 Altemative Transportation•Puhlic Transpodation Access 6 Reuse 95% 3 Credit 4.2 Alternative Transpodalion•Bicycle Storage and Changing Rooms 1 �Credit 1.2 Building Reuse�Mainlain Intenor NonsWcWral Elements 1 Credit 4.3 Altemative Trensportalion-Low-Emitting and Fuei-Efficient Vehicles 3 Credit 2 Construdion Waste ManagemenY 1 to 2 Credl14.4 Alternative TransportaGan•Parking Capacity 2 e50%Recycled or Salv2ged 1 CredA 5.1 Site Development-Pro;ect or Restore Habitat 1 75°/a Recycled or Salvaged 2 Credit 5.2 Sfle Development-Maximize Open Space 1 �Credil3 Materials Reuse i to 2 Credit 6.1 Stormwater Design•Quanlity Control 1 eReu=e 5% 1 , Credit 6.2 Slormwater Design•�uali�y Control i Reuse 10% 2 Cred@ 7.1 Heat Island Effect-Nonroaf 1 �Credit 4 Recycled Content 1 to 2 CredH72 HeatlslaodEffect-Roof 1 B10%ofConlent 1 Credit 8 Light Pollulion Reduction 1 20%of Conlent 2 . rr ' ��' �Credit 5 Regional Materials 1 to 2 Z z � i '� 10°'a of Materials 1 4 e20%o(Poiaterials 2 Prereq 1 Waler Use Reduction Required Gredif 6 Rapidly Renewahle Materiais 1 '. Credit 1 Water Effcient Landscaping 2 to 4 �Crzdif 7 Certified Wood 7 BReduce 6y 50°0 2 r� , �a — - No Palable'Nater Use or Irrigation 4 13 2 �a j• •o � e � �'.. �Credtt 2 Innovative WastewaterTechnologies 2 Credi13 Water Use Reduction 2 to 4 Prer�1 Minimum Indoor Air�uality Pertormance Required Reducz by 30% 2 ;_�;.;;. Prereq 2 Environmental Tohacco Smoke�ETS)Control Required Reduce by 35% 3 Credit 1 OuldoorAir�elivery Moniroring 1 Reduce by 40% 4 Qedit 2 Inueased Ventilation 1 Gedit 3.1 Constmclian Indoor Air Quality Management Plan•During Canstruc�ion 1 ZQ z % �, � f ' :.:�`i�Ti.�� Credit 32 Construction Indoar Air Quality Management Plan•Before Occupancy 1 Credit 4.1 Low-Emitting Materials•Adhesives and Sealants t Prereq 7 Fundamental Commissioning of Building Energy Systems Required ,Gedit 42 Low•Emitting Malerials-Paints and Coalings 1 Prereq 2 Minimum Energy Performance Required �Credit 43 Low•Emitting Materials-Flaoring Systems t P�ereq 3 Fundamental Refrigerant Management Required Gredit 4A Low•Emitting Materials-Composite Woad and Agrifi6er Producls 1 - Credit 1 Optimize Energy Performance 110 19 Credit 5 indoor Chemical and Pollutant Saurce Cantrol 1 Improve 6y 12%fcr New 8uildings or 6%for Existing Building Renwations 1 7 Crcdit 6.1 Con[mllabiliry of Systems•Lighling 1 Improve by 14%for New Buildings or 10`/o for[xisling 6uilding Renova6ons 2 1 Credit 62 Contrallability o(Sysiems•Thermal Comiod 1 � Improve by 16%fcr New Buildings or 12°o for Existing Building Renovations 3 Credif 7.1 Thermal Comfod-Design 1 Improve by 18%for New Buildings or 14%for Exis�ing Building Renovations 4 Credif 7.2 Thermal ComfoA-Verifcalion 1 Improve hy 20°6(or New Buildings or 16°a for Exisling Building Rer,ovations 5 _ Credit 8.1 Dayli�ht and�ews-Daylight . 1 Improve 6y 22°E(or New Buildings or 18%for Exisling Building Renovalions 6 Credit B.2 Daylight and Views�Views 1 Improve by 24%for Nevr Buildings or 20%for Existing Building Renovalions 7 Improve by 26%for New Buildings or 22%(or Existing Building Renovatians 8 Improve by 28%for New Buildfigs or 24%for Existing Building Renoaatians g g p , � , � � Improve by 30%for New Buildings or 26%for Ewsting Building Renovations 10 Improve by 32%for New Buildings or 26%for Exisfing Building Renovalions 11 �Credit 1 Innovation in Design 1 to 5 Impmve by 34%for New Buildings or 30%far Existing Building Renovations 12 Innovation or Exemplary Performance(To be Oetermined by Team) 1 . Improve 6y 36%for New Buildings or 32°'a for 6cisting Building Renoaations 13 Innovalion or Ezemplary Pedormance(To he Determined by 7eam) i �� Improve by 38%for Netiv Buildings or 34%for Enisting Building Renoyations 14 Innovaiian or Exemplary Performance(To be Deteimined by ieam) 1 Impmve by 40%for Ne�.v Buildings or 36%for ExisGng Building Renovations 15 Innovalian or Exemplary Pedormance(To be Detertnined by Team) 1 Impmve hy 42%fcr New Buildirgs or 38%for Existing Building Renovati�ns i6 Innovalion or Exemplary Performance(To be�etertnined 6y Team) 1 Improve by 41%fer New Buildings or 40%for Exisiing Building Renova6ons 17 �Credit 2 LEED�Accredited Pmfessional 1 Improve 6y 46%for New 8uildings or 42%for E�tisling Building RenovaUons 18 � � Improve by 48%+for New Buildings or 44�+tor ExisOng Building Renovalions 19 4 Q � , . �. �Credit 1 Regianal Priarity 1 to 4 _��Credd 2 OnSite Renewable Energy ��7 SScC.1 1 '�RQ^eWab'e`°z�9Y � ss��., � CE RTI FI CATIONS 3%Renewable Enzrgy z EAc2(1%) t 5%Renewable Energy 3 IEQc8.1 1 Certified 40-49 points 7%Renewable Energy 4 r� n� 9%Renewable Energy 5 � Silver 50-59 points 11%Renewable Energy 6 78 8 __ ••� � � i Gold 60-79 polnts 13%Renewahle Energy � Platinum 80+points Credit3 EnhancedCommissioning z EstimatedCertification: Gold-Platinum Credit 4 Enhanced Refrigerant�danagement 2 Credit 5 Measurement and Verificatian 3 2 Credit 6 Green Power 2 Preliminary LEED Checklist 0.1 �� sncxEN CARDUCCI & G I L L A M k j�:�,f' �', '�,;� 'I(�� I �� KROEGER W r ASSOCIATES CIVIL ENGINEERS&SURVEYORS,INC • .��n��" `�,�� Ives Restaurant � � 04.16.12 20625 Alves Drive ; ,..,,�,.o ,,�_, ,.�,,.,�.nr.. — _ _ _— 139 I Ii � �� r� o��;��ex � �' �� ,r� _ ' � � �I _ �� ?`�i��,v��`�X�X �`� �r l <,C`; �Yx , <' - II�i �� 4 ~ �' � � ��% � r , �.Y . c i X �/ Y /� �..��•�� \ < '�.�� . �� ``� �.x �.� ,� �� . �^ �, ,� �� r - �<� v �,< c � � �;`� 1 � r h: ti��1 , .. �n.' �xx I '... �, �,��/</ ,'�(.� -. .. � } <�:� .f .�� ... _ �' -- I�, �. � -- � J ` "'/ I_ BUILDIiVG AREAS �� - �� Building Level Area Type Area(SF) � � " ��,j: I Secand Floor Enclosed 3,813 � .�._. ,,, ...._ , ..:'--� ._.... ,-., ,a, _. `�'�, First Floor Endosed 15776 ,_ , - Courtyard 1,879 - �,- — � Total 21,468 i .— . -- Garege Endosed 27,099 ' �. _I �. _, i� 1 , �� L��L_�_�I � �� Second Floor �uilding Area _-`' o.Z ins�=i-o° . - , �'�ki'-`�`,��ii��# ��'�; i��'.`� � ` �. �E�.uo��, - - = --�--�.� � _, r�,�,�,�,;.,�,.,�, , ,,,,,<<� ,,�,,� { .. -- . . _ , i - - -- -�- — � � � i ; 1 , l�� - � i � - � _ � _ i �- , � � , , ; i� � = - �� Y - - - � , , �"� � � ,. . .,-.._., � , . ,,. . . . . , . _� I � � „, _ .. _ - � , u _ _ , , - , ,_ j - , . 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CML ENGfNEERS&SURVEYORS,filC. l� ��t' � c a� s 0 8 16 __ Zq NetAre3 39,2355F(OABacr==� Numbercf5tores Z Exst�ngUSe P�blfeRes[aurant �� . ��j^�� .. �. .,. r i � � �..�, �.: �. •.�; ,� -� * � � Gro�sMaa 38,2355F(089acres) Yeight 29'-83/2" P�opoSn:USe Privateiles[auan�/Cafe c c c nt i� : . M� � � � f SC3!e i'= 8 ft io[alEu�ItlngPrea 21,i685F Buildin3PaAE.evat�on 2J2.5' PavngArea 12,9]95F ��.1�1.12 ZQVzJ hllVe$LCIVe � � e 2],0995:(fJOtlr,cl.) CurbEleia[ion 2J2.5' Landscape�rea 9,9605F i KEY NOTES � � � � �� METAL SHED ROOP @ �3.��-- - - -- ----- - - ----- REFUSE DISPOSAL �a.3 . a � ENCLOSURE � o , � i �I� C1 �STAIRS TO MEZZANINE LEVEL 180'�" � . . _. _-�--- —___ ' .. 13�_�" 154�_2.. �3,_�� _. (31 SOLAR PANELS � 26'-10 1/2" 100'-5" 26'-�01/2" � �)A/C UNIT I z /i I •\3.2 \:f.l � �tv1AKE UP AIR UNIT I m _ C?EXHAUST FAN(KITCHEN) j:, a I=----- — ---- � - - - — —-- _ - -- ---- --�ii — a � 2 (7�EXHAUST FAN(FOOD COURT) . , ' �-.:-: _....�� ... � . , - _. . .� _ _ .._. �10 I O i.,' N ia.3 `�N N � Cl EXHAUST FAN(TOILET& � � � v �� '�? ':J OO 5 ��' /'�J O C5J OO � LJ '� � SHOWER) � � �15 �f' �II'b �J� � �� I�� (9�RELIEF FAN '�J � �� I ��CONDENSING UNIT 10 � DN � � / � �I I �1 GARAGE EXHAUST , J I i� I�J � - �- - - — ' . 11) / I i I � � � �a�/ �'=� �;+ ; �- I n GREEN SCREEN 1�'I �`` 0 . ,/�/t11 ICUI .N �� `=� �E—� I � ID � ��" I� � �3�42"HIGH MIN.PARAPET WALL � � � I � � � ;� I � � I � I �q GLASS ON TRELLIS(LIGHT � ' ) , ` -'- � — -_ _ ___ - _ ------- _ _ — GREYTINT I � . 15)ELEVATOR PENTHOUSE � � - --- i s � �}�(� ��J , � s , a, � J s),7 � ' �� — � 'iz - � _ - — - � ', � ��'� -�-- -�z, _ � - -�- - -- - --- - -- — - - - _ SKY IGHT / / �—.. ._��I � �,A� . , i I - - - II II 132/ _--- . �i— . � -_ __-- .. �.I I .� I-- i I , I � �.0 ,.--�_-_ -_-_' � .�.. I I' �.i __— _=—_ . 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I , , i NOTE: � � z ��, ��i �� \ y � \3.] — _— F i : » I i .: I � RE ER TO 4.1 FOR ALL � I _- ` _ �:, i., ARCHITECTURAL RELATED SITE INFORMATION Floor Plan - Roof Level 2,3 .� PPOIECTSUMfvINflYTA9LE FirstFlaorEnclased 15,]]65F NumbnolEmploVeesFrajeRetl �g B A C K E N ` za��aoee�a�o� Plccrou,nesaml F�R�Fina�ca�mam: i,s�sF rv�mee�orsea�s zoaseau �� G I L L A NI � , C f�R�U C C I C�L �e�eraivia�oe,- a�sF a�rk- �os a �c ��. ._i �._ �.' ��, -'� I � s„aro� emaiom�e�cce ie� s«o�dcioo� a, ��e N« l K R O E G E R W CIVV.�E�IGCVEERSEtSURVEYORS.INC. � .-�:� A S S O C I A T E S � SteArea 39,2355F�0.8Bacres) FlaotA�eaPatio 56.15?5 HowsofOpetation 7'OOamL100pm 0 8 16 Zq N=[Nea 3A,2355F�Otl8acres� Numbe�of5tones 2 EMStnB�se Yubl�Pestaurant �. � ' I � ' GrossArea 38.1355F��d9acres) Helgh[ 19-91/1" Proposedllse Prva[eRestauran[/Cale Alves Restaurant � - - - - $cale I"= 8 h 1��IBuI4ngArea 11JfiB5F OuiltlingPaeEle�iation ?QZ,S' PavngArea 12,919�F ��.IV.12 20625 Alves Drive 1 ge 2],0995F��lo�lncl.) CurbElc�i�[iun 2J25' Lan6scapePrc� 9,96�SF KEY NOTES (1;GFRC CONCRETE POLAR WNITE, __,_.., - MA MATTE ( USH ) . ... _.,_•-< _ , . . ,._... . ..,_. ,_ ... , _ � _ _,_: - _ x : :r- , . * ., . . , ; - . _. �- . � '� . . . • �a _ __ � . _ �^�'�,'.. . . .. _ . . . . . : i � . . . _ . . 1., . . � � � ' � � ...:'... '._�-_.: 4 "' ' - -__--___._'___. _.____ __. . __. ____ __ .. . . .q,,. . '-�'.,. . ._ ,_. . ._ .... . . .. _ . � ? � — - — - ' , � — __—, — . - __- —_ ____ _ - FRAMELESS WINDOWS( GHT ' � _ ' ' ` i y ° •� „y�� ., t ` - t ' _ - ------ --- - - �al 2 GREY TWT)WITH BLACKLI :,.: , ,; � . . ,, 1 ' I _ . -_ . . .t_ .:_ . � , ; , �t.,w�*i. _ . � _ I�._ .: . ., � _ ��. .. ._ � ,_ . �, . , . . . . -s. _ . _ 4-.' S LICONE BUTT JOINTS .�.� r_ � N l�f� I 'J � � � �� '� . .�� .' _— � --_ "__/.Z) , . �:; r _.• '�x,y�� , ` - ' , �: w � , c,� � -- i � , ° ..x �,�c ��i „ - _ �_r�w-,--�,� . - . r y „ - , ,� � � Y _ :, . , .. . :,_3.. . 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PANELS(LIGHT GREY _______________ ______________________ 45'-0"HEIGHTLIMIT COLOR)WITHINTEGRAL ------ ----------- -----------_____ LANDSCAPE POCKETABOVE �Z i CONCRETE GARAGE RAMP - ' WALLS TO MATCH � - LANDSCAPING WALLS(LIGHT - GREY CO�OR) — --- - �11! �)TRASH ENCLOSURE: � CORRUGATED ZINC ROOF, ro aananer _ _�13� _ _ _ _ _ _ _ _ �� I �� PAINTE�STEEL POSTS e�.�-2aes � .. I � ! 'I � (WHITE COLOR)&CONCRETE � � ' I I I � WALLS TO MATCH � ! ---! __ ' ------ 1 — -=-- � -- J a, , LANDSCAPING ALL ( GHT _ W S LI ,�,r.o.T�us � I I � i I I I I e� GREY COLOR) _ - - � , � �- - -- - � � ----- o �� ,r.o_cuzwc _ _ _ _ _ �_ _ _ _ �— I ° J ��PAINTED METAL DOORS FOR -- i �ELH-257.5 � 1Fi --.,� �.3 I ~ � i i ' �;� � � � � N .� .��I,. t } �I.._ � . . 1�i��-1 ��( � 1. i I r ' IP � � � i � 1,t.��T:;J � p ._s 1 �. _� I ;"f { a{S i; � '. �� 1 ;.�s i a iY��r�f�}� '�� DELNERIES WHITE COLOR e � �r�` I v. . o t ��,+,� � :��1�� f�l £ ..�,'(�, I . 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I=1 ,.-.�'�.ti I -"',' I J II �'i _�I I�- !'.- ,li�_Ti- i �I ,_..-:: 1 �.:'� _ .-�.-. - . .�. ,�-,',_ . ..,-::: ��,� .,_� Ir - �� -:�_�i-�_ :-_._�. �� I = � _ - - = - -!,=i = i �I i '�i = _ _ -'.i-- i=��l��'i = i 1- = i_�.. =1'�.=n -.�.-,.�<- _-�.-� . _�:-�_-' _- .�.._.,_._ . -��i`-� �..-i .-.- �._: -..��_��_ - - - - - - _ - - - - ��., _ i._�,i._. .,._.,_i u_i��-T �_,._!',-i - =i- -,I= .-:i-.I- _.�- ii- . .��:_ .�i - '-.. _ . ..-ii_;i J � ,Y�._=�_: �,_- _� . __ _ � . �.. .-.�. _ 1�_ _- _.- -_ - -- - - -- - = i = i i=' _ _ -. .,�, -'', i � ,-. :-�-� �- - - - - _ �. _ . .�� _ _ . -_- ..,_.. . ..�, �. .. ,.- _,� 1 � . . . .. �.�, ' . . ��.; - ,-�_ - - __ - _ _� �i_ '�i `- - -��ii�-,.` i ,n - -' � Proposed Section At Ramp Down To Underground Parking Garage A33 1/8"=1'0` Sections 3.3 j BACKEN CARDUCCI & j�� cJ� K R O ELG E R' k`'`� CIW ENGWEERS&SU�RVEYORS,[NC. A S S O C I A T E S / __ 4 � ° e ,6 Z4 ��lves Resta�rant �',� � �� _0625 Alves Drive i _ - �" 5�,�:� = 8« 150 o-�.is.iz � KEY NOTES �1 i GFRC CONCRETE POLAR WHITE, '`, MA MATTED(BRUSHED) - _ , _ . .__ ____.... i-ic-i% r-�!y`,f"1',� i y i*9'�!�l••'+%i„ J'3'{Y.__�, . � � �� ' . ,:.. . ..'. �i.' . -.. . .- _. -" - '�q".� .. _i _ .� s� '��F a�� .�3�j '� � � �. _ r�? �`` '4` � . �� $a�` '` ��t _ z�,3.� Sky "T __ � � . r..'R - . _ � �`��K�" S �'t � 9 �;! ,�. ��.r "-� -_� ��'r •y�.�Y� S`w��i .rF r -�g,- y . . �'' :j'L. � �"-L � ,;k .i;.oY ^� I :_� 4 Y.. .F�•� L- ,S . . � r. _ __ �E,::' Z �'; I ` . ;� "� r ,,,� ,fh� ,� ,, ��. !2;FRAMELESS WINDOWS(LIGHT . , � � o ' � I ;^�`„��^�',-�'k `} -S. %2; GREY TINT)WIiH BLACK . _ • � ' �� l - � I N � � � � ;, ... .. �� i ' �.�f� ��- " - .-..,g� `�yaT� - _ IE TS ,.. ,. .. �� - i� ia . � ,- . ._ � . , �.,� , ..-. ., . , ' „ .- ,,.,�. ._ .. ,.. _.�„ ' ' �.��.F''�� . J . _ . -° '� 4 S LICO BU�T JOIN w � e-., .,..;,,�. ,..- �::� .. „ -:. . ,�,. . : .. .-ay.-�°��k r" .. _,>�' ' � �c�,�. . ,.. .: ., �i I �.. ; � � '4�I . . -. . � ,..... . . .� . , " � . , - _.- _ .., _ ,�.. � � � . ,.. .: .�� .; ., . . . e,. � � � _ .. . ., - ._ . � � �� ;. .: ' ; � - .._...oe'_.,,.•_ .. ..--__�. . ._.. . . � . , . � . .. . . __ . . .,... �:..,_.�.. . _ . . � . -_.�....�__��,.:.-. a._..,.... .. . _ . . . _..s� � � -� Proposed Color Rendering and Materials at West Elevation -- - 3.4 � � .--._�,� �.''- _. ...,.:�. .. .,... - - - - �e� �� .-.. -:�. . - - - _ .: : � - -'--= � �� ,:.'„-_ ' " .. ...... . ..:. ...�,.:� .: _..' . W''�-c• _ - - - - � 13!PAINTED STEEL TRELUS(WHITE � ' � J COLOR) s' :.�;. . .� -� <... . ., . . , -,..,_. �,�,� � .. . . .,. �... . . .. .. . � : . �_. . :..,,. • -�-- :._._.. __. - . . . :- . _..._. , .. . � '� � � '� I� '� 4 J� , j , H �� . .. �C ".S ti �. 4:.� l+ ' '�e` � •,��"'2 � .�'��< ��' �z, �,�. � � � - � ; x -s� � q - ' �,� •� 1� t s {��` �T ' " ,f, a �r�;'�� - �- � (4!LAN�SCAPING WALL-PRECAST -�` _ +',_ �- ` � � ,,.� �s �1 � CONCRETE PANELS(LIGHT ;� Xa �:, r ��..�,y, f�..... 3 . 31 � , , ,� � '� � �;. ; ��+ :�� ,� '_� � ; � .�:� ° GREY COLOR)WITH INTEGRAL -� .` '� � v�� ;� 'r �y �'� x, •4,'::'" LAN�SCAPE POCKET ABOVE i . - ., , - rI ' , o , � � 4�1 . _.+,. ��`. '�� j P� Y ��Y�-�+p �;��k �_._ h _ .f Rc-q "' a� ''� , - . . ��-` . � r.�;iy�� y� � �P �� l'-.ti � � �. � . ' , ll� I ''� i 2�� .. . � . . . � ', � � , . i 1�. .,� t i • ��f. �� '' If t � � . . . � � ..'. w� .. - . ". � ._ ' - •� ' . - '� '�� ' . - ' . . _:.� c .t?.�� .�' .. . - ' ' . � � l � ..'-:�.... .i.. �. . ., . '�., - - - .._ - . . .. . . . . •� -� . �.w•�< . -,:. .. .y . ..�, ... ,y� .�'.. _� _.._ �., . �_ ��- -� - � , . . �. ..' �, ..„w , .. . ... . � .r�_ _ — _ _ � .—+�-. � =�-- ' - , . . - • . � ya- ._!-. Pi•oposed Color Rendering and Materials at South Elevation 3�� - Proposed Exterior Finishes 3.4 i�� B A C K E N CARDUCCI & � � G I L L A Nf k C�; I -', _ � K � � E c E R `x' eNC��xs&suevEYORS.i��c. A S S O C 1 A T E S ,, - , , i . �_lves Restau�aD t 151 KEY NOTES (1;GFRC CONCRETE POLAR WHITE, . > . : _. ...._ r, _:: , �,:,...-., �,... . _. �,... - ,->; . -. �.:.� -- = - - MAMATTE (BRUSHED) �� , -�,-,. ,_ . __.-. .,--.- ,_.._ . : ,:.. _ �:... - ,: - � ^�. - _._ _ . . ".y ' .. A . . . :.;_ »...� , .,,. .- ' ` - �.. . �s -_ __. .. _. . . � _, : �_ , _': ., . ,._.,..,: .,. .:. „ � ;,�, _ ... . - - _� : , I � i-, --- -- ----- ------ - -- - --- _ � � - � - � �: � ��J _- -- - - - __--— -- - - — , - — , F A SS OWS GHi __ . . �.3. : . � . �_� —. - ---=I7� R MELE WIND 21 (LI - � L- -.:. �� , . ��: - I — I � 3; GREY TINT)WITH BLACK ' 3 - - - - ,I � S LICONE BUTT JOWTS � � �. �� i �T` y�:_'�'" — — ;2� 1 y.�� .� R _ �G. 1� B I I_��-�� k�`�,t�' _K, re�5r. � '_ . � `: . ..'�L'�n - .._f1'n,Y.r r _a.a. . Tw^�� . � �' r s € ,�_ E i----- 4) � �� I _ 'I � �z�, Proposed Color Rendering and Naterials at East Elevation l�g a�/ _.„ -_. _ _ ., ,., __._ . . : _._. _ - ., , _.,.., ,., ,_....„ - "' " !3'�PAINTE�STEEL TRELLIS(WHITE COLOR) ffi , �� e,. ;. � . ., • �'� .1i$q�4. _ _ IS `} - .!-.._��; _ _ � . �. f 4 LANDSCAPING WALL-PRECAST .;?- - � _ _ CONCRETE PANELS(LIGHT -- __ ----- . . . -L-- � GREY COLORj WITH INTEGRAL Ij LANDSCAPEPOCKETABOVE ; I _3_ � : -- - , ' - -- - ---_---- - - � -_-_ _____ ._.__-_ .___ _ � . . �� r � � - :�. -.- ��. . . . . ♦'.�., . . � �f' . .� I� . . . . �I I' ��.�"_._I• .Q�' .. ` _ ' i Y_ . -- 1,�/ . . �, .��ii ...�.kS�f�` ' iw�.y..m,a��.........__ �! .,.. . ._ . . .�.: �.�..�.�. ��J.� , � vf.: . . _. . .� .. .. � Proposed Color Rendering and Materials at North Elevation - � -- 3.4A� - i Proposed Exterior Finishes 3.4A �;,� � A C K E N CARDUCCI & G I L L A M k ' "j' t' ', i � �� K R O E G E R W CIVICENGaVEERS&SURVEYORS.INC. A S S O C I A�E S ��l�es �estaurar�t � �� 04.16.12 20625 Alves Drive _ - . , 152 �tPAPAP� _ _ _ __ "'. _ ---------------------. --_------____—_--------_- _—._._—__-- . --__--'__ _.. � _..._ _ _—� ; .. f .. . . ... _ , .. , . �: , , .. , , .. ,. - .,. '-' fO i SECOND F100R � , _ — — MEGHANICALROOM �� o HALLWAY � . ��I MECHANICALROOM - � 2ie m 2ca � zti SEfAtiO ROOk �. ' O ELH-25P " . ,� �� „'�, . = . , . ,�; . - .; -: , ,. , ; I N - � ' MEETING -�.W'. MEN'S WOMEN'S MEETING ��'�, ROOM RESTROOM � KITCHEN RESTROOM ROOM ''��,. ., taz iaa � tns t ia �09 I _ �FIPSTRCOR .. . . -; . y, , _ ,. IIJ-11 '-- EL�l-242.5 y I' .�'. . � � .. _ �. — . . . • .�, -.' , ,- .- , .. I� � �}� �- i � PARKING -'(��-2 . JI yr.IF _ o �H i - OARAGE i T� ',, . � j� i�� fr".. iD 001 i i.Ir�F} . � i I� r .. . ..., .::.., T ,., ......: � -ilLlh ilh r_ ._ ..:: �:_.__._� -'.: ...- -�..��. ..•..- - - - -'.• � ��.._, I � 11�� GMflAGE_ � 'f-Y19S �- ,. ., ;. ...,_ —._ �� .�—, ::._ ,�< _:. _ ,.;.; ;` .��.�, J :. — — — .. .:,� ._ — i•—I— —t ��—i �.. �. ..� "_'_ '— ,�,� � .: — ,—� �.� .. .., , � _.:,__ —I—,��,— I— .._ .�I I 1 �._, I. . I—. . .,--�.—,_ _�—, .— �—:, r —i� —��, .I.. .�—... ,.„ �,I: ... ..�_ _ _�.._ _ _`..- —' _I _'.— — __.. —_ — — . 1-:�1 . 1 III-II I i, II-II II i-.l II .11�-_ . . I�ICI.-11. I-..LIJ .IJ�..__.I._ I:_III�I_.I-11111.7L I II II�.JI�I,._..: -IH�,JIJL_.,I IL....__III�I ..._,,. .il.Ji._J._. .....i�li�._.JI._.. Id :�...,L_II_li�l�.�IJ.__„��I i._ILLI1:111�1.._IIE�� II ..I__ __� I .�,.-- . �;. I -'� , -�! _.i!--- -"-- - - - -� _ __ _ _ 1 _ �. _ _. ..._._ - - -,- - _ _ ...._ _. _ _ _ � __ _ _ _ _ _ _- -- - _._ __ _ L _ I_ �ni� �i , , �u u i�i �... i-i_�� _ ___in_n_�'� �_,_ _ _�._._ �,_. _ ... -.:''- - '- -._ _ _ _ .._. -'� - -"- -',�- ��-un,�,-�u �.�, �- ._...;-: ��._c�-�-d ,_,��. ....i _i�. _,�,.... _ � .i i-... � i i, i , ;�..-� ��_i i . � - - -- - - - � -�JILI11-:_Il�l.�_II�II_ ,d..dI�ILJII_1 __II ..i�._ ._II,_.IL ,li_I��._ HII .._I,.._�_-i.i-...._�II_I�._�If-,�:�II�I�.�TI-I��.�I(��II�Ii ,�I� :I(�IC�,a11=11.�,ali_iI,�IC.aI-,1I�11�I_.,,._�,._,��Ild�dIIJ11-.1�.__:�.�11�1,�1�11= i .II��II�IL�'..�I��'^'.° I ',��. -i�=. .--� ." , :�. -il=i'.- -i.-�„-..,_ ,_ _:._. _:;i�= -1�.=c �,�-_�.;-��i n-.io. ��-�„-.��--�-,��-,,. �.-��-�:�-r' i-:�-�=�,_nr_u��=i:i��=; _i-��,uir-,��.�� _.__.._... .. ..._..-.,,-.��,.�-�,- _,.-iii-��-�._.. �F,�_� IBll�l� .II°JZIL91'� IL�,Ii��i IP!IH1-1�. L J;=1C�I� . �I_-11N . J161J1�-11�,,_`.II�I��I:_I.. Ii� i� I�III-i "'" '- -Ilf�ll .�_ , . ,_�:=1_II-II�iIBIFU u= � -n i=!11-11 II-Iil i --,1�11�-�° . �� Proposed East-We�t Section Through Mechar�ical RQOms ' A3.5 ' 118"=1'-0` � } S�ctions 305 � � � �� °� � �,/ B A C K E N t� �sa��g�P CARDUCCI c� �`'_�- G I L L A iv( k ��rA � �d a�e�!-1 C E�.��.�f�T E � K R O E G E R �j�T�� 5��.r�T�.� z c w CNIL E�GI�VEERS&SURVEYORS.INC. . � . ��; .., �.,, o s ie za I , .., � � ,,: .�: . 0. ' Scale I'= 8 ft - 04.16.12 20625 Alves➢rive ' 153 �-- � i ' � � za,_6„ �.. � - — ` '-- _` ' � � f � �' __ � -�� J , �!.:�F � _� � � -�'' - __ i � � i �� _ � � � _ � ---� i � � ^ 1 '"+ ` - � ' `'�``` ��' N ?i r' a� " � �.. ,� � .;il ��'' � �n � '�'"`� , , � ��, � � ., I� � _..:.� c��7� .i. �l � v � . .'�� r'._ i `�!r'i � ..;�._� � � �j � ,-.�f,..<<_- ` � � � �� --,� I I� � i u � I I I I I I �1 Line of Sight to 1�Iechanical Equipment From Alves Drive � Fall Protection A3.G 1/6"=1,0" A3.6 N.T.S. . 23'-11" � � I ' � i � � � � — � : � � � ' �. l�r----�--- ------- ; "" � II o _ ' � j�'�. N � � I � 1 :,�F' -. , � � �' � Yy�'�-r��' — -°;r.�l`' . ` ',°�� - �� ; ,; � Line of Sight to Mechanical Equipment From Bandley Drive � A3-6 �/8"=1'-0" Sections - Sight Lines to Roof 3.6 , B A C K E v C A R D U C C I & / K ROELG E Ri kw ASSOCIATES �-� CIVQ.ENG iNEEItS&SL!RVEYORS.[NC. L��lves Restaurant 0 8 16 Zq ' — _ ��. --s,3ie i°= e; - 09.16.12 ZOfi2 i Alces➢rive 154 I � , PARKINGGARAGE NOTES I II THREE STORY II _ I I 1. This survey was prepared ficm infom�alion(umished in a preliminary --- _ �� I tiUe report,prepared by Firsl Amencan Title Insurance Campany, '� � � _�I � dated November 5,2010 Order No,NCS�&f612-5.No Ilahility is � , �� assumed far matters oF rewrd not staled in said preliminary IAIe report : � I : 24'�3 a` s_ � Nat may afieci the tiile lines,or exceplions,or easemenls of ihe 10' AC?AVC]lENL . I I I� 2aa.i 2a�.> en].n O II '�� '�-"�_ _�� P�Pe� . �axosc+._ 'ccr;W«. �_` _ � � 2. The types,localians,srzes and/arCepNS ofexisting undeigmund urvosr,ra� � I I `' q s o e �+i+csc.+aE � SoE'�"� �_� .��— utilities as shown on ihis topographic antl bountlary survey we2 � I 1 6" z<3.� rz" � �= 2t" �'�� _ �� obta ned from soumss af varyi g t f 6ilRy.The cantrd�tar's � I �� _ 94} � ��}�� z z� — �'�'� �4�� u+osc.�r_ ��ed Ihat anly ac[ual exca tl will reveal tha types e�tenR : ,� n �� 242 s 12. _ s.� ,s� s'_s,loca�ons and de ths of such u tle mund uClifes(A ` e 30.00' i �ill `\ '�I�`.,I` N89'S3'12"E 231.75' � __ ___._ znzo za+,e z+i.s reasona6leeROdhasbeenmadelolocateanddelineatcalllmow �6— z<— � a zai.s roul tl utilities.)However,Ne engineer can assume no xni.a untleig tASS DIS �2 �espon ibi Ily for V�e completeness or acwracy o(its dellneatlon ot 451 M 5 I =6�.� �� urvosca-c 292 g �,r,� s zz' � such undergmund ullliCies whlch may be encountered,bul which are _ I , � �, 2a�.i not shovm on ihese dmwings. - � �� -' i i �i I —� ��I �—3. 6enchmark BM 5 CTy o(Cupertino Benchmark.Canuete nail fn Tap of Curb at Nodheast reWm of Stevens C�eek Boulevard and _ �� I � i �I . � ; �' I RandyLane Elevafon�210.fi56feet,NAV088(OaWm) u�io:UrE �i" 4. A P.N.:326-34-069 _ ' 30.00' �I z,z g � I - � �� 5. Fload Zone Note:The su6jecl property is shov+n on the Federal I � � � Emergency Manayement Agency Flood Insu2nce Rale Map, I I � CommunTy Panel Number Ofi0339 0208 H,dated May 18 2G09,as ' I � i �� _ -.— „ .—_ � ' —� ---- ��—\` — � benglocated nFloodZane X',Areasof0.7%annualchanceflood; � ;I �_�-. areas or i�annual chance tlootl w th average deplhs of less than� - � � �I I � � � �'�� I pmtected etlees From 1%annua'I chance Iioodminfortnat o�n w s( � �� ' � ohta ned from the Federal Eme�gancy Mana9emenlAgency(FEMA) � (� �'I I WeDSteonApn120,2011 Wxc=AVCVCr I � o, j•,F�s easis of Beanngs:The bearing of South 00°03'0.5"East Wken on Ihe ' \ � L centeAine oF Bandley�rive as shown on that cerlain Parcel Map filed � / � ( �I ? � (or recoN on October 18,1979 in Book 451 of Maps at Page 55, nc aa�ru�.�r nc=n�iur,r i 5 Santa Clara County Rawrtls was faken as ihe Basis of all 0eanngs � �I � II ehown herean. - I� I a � 7. Nole Ne et(ed of a right of way for imgalion pipe Ilnes of untlisGOSed . I � I I ,, I I � route over tha hereinaflar descnbed pmperty as disclased hy - } ci-xiu z=i z I - agreement erewtetl 6y Sarah A.�urkee and S.F.Lelb,dated Augusl � i I I I 29,1893 and rewrtletl August 30,1893 In Book af�eeds,at Page W I I 'I vv zls.iz��ix-s y �u �9 125,anA various olher instrument of record.(Nol plottable) zsi s ' -wI rv 23�s�e'our-c) inv Zrr.�6�� m-u B. Note Ihe eRect of the Govenants contlltlons 2stricllon5 and � � � I . 'u�^�'� � easements n the document rem�ded Fe6ruary�4,1972In Book . . I I �.vi�s,ao e nwu 97p2 page 170 of Offc al Records.Document(s)tleclanng . I Q I . - . mod�caGans thereaf recordetl Apnl q,1977 in Book C713,Page fi56 : .. � - - y_ olOfflclalrecords.(Blankelin nature) �r� � .vasc�ac � zo2.z . � �1 1 �.. � I � s. Note me effect at Na tertns and pmvisions containeC in Ne dowmenl Q I � -1 i � I.�l �h_ entitled'Agraement'rewrded May 2,1972 in Baok 9915,Page 452 omclairemrds.(Notplottahle) ` � i �� \`�L J - ` I i ABBREVIATIONS -. . � � . _ . �� eactiEx cure I AC Asphaltic Concrete M Maps ^� � � � I,�Ny 20fi25ALVESDftIVE I� I I ACP As6estosCementPipe PL PmpertyLine I up BL Buildin PLP PlasticPi e / I�io I � � BS Bono�Of Ste ) . - . I . �1 � ONE STORY 6UILDING L - C Co 9e PV Pavemenl -. I � i .__� P (PP PerPlan � � , I � �'�� - N l 1 CAB Cah'nel 6� Stortn Drzin _ I m � B�OxE4 CUSd I � COMM Communications S�MH S:arm Drain Manhole i I I o I I / ccy�scErvnuc — . I �\- _ _ EB Electric Box 55 San'lary Sewer . � EV Electncvault SSCO SantarySewe�CleanOut - I = I I � i , — — 8— I� . . EW Edge Of Walk SSMH Sanitary 5ewer Manhole - I� I . ( , ' FC Face Of Curb TC Top Of Cur6 " I� ' � � I . 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' � � �� 3�ONE-WAY VEHICUL4R L I I, i 10';9� ; I I 1805 1 " �ta � � I � I �_T_--- �--_ i I l in 4�' I DRIVEWAY FROM BANOLEY ` ----` -�- - - � o�� ,� �I Ii -a DRIVE AROUND BUILDING i . � � �� o� L� �ti� � EXIT TO AWES 6RIVE -_ �` i -.__ `�� ( ; . � ' � .� \�\`Ft3 � (J REFUSE�ISPOSAL I I� d _ � � � ' ptLj I Z � ENCLOSURE/LOADING/ � 1 I � � , i _ � , � � 3�� DELIVERYRREA � � � � ' f �if��,'.�� - �� '�� / � , , - 5 PROPOSED�OCATION FOR f.' � � � �^';`�'r�i� ` �/�� k I, GREASE INTERCEPTOR � � � �� . �:� ,� r �' � ' _ !� r�+ �-=r � �� r, �6 PEDESTRIAN PATHWAY i �I''. � �� - CONNECTIONTOOFFICE ��; - .} i�, ( . _ � _ i r � j . ,� �� = /� BUILDING LEASE�BY OWNER � _ W �.s f ,, i r�� ' _ , I � � ' t� "�" '� `�a5� ONADJACENTPROPERTY r �. i 4 � � GL i � I � � � � � � -� 16 9 � � �' ti�'i;i:'`� �7 PEDESTIRAN EN7R,4NCE'i0 Q = _i�� I � � RESTAIJRANT � � I � � ...' .i� . ...��.��:�:,� FINSNE�F�L ORELEAT'ION�242.5' i.,; � r�i��'�� , O2 �� .. } i � ' � � E. � � �} �', , i _ ; � (8�PROPOSED LANDSCAPING� 7 � �� I '% � �/ / �; (o;�, I \ I I TREES.SEE LANDSCAPE '�� `;y' q DRAWINGS,TYP. d � � -- ` / - - � � �. __�� -- _ - �4 ;� � i $7 !iA — ia.z -: i � � / ,� t �C7 LAN�S API - . � � � C NG WALL 32 i _...__, � I �`� .'. . � ' O ..' �2 �... , �2i _ , , .. . _.; � / , � � / -- � PRECAST CONCRETE " �, � � � � "•�d f � :�i :: � � �� PANELS(LIGHT GREY _' : ,an r � � _ .- , -- 1 °i COLOR)WITH INTEGRAI. , �i �, ; e � � ' t�� _ � � � � � � � �� r _{ � . r�` � � � � � � LANDSCAPE POCKET ABOVE � a - � �. � ��I�J , � � � ��: z _� � k II-� � I , _ '� �' ' ' �--��i �/`- .�, � �� 10 PAINTED STEEL TRE�LIS i _ 13.1 � � " i ' ��, �. I � � ; F _ � I i � i, I ` ° `�'� ( �a �/ �-:) (LIGHTCyREYCOLOR)WITH a_ I � -- ----- �.Y� - _ } � '� TINTED GLA55 PANEL ROOF � "' 9 �'. , � �.�.. . - �- , _ � o ' �' �� '� � _.i��, , ?1'� � �! } � I�� t i �i � (' �� I' j ' �� 11 EXISTING TELECOM BOXES& 7 r ol `, :{ � = 1 - I- �j ' -1 =� I .� -- ll__� ' J; 3O q J t z} UTILITY VAULTS TO REMAIN, L� � I I � �� I � - � �� J �� % � � P I`� �� r � 1 Q � �� SEE CNIL DRAWINGS -'� ��i i � ' �- - -- - .��I/� � . ��. . - - �� - � � �� za . � ;1.? , �, '' a- °� 12 FRAMELESS GLASS TERRACE _. � � , I � � � � t-� —� � �� I . � - � �, , � m a ENTRANCE GATE .. � I'->. � _ �1- -- - _ -' - � �. W Z � � ��_ � ; F � ��-i � I� �_ l . ( �r � !_` _ � 6� �i Q �.: r .) �? 13 SIDEWAIK TO PEDESTRIAN I�� I I '. I � � ' t� � �,�_ � '�� I i �� , 20 ¢ i' �) O o ENTRANCE FOR I � I , I lj �~ � � � � �( i �, w a RESTAURANT I f ! !��i � �_ r � � r � � i�� I'° *� � �11 �� - �- � � i�-� � 1 � � � - i. � r 14AREAARPOOLDROP-OFF _ I ( y `i � _i� , I i i � � =- � � � .� � � �� f�l � �r ` ' _ � � � � __.., . ' i �. ; � r ��'--] - ; ` '12'0" 11'B" ) ' `. " �'-- � I'� �1' � � �:'! � - ��--- � ' _�--��) � � �,I�� -- ( � � 15 PROPOSEO LOCATION FOR � �J � �i . � i � i�) � _`I,� , 1 � I`� 11 ir I a�-.�� q � UTILITY VAULT�SEE CIVI� � - :-� , :. . �" ,,.-V�.� � . . i i � � � � � � . i 1 'f �� " . - - _ . _ � _ � � DRAWINGS - �� '�'.-��'� - — � - --:-r--i- �-- -�� _ -�� -�L-- - - --- - - _-- - - - - - i �� 191 rn � �- �� . . � I� _ --7 � �' — - ,-- �- - ,� �� V�. � I � �.� � ' - �� , �'� _ _ - � - - i6 16 GARAGE EXIT TO ALVES ', ."_", I,,,,.�,�!I � �".'� �� :�: � � D�1 - � i�:��. i'� _ - - _ _ - _ - :1 i DRIVE '- ,.,C]'., ''i �� , �� i ';`, � .�.. 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' " m 2 0'-W I D E T R A F F I C L A N E O N A L V E S B E T W E E N �' "o`:�"`e : VEHICLE/TRUCK ROUTE '° 04.16.12 206�5 Alves Drive _ _ __ -_ _ -- - p '" CONSTRUCTION GATE BANDLEY AND DE ANZA BOULEVARD. 1�J1�E�ESTRIAN ROUTE L�� —---- --- — -- --- ----- -�---------------------- ------ - ------ ' I �---- _ _ _ I I'I j ! ; I I 1 .. 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Publio-side landscaping within 35' _ . ._._. �- - -- - _ . . ._ . __ i .� ? .: - - � '�� . .', � --- - -- ,. -_-- - — _ ,�- - _ _..._- .^-- _ '--- :� Publio-side walkways within 35 i , � i_ '� _—._ ',.�..,,..-,..s_-..--._.-�.e-..r-' -_._:. ..,. .--. ._ , -, ' . I � �_. j . .�. -.. _ . -. . _..-... ,�. _.-.,... .--_' 1 - , . _ ._... . __ � � , � � � � ' , ' ' � . 35'Offsei(rom face of curb � � - - � --- --- \ � - ----' � � ` � i _ _ Area Required - ___._ _ _ - _ _ . _ __ _ _ ___ __ __ __ __.... ____- - __ ___ . __ _ -- __ _ � � Total length of frontage(a[face of curb) 404 Lf. � - --- - --- -- - --- �� - � - -- .. i .�. . .��;�R. . ...... --�- . .__._..� + .._ . �. . .. . .... . . . -.. . . _ . _. . , . .._ .� � ota rea re ._._--. _ . . Os.f. -�:.-, ,....._,_ . . ..._.�.. . �..� .:._ .... _ ._: � .. . _... .�....... .. � --�-- - � � � � -� -- ' �� -� �- �� T IA Requi d 10,10 � -- --- -- -- ------� Area Provided Landscaping Area-Bandley Drive 2,543 s.f. - Walkviay Area-Bandley Drive 2,766 s.f. Landscaping Area-Project FroMage 5,454 s.f. . �, Walkway Area-Project Frontage 4,072 s.i. Total Area Provided 14,835 s.f. ALVES DRIVE Landscape Setback Exhibit 4.5 ' � B A C K E N I CARDUCCI & G I L L A M k ` I i — ' � K R O E G E R ,�ti CIVIL QVGINEERS�&SURVEYORS,� . ,,,, A S S O C I A T E S � . �J� , �. WG < '; o io zo 3o r�lves Restaurant - ,: - .,..�: � � �- � r':' : , � / - -�- �"�"''�"�� D4.16.12 20625 Al�res Drive . - . .___.. . Scale 1"=10 f; ��O matchline - see right ; ,, .; , , , . ; , , I i � I �� ' , � � , ; �.�� ° � � �- 3�� ' Y. � I � I � � LAZANEO DRIVE W �>' ' a, \ I / I , ._ �'. LJ_ � �� 0 ��,� W � I�—� � . J 0 ------ � - Z ' Q � m , � ; � ;,� � ' �'� ' I � I , i _ Legend_ - �� . Pu6lio-side landscaping within 35' . _ ___ � � Public-side walkways within 35' ._ _ � �, I _ �� 35'Offset from face of curb � — � q-:-'.; : '. - - -- , ---' -- ' Area Re uired , �-- a — — - Total length of frontage(at face of curb) 404 I.f. ., — ___---- x 25 - _ II�__� - Total Area Required 70,100 s.f. '. _ _ � , � _ , , ,; , ; � � � Area Provided ;; .: I, I Landscaping Area-8andley Drive � 2,543 s.E � �I � Walkway Area-Bandley Drive 2,766 s.f. � . I I ��- Landscaping Area-Project Frontage 5,454 s.f. � �I � Walkmay Area-Project Frontage 4,072 s.f. ------r -- __ - - � � i Totai Area Provided 14,835 s.f. I I ' I matchline - see left 4 . - �, -- � � --, , , ; � ' _---,- Landscape Setback Exhibit 4.6 ` � B A C K L- N � ��-" G I L L A M k C`�RDUCCI 8L �— � ��,- � "' suRVevaRS, � , A S S O C I A T E 5 `� � K R O E G E R CIVIL ENGiNEERS& INC. - �_�-_ ..; � ,� 20 30 ��ves Restaurant � °�°�� 04.16.12 20625 Alves Drive , . ,., , ;;, _ -----_ —._— — 5�a�e� _,o F, 161 � TREEINVENTORY i i ! �� JI — He�V H:sAn 6 Crtr.i➢ � I i sw�a s�.vc�va cmmm� i � � T_a �'u Te C.�,cnName [wvn65Pecm �2) I6'0051 ��i00R� . I . �� I � __ ` _ wi s r� n.o � rea,w'� °�.x�aw��.a �..�a x�w .iezaocr s�:::_,,. '��..�� I � EE ffiJ k Y.xYP�' Pneatl4a ..:lL 2ti� SSiFazt EZB GO] ]80 k b YVre P�u�v7ala ]S:V 6C'60 E9%Fxr I ."� � � fi0+ 21.0 A'mYaypre P' 20tlu ]Y25 W� 60"SF'sr .: � � � 627 - 630 � 632 �♦ � � � _. sos no ax��ia, c , �„��uza saw uKP� 1 � I . . _—�� e�s z.0 6�a-2rc,r r reeas �5^3 rtna ro,com \ , � � EU1 IJG Fk�L2y0� PMU2QYa ]$12 1GL'S fidSFar -. 631 633 �" � �642r sc� s o o:�k�,�w,c�x �. m.�x��, �s u�m u�v.n � 629 636�637� 639 640 - �mm � Pow �.. . �30 ]6J0 IS{Fox :. ° ` �� , �� . � �� _ _ _ _ ___ eC9 II.0 �brtV� . � 638 a 0:0 J.i D E 1P 50 8 ]C'°�0 05, e� �{,// 604 ��;.641 643 sii aa on,ro�, c . a4 nrm m;w ss v�, \ "�'. : �� : � v . a•s iso v+o w c . � 1 � ' '602 __ _- 603 635 634 606 607 : 608 609 , ;'� ya � ,� �'�� r;�ee�:,��c ro na a�im ro.� I I �6'S 130 ��y� Piun�SSMeIe�CJI.)1;lN 51Y]p .1p%pap� I I �I 6'6 100 2mR�m6v CN.vs�zad+�e :'JIS 9N5'1 60"nFvr I � I� 6'1 1.5 �W^ �p,v Pny�hy�y¢rgl 1R2 3=I5p 555Fqr I ' I o'A !.] JeµreseYxlp�x P�;xc�hvWtr6� 168 �eY'A 55'1.Fai hWr II I 6,0� . . . fi19 9.a 4!Cngb�LeaSss C>J. yan�E.n„uci P/p �]0 AC�GaE �� tii0 1J0 �ix=� � ;p. I`J•�5 J:l<0 �IiFar -- I I � �I fi21 1).0 :�DY�esency'e }tc•pa�.naNm ifY10 BMU Ifi�G] I I L J i 633 It0 ��.rya� Flunu�umltlelCUtl iWt2 fi0'15 55{Fa�r .� I 1�1� fi:J IA.O IN:3nla�paln 1YS��9t�naa^v,+a 5yd BUip ]]SC-oA ` I 624 9.0 Gn•.go�ioa G�:yaEbta �yt5 BG'[d dOXC k - - �y 6]5 16.0 J�,v�.soCawx�rH Fvu�wN3alNtl i&1P IW]a JSkFact _"" tr'�ry��y 6ib t0.4 ��fanµM W�IingNn�amWita E�ltl 01Y'6p bp:Czo1 � � 6PNey.�Wrt� 100 maA�apna.d Sryw�xm�renirem.L10 ]�J)5 iSY�CoW 52gNegr,borYm 130 aaA�wi 5^qinasempeMrem L10 IR�10 )o5We1 I 629��e�j"��'e d.d asHertwaJ SeqiaaumpaN.rtm ]53 ]di0 )0%CVN � 'I " I `+b�9^�� BO n�eaqer ,Wu�mo�Lk'a'lYeS 1550 6p>.Fau 6]f N^9n�'+� �oo A6�wrrambk'a 3Y'S ]SIAS SOXfar � 6lI�:tlyiMioe 6.0 aM1le'a0er PLVnrtwmbfcle�2•JIS i`J60 55�nFa� � � I 6]]��"•]�milea G.0 rRka�� rWwrtmTEk�a'24�2 SC'+0 151Paa � I aN 1:1 gnvsYGnal Lgubi.'nl�Wn�15d 5a1!5 104PoOr 615 ].] qcssyprrd LYTarmlu-llum I59 �JS +OfiPar . "-�� fil6 Ne'g�bo�be S20 G�k�y�brk Erd151��°-�x�'an�SJIO 1J� 65`fiFait _- � BR Ne9MVea 10.0 C!rk�'�po�mMaM E:cA�41�s�qoru'f.w 3Y15 )0'Si SSKFSr J g}9 Negnportrr� 1fi0 Y,vernpimLaM Fue.'IpY�s:lemn:m�� ]J5� 55%Fu . T�c"l19�� Pn�ra� . "- �7 _� 5i9NeiS.WarVee 120 t.rF'.��!x'k Eu.�l'ryFmrao.vr�.c��]Y)5 6N� 755Pov _."" L . 1 1 610Ne5��borEm 2t.0 �ikf,c�sn5imw7k Fucti�PWfsNa�vz�'ai SaR5 AG55 fi5?fF�lr '\ dd iu Rn'� Q � ; � r— sio �ro�, 4�; " " 1 � Wt NegnCOrOre 120 PiMI.rr9imilaA EudYPw>>qemry,al Wdl Gi.ui 50%Ialr � V � �—� � W2 NegnD�rvea 1�.0 �M�imitr� E �.�rv.�'.or SSaS 86'd0 iOiCaoC - ' \\ \\ I I� 513 1le9npuEaz 8.0 F �W',ymM1 EJ F flnsea�h� i5'6 69 0%Oaea . , 1 - I� i 5fe M1e9^WrPeu 160 Y�uutM�mM':�mavh E��d19�si'COm*5':n SlA BN55 69XFalr eudyilis Pvsra' . �1` �, 626 ' I fi12 I ' '', �i Ii L� TREE SUMMARY I szs � � �� I —��__ �I-- � TreeSummary fluantity ` , ..; � ' � ,�------- -----------------------------� � �. � � I'� I � 611 Standard Trees to Remain OB Trees � j . � Specimen Trees to Remain 00 Trees 6D1 -_ � � � � I i Standard Trees to he Transplanted 02 Trees �"` � � 616 615 I � � Standard Trees to Be Removed 34 Trees � � � I I I I j - I I �--� I _ I Total Existlng Trees 44 Trees If I Total Existing Trees to 6e Remaved 34 Trees , ' ;� � i LEGEND _ i i � --" � I ExistingTreeToRemain �600 _ I � : � __ r _ ' i . Existlng Tree To Be Removed ��600 I .-- � I 6cistingTreetobeTransplanted 600 � � ' i i NOTES .-- `_ ; - - 1� � Refer lo the arborist report prepared by Walter Levison, . � Consultlng Arboris[,daled 12.16.11. Also refer to the � � supplemental review report prepared by David L.Babby, �-_ � � 1' Consulting Arbarisl,dated 03.09.12 for tree proteclion �� measures and dispositions. -. —. ------ ----� -----------s--------- �I i i � �� 62� 624 �� \ � _ � \� 62� � 619 I-- —��i �' �� I ' � � ��\\\_ '_ _----- 621 620 F-----�g18 617 �J L 61� 1 , � �----� � '>:. i ,�`- ------' ~ '-- i �_ .,::. ,% T�—s - --- -- — ---- -- -- —�----—___- ------==— —= ---- _�— -- - -- __ _ // `'_ —'�� - --- ------------ — ---- � /j '------ � / � ----- ,. ____ —__---- ----- ----- ------ ------------- � � �T----------- - \ / r--i /I �� r_ i � � � � � i ALVES DRIVE Tree Disposition Plan 6.0 ' B A C K E N CARDUCCI & , �^ KROEGER k`�' ASSOCIATES � ,r M1'L c c 1 CIVIL ENGINEERS&SURVEYORS,MC � !; , ` � ,� �� 30 ��A��s R�sta�ara�n� "" " " ° I s�aie i°I=ioe 04.76.12 20625 Alves Drive 162 TC 243.08 :' (EG 2d3.4) _�f(EG 2435) . - � __ �YEFIF7) �s0.: " ___ � I __ __ __ __ __ _�- - __ __ _� _� __ __ __ __ � . .. . ( i� � .. EC 242.4) TC 24254 I. 2�.1� TO 2d1.95 T�i0 SSNR TO 2l2.22 �C 2d222 C 21222 .. .. � � � OWY FLARf ^213.19 FS 24L30 � . ( 't' �----}-C 242�0 �� I `-' I� BE�IH RA8? � �1 1 \ I .f � \ / C T17.10-i i _ � 1 � I'i 75.0% NI II II iI �-d�2A2.IQ � �-1,0 242.10 AO 241.H8 I � I �, m ❑ ❑coI I I I � . I . � I I m oowN � °}'�_.--_}-�� f t I /� .� c zaz.zx �: . `.. I . -. , o e -�� I � OJ FS 242.73 F�i 242.Q7 . � . I .. FS 242.10 �� . � - -^ -�- ---� - - i52t2.3Q I �Z7% � FS 2dY.50 FS 212.2T I.OX AD 241.97 �--�x FS 242.22 1 O% A�',.�24�.�� tAX �212.22 �242.22 �� (5 24�F5 242.t0 � � � -�� I �II L�J I 9EGIN RA4P i i � . '� � FS T42.�d � . . - . . I I O � Y � � � FS 242.�4 . ( ' I I 1 TC 2dZ.23 � 2!2 88 � �f5 242.70 FS 242.10 � F5 212.� FS 2d221 � FS 2A1.40 FS 242.40 FS 242.40 'FS 242.44 �. � �WY FL1AE ( 2A2.19 � .,,' . 1 � � i HP 242.32 I ' I �FF242.50 � �FF242,50-- -""--� � I FS 2/2.49 FS 212.48 � FS 2d2.32 . . � �� C 242.54 . . �. TC 242.5 �-AO 242.16 � Ff 242a0 � ; `� � �ff Zd2,5U � � I 2.0X 4.OX 1 8X �- a o -.. tS 212.!8� � � . �-(EC 242.d) -�- --- FS 2A2.�8 -- °� I M� �� -�� FS 242.28 � ____ .FS 242.28 . f5 242.11 ( � g'___ I� TO 212.:6 FS 242.2B � .. . ' i � �. � � � I � � � � � � � � � �-AD 2i1.05 � � � , � � , � . � _______° . . FS242.37 � � , I o 0 .� TC 242.1 I 242.33 °- --� . ____,___,__ --- FS 242.23 R FS 242.23 . � a o 0 ' " I - 5 2t2.60 �- -- � � FS 24223 ..FS 2d2.18 - FS 242.00 -�� ' �'` I � ..ol I ...20X � FF 242.50 Ff P42.50 . �� " ,, ... ( �� '' � '- Mf% �. FS 242.48 �?42.,g FS 2/218 � FS 242.23 �-AO 242.70 . �242.Y3 f5 24240 �.�.. � f ALVES RESTAURANT `" � _ z<z.n FF=242.50 � � � � TC 2U.97 i 24T.18 - .�� -. � � FS 242.25 � �G � EG 142.0) .. C 212A7 � � � . � � FS 212.23 GFF229.50 =�� I � I . � QQ FS 242.48 FS 242.48 FS 242.A8 �FS 242.40 � ' '. - FS 242.57,4 `�, I M . .. ( f5 242.23.. ..... � � . ..'� � � Y � I ..!I I -.� IJJ 2.0X _ ...__1. � .:�: � ( MAX .... "- �AD 2l1.2� o � �;AO 211.24 -j I � .. I MA% _ � , I � . .. � '. ,.. I 5.0�' S.40' .... . .� �.I ...� ( 10,00' � .,. �- ! � � .. ....� ._._ 1 _ - _.�._-._ - I BW 4d1.83 FS 242.d8, � FS 242.18 � - ... ,.i FS 241.00 � .. � ,.. ...---... o FS 242.18 FS 242.d8 a .. ! � I� r �� ' FS 242.2} ... FF 2d2.54 Ff 212.50 ff 24250 FF 242.50 .._F5 242.22 - , FS 2d2.18 FS 2d2.{8 FS 242.d8 FS 2d2.48 .._ I c,- � I ......__° fS 2d2,48' `FS 4d2.48 ° �FS 242A8� FS 2d2.49 � - �� ' - TC 2415 ., �� E%.EB " r(EG 241.Sj _ E%.EA ' _' � IX.TCd�NEfIN �. . __ \. ..._ ./ \ �_�_ � .. .. �i �� vlo ,.-. . �� B 0 BW ._ _�: 'I .. �':�, � _ i0 REWAIN i0 RE11AM . . . III � �� i0�EN�N �-F5 2{2.15 - �AO 241.2d �AO 2dt.2{ `� � i ..�� I-BC I�:. � �� IX.CA81NEi -CB--- f5 2b2.40 � . �... ...- i FS 240.00 I, = _ _ rc zai.a� / ex.vauu - �s us.o� __ . _ � \ _ _ - 1 _ � _ _ _ _i ___ _.. -__ __ __ _._ _ _ _ '- TO REMAIN � � _.: II TC 24�.50 �� FF 242.50 FF 242.50 �� .:� I ... -. PAC � � �-.-� FS 2d2.20 � � e mF5 24236 0 � � _f5 2A2.18� � � m � � �FS 2-02,18 ... �. .. FS 242.78 m s �FS 242.78 m � I��'' :,_ - / 241.5{ 241.84 � --- - �° � � - ��-� m --; i %/�C 241.45� . .,�,(d C 241.00 .. . ..... .. .. . - - ... C 242.13 ' � ` 4.4X ' 20%��m'� ( � . . . I �. ._�� I I - MAX/Y� .._. _ ..,'. , ... ._ _. f .... . . ..... ..... ... I .. . ��. . .._. . -,...,I C_- GB C �--(EF 2SI.7) _-,_... _..__. -- � . . � �. I ..I��XC 24�.88 . . � . . I -.. . .. .-.. I... FS 239.05 . IiC 261.61 .. � . . �. ��- -. �� C 242.36 .�:� .� .� . C 24236 � .. _ ` -_ ..�..�.. C/D 239.05 C/N 239.0 �,.... -- l� C 241.54`�C 24�.91 ----n-�242.OF_________FS 2i2.22�______ C 2�2.22__________C 242.22_�_C 242.13_ BEGIN RAlIP 9EGIN RAIdPs i HP tidy, ,\ �.H�__ ___ I _�..: ._ ... _. __ _ . �-_----_--a . �� TC/FL341.59 �a ,,. .� , l�RENAIN �________ .. __ ... __._... ..�� I � °'� � __�_______-__�_-------- ' - TR 241.J2 �C 21L33� f M 1....�TC Fl.24LC0 - \ti . . TC 241.62 TC 241,2a TC 2407�-- TC 2d0.20 TC 234.T0 . �� . � 1l::. TR 241.27 ok � 9W 241.1T BW 240.10 ew z�a.za � 270.4fi � GA-POC � . n,/� - BW 239.70 BW 239.24 N 6N'T70.82 . . TC�EL 240.95 _�TA 241.14 ... ... ._. . ..N�� . . . . .. ... . .. . .. . .. . . -. .MI� . _ � .. .- .. . _. . . ..�n . . . _..... o��.:.. .._ . . ��., ! ' TC 24 TC424116 :�. . . . o . .... . � . . T3976 -TO/C 278.47 ... . � �.. _ .�,� :�- ' a ..; _.. Nx o .�. --�9�-�- � _�� `:�TC 2A1.00 .�. ... . . . .._ _ . . . . _ . � .. . . . . . .. _ . -..' I �\ .. ' . . .�. � ' . �.- � . . _. � Fl.I15H �_ _.-- --- - - - -- ---- -_-.--__- --- _ _ - _ - _ _ - - - _ _ - - _._ __ _ _ _- _ -..__ �/R TC/Fl. TC TC 2/0.77 �TC 240.50 � iC 2d0.D0 - iC 239.50 - �iC 2d9.00 TC 239.11 � TC 237.82 TC 138.26 _:� . .. . � 1.22X ... . . . .. � . . �.240.67 . Yda.60 . 240.93 -.GB . .___ ._ . . < . � . . . ... -: -.. . .- . _ . _DWY FL1RE . �, - �WY ifARE �dATCH EX. � I .�-;: :, . .�.: - : �.�.._ � � � . - I.. .I _ . . . ..,. . ._.. . . _ ._ . . . . . . :. AL\/�� DR11I� - _ Prelirn�n�ry �r�di�g F'I�n .1 � - � . ✓ G I L L A M k �7�� &��f�i8 CARDU�CI t�L �.. � K R O E G E R w CIVIL ENGINEEPS&SURVE`(ORS,INC ��'T�� S S��1� 4, ;�'. , _ , � � o io zo 30 m � �` `� �� ' � s�aie i°=i o a 04.16.12 2D625 Alves Drive � 163 , � I :. � � . � . . � � , �SELF-TREATING LANDSCAPE� . .. - �. � , �� . � . � - .. � � I BIO ENTION AREA � . - , � � . . , . � . . � . � � SELF-TREA7ING LANDSCAPE� . � . . �. . . ....--- i'��°'� ---- - I ' — ---- � - .. � . . � . — � � � �i � . 1. 100% of the projecf erea wiq be treafed ufa Lo�v � � TO B O RETE�NTIONAREA '�� ❑'`^� � .. � �� '� , � �mPact Dsuelopment{LID)measures per!he recent I � ' ' requirem2nis impfemented December 1�st ZQt 1 Tor I . I�' ' tv1RP Provis�on t'.3 requ.rements. � I� �' . � ' �---�"... . .. _ ., �. � . �' .Q� 2. he . . I i � � . � m / �. � . . � � � pro�ect area will be Veated via�he following. — .— ".— � — � � �' � � � � � �' � — � � � �� ..� � ¢ Seli-Trzating Areas o + Seif-Retaining Areas � � i _..1 ..... FLATWORlCP1PEDT0 .. ... ...._ ....... ..... _... _..... _.._. ...... _._ ..... �..... ... . FLATLVORKPfPEDTO ..._. �..�,.. _. � .� , �io-RetentionAreas a BI0.RF_TENTlON AREA B!O-RETENTION AREA � �1-� � 1 ' Z 3. Refer to InfiltrationMarvesting and Use Feasibillry � � �� W Screenin Worksheets for calculations used lo — 9 ( �I ��I � . � . � . G° �.. .,.j - , ... ... � determinetr=atmentcrikeda. � � �- � o � � � 1 � � � m AF��,G C�LGULA�T1C3�1� --- � I Q � ' Arsa�escrip#iors e�r�a(s.f.) g .( F-, � w I 4 � � - � . �, :. �- . _ 6uilding Roof Area 16,269 sf ¢ ��,! ' ' � w . Podium&On-grade Flatwork 12,979 sfi . _ o� .. , , ', , �. � � w ��'� � ` 2 � ' � � �� • � a�� ' � � q , Podium 8 Omsite Landsca in 8,960 sf 1 I :BUILDING ROOFPIPED TO BUILDING ROOFPfPED 70 � � P g � I � y � � 8lORETENTIONAREAS - .,4' ; .Q� � 8lORETENTfONAREAS -F z � I �� 7atal Area 38,235 sP � . , . . i � ;. . , . � � ,2 �I •• �" ' � ' , `t- q Percent of 91te Area Treated 100% � � � ------ �� _ w nq Q I a ' �, w¢ �w � � � . " , . � „ . � ` . . � - . ' .o � � " � „o i ,��j 0.� � r. �; �': .: � ' Yw �,� LEGEND J � $ ! . ', � f _ � � � ;' " ' ��:` tALVES,RESTAlJf2ANT '., '� I p rnouseuiid g rea � , �� , � < .�. � . ; :" �� ' ,' . �a m e ' ' in A � � � � � � , � � � . . � � �FF 242.50 t �� _ � � � i � � ' � ' � � , �, � '� :� �..� ' , Impervious Flaiwork Nea � ,. , � � � j � � _ � � -�� ,�� ;� _ �� , i I o� , .. � ; �� , � . �� Q�� . - Pervious Area �', � � � �. . � � � ' ,�° .,�� ."� �. - . . - � � � �'. .��: , `�, . , ., � � �. � � � . � � � � ! . ' . ��.. �� . "� . _ � '. � - . . � ..... �. �a r-f Q . � l'reatment Area Limits � � �.� . - . � . ��. . , .� �ti � ..� � �, " , `� �� . SELF-TREATING :,: , � SELFTREAflNG � Z ��. ( (g � � , � � � � ,' , I - � � �2 .��, . '� : � " . � � LANDSCAPE � . �. -.: '. � " .. . LANDSCAPE - , . �2 , I-z ..'��.. , . O� ! .. ' . _ �, ��,., . Q W ' , �. � ' ' . ' . . � ._' BUlLDING ROOFP/PEDTO . . ' . � .. y W ... d � ._. q� W ( �a i = . . , . .. ; . � ��p a ` � � .'- . a . ; BlORETENT/ONAREAS =w �.....( � 4 2 . z �', � 4 , F� �� I� IL ' q0 .Q �I . '� � � U .� . �, :� � ,.. � �"� �0 ,�.�. �j �Z - I � y - �; . . . ,.� . ' " LL ti . � ( . . S . .. o� � .: �`c, o �. '� � ' ,- wU' p ., ; o ., , ' .6` �'.a ' . , , , ... '. " . .., .;: . a � � � , o� � � W - I .. .��. .. . z _. . ' . ' , . , � ,.., , . ; .' ..: , " , , . , . ,. i ., �� . �. I ... .- , � . �... ' .., , .. . � .. , , � , ` .. � . , : . , . �. � . - ..� ', .,,. �, . � : . . . ' . � '�.. , .. � . . � . '�"� . ' ,. ,.. , . ... ` ., i _ � ... ... p m=. : � . � . ' ' ' � � '� . � ( � . . . .. . � _ ,. ' .. . �., . , . . . . . . : . I � , : . , . . SELF-TREATING . .. �: ` ' . : ' ' �SELF-REA7ING ,`,, ' �. . �� (. . .�... ... ..... ....I. v� � � �. LANDSCAPE . . ., : .. , LANOSCAPE i � ___ __ __ _.. ._ . ,_�� . �� _ _ ' _ . . _ : . _ �� _ . __ -_ ___ __ ___--- __ ___ __ _ I � � BUILDINGROOFPIPEDTO ��-�- " �, � � ,_ ; .. � � i , ..; .� - ��-��° -�8U1LDlNGROOFPIPEDTO� ,��-;-i - ' � �t .� �� •'� BIORETENTIONAREAS �; � , ' ' � �'� '' - - � BIORETENTIONAREAS `� ; ��,,�- � � �� .... . , . .._ � .-_ . �, . . , , , . . / , .. �,,' .:. ; , . ; ��. ' � — — --------- � � � - ,. �.a'�F.l�. � v o e� � m � _._ .� �.. .�m �!�. �,.m �.� .�� a v '. �, � � �� - ---- — 9 0¢ a �� ...f ._E .._ ' FLATIVORKDISCNARGlNG . ' '... .� . � ....��. ... FLATINORKOISCHARGfNG , ".. �I. � � � qp ..g ��.... . / . ��. _ .TO SELF-RETAfN1NGAREA ,. I � L � � TO SELFRETAININGAREA � ��. .:�,�-�. . y F= c� � -.:-. -.._ _ __ . I . I I '-=----==----- --, - -— �� =-=-°-' =-" =---=-- "-° =- --_-"-� —�- -.--- - _ _ �W ~ . � I SELF-RETAININGAREA �_________________ __�_________� SELF-RETAININGAftEA �d � ' � � _ . . _- � . . . . __ m , ` . � � � � � . � � � �� . � . � _-. � �� .- . . � . . �y � - � � � "� .. ._ , . � T� 5 - - - - . _ . , , . � _ . �. .� . . , r �. . - .. � . �.. � � � . � �,,. �. � SELFTREA NG LAND CAPE .. . , . . . . � � � - . .. � . .. .. --- . � � .__...__ � . � . . . � - . . \ _ � �— . -- � -- - --._ . . . _ . _. ._.. � ` — — — — ——�—— — — — — ——— — —— ——————�—— . � ——— — — — — — — — — — — — — — —— —— — — — — — — — — —�— -- — — —— 1 � � _ A��I�� IifE _ _ - Storrn�a#�r�t�ratrol Pl�n 6e � B A C K E N �� , , �° CARDUCCI & 1. K R O E G E R k W QV L ENGINEERS&SURV�YOflS,INC• �'��O�'�� , e _ � ,o zo 30 ��s �st�urant � , �� ' �.t""��,�� a 04.76.12 20625AIvesDrive �'� � � � •� 5cale7"=7oft �� - � __ __ __ __ __ __ ._ __ _.�__ __ _. __ __ __ __ __ -- --- � NEW 8"FIRE SVC. I � � � ��TES - W/RP�A 8 FDC I - -- — — , 1. Scope of sike utility improvernents indudes standard -e-- _1--- I I NEYJ GR�ASE ,I - �'�—�...-. � ' _ building services m addltion to lhe following: �r-i I Itd7ERCEPTOR � � a Relacation of existing 9"water main(Ca!Water) I � I� Lo; o Extension of natural gas on Bandley(PGBE) � I '� I I� � � L � � a Extension of sanitary sewer on Bandley(CSD) L_J �� " I I (r � � - ° ° �' � "� � � � � � ° �° ""� � � 2. The proposed utilities shown are schemafic only and I I Ij � L J �� 0 subject to change pending further development. - " � �SANITARY WRSTE � � SUMP PUMP � � NEW SEWER h1ANHOLE� . H - &CONNECTION TO EX.-� I �' i I � �',, SEWER TO THE NORTH ( I � �' I � � ----- _ � I EXISTING FIBER � �� : � ' TO REMAIN H ~� � . ( i _ : i � i- - —t � . - NEW SOMH �) - I 8 LATERAL k I.�- i � . . . r-i f ( ( o 0 �Q - NEW 15"STORtvf� �_� �I O R A I N L A T E R A L o❑ ❑o - _ I � � , + ° ° � LEGEND --- I i EX.12"WATER � � DomesGc Water � MAIN TO REMAIN ALVES RESTAURANT � � FF=242.50 � -- _ - Fire Service g� � I o o /� Sanitary Sewer g5 . � � � � d � � / r I Natural Gas � I �9 ElecMc Primary E � � � � ' -- Stortn Drain � EX.STREET LIGHT � I I TO BE REMOVED � ' � � � � I� II II I ' . I � � � �u� I - I `- � I NEW 2"PG&E j I GAS MAIN � p°A �y�, o e � 6.LJ I a � � ( I o a I � I I i �.NEW STREET INLETS&I �. _r�� I -- CONNECTION TO MAIN � d . �(SAME ON BOTH SIDES) � I � � n (2)EX.AT&T SERVICE � � f _ �O J IIII �U CA81NET5 TO REMAIN i �' � ..... � I � _.-_ __ _ - I . �- --_ ___EXISTMG AT&T _._ . ---- ---_ ____ _ _ _ _ _ _ --- -____ __ - _. _ - ��. .. I, ...I VAl1LTTOREMAIN __.- ---___ . ..___-- --___ .____-----�..__...------ � ----- --- -._ ...__ .____ .----� ---- I I � � J � � -6� �. �. .�. � .� .� � ..� � e m � � � m � � m � � � � -----� � � � � s � .� � I � � ' 0 " � � � � Y � NEW SUB-SURFACE ' � � � ��-I � � I PG&ETRANSFORMER '��, . 1 � . � I I � ._. .._ . 1 � I . I . . �-r I NEW 15"STORM � � � .... EXISTINGPG8E12KV______________�_ � DRAINLATER4L � �! --. n. VAULTTOREMAIN , (---------�---------------�----- . / 1 ` ' � �-------�- ----�--------� ' . _ / \ ��\ �� -- ' - �_:. � TIE-IN POINT TO � . . � .. � . ... . . . . . .. . . ._ .. .. .-- -- . �- , :�:. EXISTINGMAIN . � ._-..� .. � ._ . ._. . .. . ,_._ ... .. -_ . __. _. .. .. . . �.. . . .. _. ,.". - . � -- \ . . _ . .. .. . . . . .. � .. .. - : -.:-. �_� � - . .. ._.... ...__ ---. . . . . ��_. ..�_. � I I -.�- .-. . ' . .�- -. . � -. . . ��- . --. -.. � - � TIE-INPOINTTO - � - ' ._ �� - EXISTING MAIN � � . - ----- ��,.. -- ( _. _.. . . _ . � � � I � EXISTING WATER MAIN � EXISTING JOINT 7RENCH � tEXISTING SANITARY EXISTING WATER MAIN T �� - TO BE ABRNOONED FACILITIES TO REMAIN SEWER TO REMAIN TO BE ABANOONED 0 � NEW 6"PU6LIC WATER�� '� � MAIN RELOCATION : ' ` � o EXISTING GA5 SERVICE � � � `-TO BE DISCONNECTE� ,:_ � � _�, . ____NEW 4"�OMESTIC . .. � � _ REPLACE EXISTWG SDMH . � , � _ .._. ..._, _ . - . � _� - _ .. .. . . .SVQ W/8FP&N/M � � �"�W�TH NEW SDMH E LATERAL - - - NEW 6"FIRE SERVICE -- /�,9 - �/ � �� . PlEW 4"IRRIGATION � � � � �EXISTING STORM �qTER.4L$REPLACED pyL�� ry� } �p __ SVC.W/BFP�WM � DR4INTOREMAIN pUBLICFIREHYORANT �IL� �tII�� 1°"��P�I �,� � B A C K E N {:ARDUC�C;I �L � g KR OE ER kw � 1 �� AS�' C�CIATES �y�S �5��6.�C�� CIVIL ENGINEERS&SURVEYORS,INC. = o io ao 3o � , �� ° � � � � e ' 04.1 b.12 2�625 Alves Drive � - Scale 1"=10 k .. 165 r,� , �-- -, I i'�" � ` '` �� _ �` _ - - _ _ ` � , '� --,.. -._ -- Y--. . _ -- .- __ - _ __ - - - - - - - - �_, - - - - - KEY �10�CS , , , � .� � � . � � I �' , - - A3� [i.l �, . �. .. -_.� . � ��. :'� ' '� '. „�� '. " _ _ I I� - i� I, i { C � i '- � �) � - �i �� _�ilaass3az E i�i�s � � � �� i � i i��l � I � � � - � � �� - . _ , __ __ _ _ _ _ _ _ _ _ , . - �- - - '= �. '� i _ ' _ - , ___ ' � _ � - - �, - � -- - - - - - ti , �; _ _ _ - - _ I i — __ _ _ . . _ - - BK D � , �� OWN LIGHT,WALL II C� ,� b � �'� :�'� ' � i id 1� �fS i4:1t$�S�r � � � �� - - I i9'=11" 17'-101/2' i .--- 69-1 1l2' � � f �_�„ � � � � �� - -' �� , MOUNT OR CEILING MOUNT � i �� i' � ��-..��-_._- _ I ��'F�� m CURB � WRLL W `v - ' I�a3 ' � � j` _ _ EL CAPITAN FtooF ti'i irrii��i't �!�'t�i�� i��'t�i i�'! O , ENCLOSURE � "' m . i ✓= 50W MR16 II� � � - GARAGE RAMP DOWN� �o � � � � � � � ,. � � � � � � � _- --- - ��-- - � - - - ---- - -- �--- ) '�� __ : - I ( I I � -_� - --y--- T 18�6 11" �' _ � _ - � � � � I j � ` r ,' n K LES9EN SERIES � � � ` j -- � I �._. �� - �, . , , ,,....'..- B _ � -�-�-- ��1t� � � -- - � � I � �i 4�'6'� - LED 4 � ' I v 'A � --- - - -- -- - _ -_ _ °�� LAMP PLUS,GAL STEEL � ��O � \ - �-�-- SHADE STRING LIGHT. � I �l ._ ��¢ �_ 4 P 4 . `� �_ � � i � LED � � � �� - � i i � �� \. ,� - — ` \ � � � � � � � � �- �i 'i �° i � � �� r � i � ; �-,{ ' � � � � \� � BK,LITE STICK 80LLAR0,LED t1� , v - _ - � �- - - � i.-� t �-�.-�-- , - - � � ' ,tl` `��,,.- � "'�� • � � � '' i�� ' if � � �j �` � � i NOTES: I ' � `; � j� �, `� r) r� ALL EXT.LIGHTWG SHALL BE FULLY SHIELDED, I SECURITY LIGHTING SHALL BE ON MOTION W �3$ (w � � �,` - � = as SENSORS. LUMINAIRES SHALL HAVE A MAX. � I ' '� OUTPUT OF 1000�UMENS PER FIXTURE. I �-- � � `,�= TOTAL ILLUMINANCE BEYOND THE PROPERTY LINE � � �� 18� � �� EXTERI�R LIGHTING SHALL NOT EXCEED 1 A LUX � ' ( �� ' f CREATED BY SIMULTANEOUS OPERATION OF ALL _ �+ � i I � '� �( �� ALVES RESTAURANT � ,�� W L -r'�' " , FINISHED FLOOR ELEVATION=242.5', �--- - ,,.a I rI � ' "' PARKING LOT LIC,HTING: _ � � � . �. ��p - �, � I � � i � - J - A. ALL EXTERIOR LIGHTWG SHALL BE A WHITE 0 A � W��) - � ��!� P I -� ` �_°-� - - -� TYPE LIGHT EITHER METAL HALIDE OR A � � i =-- ___ __ _l�'�r I y�� COMPARABLE COLOR CORRECTED LIGHT UNLESS OTHERWISE APPROVED AS PART OF A --� _ � � � � � r � z I �h � � � � � � � � _ �% DEVELOPMENT PLAN FOR UNIFORMITY,NOT � I I L M-� -{��' l .� ,Y rn ;�° p � �j �- ,fi � ' l } I ' ALLO ING ANY DARK AREAS IN THE PARKING � ( I iI � � -� � J,` . -� =i � i I z LOT.� � �� . _ F".. �'__ -��i _ ..II V �. _L 1 n I f-� . � - ��. � i � t3.1 m � - - � � �_ - } ( � � I� i B. iHE IIGHT FIX7tJRES SHALL BE ORIENTED AND ' � �; q � � �� L ��°`� �'_-� � ��.�,-�; � �� C-T ,I � ��, � �- �� - , ,�I ?` � ' � OE6IGNED TO PRECLUDE ANY LIOHT AND m' � � � I � � � �;� ___ �a I I DIRECT GLARE TO ADJACENT RESIDENTIA� o � .� � ( � ? � I: t „ �i L PROPERTIES.NO DIRECT OFF-SITE GLARE o � � ' z " � ' �o _ f � - a � __ �? r p, FROM A IIGHT SOURCE SHALL BE VISIBLE °� _ > � � � �' � ��'� _ � Ei�J _�rI �� ,�-' �� q � - �r ABOVETHREEFEETATA PUBUC � I i i } q , q a n, � Ib � i� I i � � � �_� �� RIGHT-OF-WAY. / � °-� � -- � ___ ` � � � > > ?a I I �.= a �O C.PARKING LOTS,SIDEWALK AND OTHER AREAS �{'� '-� I � � -� m� ACCESSIBLE TO PEDESTRIANS AND � � ' ' ��F=� " _'"-�_ _ _ � -_= w ' V z AUTOMOBILES SHALL BE ILLUMINATED WITH A � i � I � '' - � {' � �- �� (�%�� ^a^" ¢ � LL o UNIFORM AND ADEQUATE INTENSITY.TYPICAL � I� � �� J __ � � �I � �� = f �� , � � ___ L � � a � �p STANOARDS TO ACHIEVE UNIFORM AN❑ � f ' I`"t` p ! [ Y �r� I � I �Q A�EQUATE INTEN9ITY ARE: � '� �� z '�� -��? G i _. � _ - r _-____._ . �:_. � ; � . i � � ( �: � ❑ �i I �� rf ��i �'•� i _;�� _ 1.THE AVERAGE HORIZONTAL MAINTAINED � _ -- _. ._i � _�_' - � i _.__ __ __._._ _ .. ---- --__ _ � - ° � ; _ I, �.. _ _ -- - --- - � 9_s . _ __ ._ -- . s --__ �- N ONE _____ � I .�:-]� I ---- ----- ------ -- � - _ r-o- - --- lLLUMINATION SHOU6D BE BETWEE � � � G � � �- ��j E{�,_ � � �� i �� AND THREE FOOD-GANDLES;AND .---: -._� _ ` �. °.T.: ` . : .,-5`�" 12,_�„ ��,_6,. .. �' - -. _.___. . k�. -. T . - ; ..��¢ : .' L . i � �� . � ,e a j � � e�� , - o; �-- r I� � � o � ILTHE AVERAGE MAXIMUM TO MINIMUM '"� � �� _.� � � � �� c� � � � �= o � � � � I _ RATIO SHOULD BE GENERALLY BETWEEN --� � �"-- _ - � �� -� r,- --� �--� -r-- s,-- �� I T� --- - � , � i SIX AND TEN TO ONE. �� 1 �- � �-- � -- - - - --- �- F . � !� - -. ' -� �- i-- !i, � � ��_-�,- r,�- -� =i-'- - ' � � �- '� � T ; ,. . � �_ -- ' � � " � :> i , � : �� ; � '; ' - �__ I I � ��,� ( � I .I � IIi.A MINIMUM�F 3-FOOT-CANOLES �� - - - , . .��.�� -��'`. , ,�� ;; '. .',.' k _. �_ }^;•--� ,il�.�� i l�l J � � . oc� �� ` �� , ;��, > .� , . , ; . �� _ - — �1�;. � ' �-_-�� 1-� ,— � _ � ,, �-'--�'-�'� �' ' VERTICA��YABOVE THE PARKING LOT a�. ': ,^,. _ �'-' � �� _ � ,-. r---°� r°-- ��'�, t� U �� - , �� n � ,; � ,:j " �--� �� '`—''^ �� _� - _ � ' � `° m �ja �� SURFACE SHALL BE MAINTAINED. ... ! I .�°� i 9--°": �Ya�.—.�' -=`-- � � �°�. ) .._ �-�. ' �i d l—� — S ��`__ �{E �� " �� /� ... o r ' ' . .�.,__ � ' . . � ,. I .,� � . _ -� q� �- - �-' ' .:?� �' -.- , -�:.--� {�r.-� -- �-----��"' �-i�'- f--°! ��,- j 3 � ' `� _"i D. CRITICAL AREAS SUCH AS STAIRWAYS.R.4MPS, � _ �� ,� � � _ o � �) .�. � I �. , ,� �� e_ �`_`� _ ��^� � .�,, � � -_�j m � - � �9o=�OO � I !i 1L; — �� `�`� , c �-�� - r--i - � � r ��, � �� AND MAIN WALKWAYS MAY HAVE A HIGHER _� � , � .. , , �-i �-; � ! o oA` �� \< 1I �`t�'' !� `V• i� ��'�`; r( �\ �� ,- _ ,�'_ ��-�( .. , �� . � � � . �-�.. 'I �� . I I °" � _ _=_ __ __ , _ � � -� � � , � � �. ' � � , i j ' ILLUMINATION. - � - r. . o. -�_�. i��, ..� �i , � , � �s'�:.� J� -r-- � � �. . , � . .�� ; �, � . -,- �. � i �� s�-'; . �. 1 �,� 3rt�is" < - -- - - --- - - - : ,, -_ i : _ -- � � � �. _ ; � a , L I-% -� � ,' �=a- ` �`- -- '>� -' '� .- I I E. SHATiER RESISTANT LENSES SHOULD BE ,\ x �� n ,_ r `� � � `�a ,� � `� � �---- ;' � �' �' �� PLACED OVE THE LIGNT TO DETER � � �� _ _ — -- � ' � I 4 I I R _ L�\ e�- ��a,� � f I I ,� � �j �� I � � � � � � I I ,. j _ � �� v � i� , i � VANDALISM. I� -. , � _.a- , , � � � �� ' -- --- � ---- F � � - __ _ _ �_ _ _ _'_ �� . i i `_ _ !,! _ _ _ _-_ �_ _ _ __�_ '_ _ _ _ _ _ _ � � UNDERGROUND LIGHTiNG SHOULD UTILIZE ! - - - - - - - - - -- - - - - - � - _ ' ' ' -'� `__ _____ ' _ _ - _ _- - - - - - - - - - - - VANDAL-RESISTANT FIXTURES AND MAINTAIN A __- __= ___= -.___- _-_- ___ ' - - -' - ' - ' MINIMUM FIX LUX LEVEL OF COl OR- i �� CORRECTE�LIGHTING FOR MAXIMUM ' _ r � EFFICIENCY. �� s.z °� G.PORTA�LIGHTWG SHOULD BE PROVIDED �—, INSIDE ALL PAP,KING GARAGE ENTRANCES. �__ _ S 89'S6'S5°W 140.26' S 89'i6'S5'W 121.49' '. . 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A S S O C I A T E S �I ve s Resta u ra nt n u:� ,..� �,.. �... ,,, � � i ; � `c' _ , � . �. ,.� : SCALE:1/8"=1'-0" 04.16.12 20625 Alves Drive — 171 �LAf�TIf�G LEGERlD � � � EXISTING TREES TO BE TRANSPLANTED BAMBOO TREES . KEY BOTANICAL NAME CpMMON NAME SIZE KEY BOTANICAL NAME COMMON NAtv9E SIZE Q�fY lCEY BOTANICAL NAME COMMON NAME SIZE WIJCOLS � � AP ACER PALMATUNI JAPANESE MRPLE 13"DIA.AT 4.5' FR FARGESIA R08USTA CHINESE FOUNTAIN 8AMB00 15 GAL M � , 27 AC ACER CIRCINATUM'PAGFIC FIRE'(ALT AT) VINE MAPLE 24"BOX M CA CEDRt15 ATLANTICA GLAUCA BLUE ATLAS CEDAR 5"�IA AT 4.5' PB PHYLLOSTACHYS BAtitBUSOIDES VA�IETIES: � 1 AS ACER PALNIATUM'SANGO KAKU' CORAL BARK MAPLE 36"80X h! . � � � PHYLLOSTACNYS B.ATROVAGINATA INCENSE BAPoiB00 30"TUB l. 1 AT ACER TRUNCATUM'FIRE ORAGON' SHANTUNG MAPLE 24"BOX M PROTECTED TREE PHYLLOSTACHYS 8.MADAKE JAPANESE TIMBER BAMBDO 30"TU8 L 3 DA DICKSONIA ANTARCTICA TREE FERN 36"BOX H N0. BOTANICAL N,4ME �OMMON NAtv1E SI7_E p PSEUpOSASA JAPONICA ARROW BAMBOO 15 GAL M � 1 FC FICUS CARICA'CONADRIA' CONADRIA FIG 24"BOX Ni 616 CEDf2U5 DEODARA DEODAR CED�R 19"DIA AT 4.5' �� 1 FI FICUS CARICA'ITALIAN EVERBEARING' ITALIAN EVERBEARING FIG 24"BOX M . GRASSES(BIOFILTR4TION — 1 FM FICUS CARICA'MISSION' MISSION FIG 24"BOX M - PROTECTE�EXISTING TREES TO REMAIN-NORTH PROPERTY KEY BOTANICAL MAME COMMON NAME SIZE WUCO�S p5 OM OLEA EUROPEA'MAJESTIC BEAU7Y' FRUITIESS OLNE 36"BOX VL .� - KEY BOTANICAL NAME COMMON NAME SI2E C CAREX TUh9ULICOLA BERKELEY SEDGE 5 GAL M 42 PL PRUNUS ILICIFOLIA LYONII(ALT FR) CATALINA CHERRY 24"BOX L � SS SEQUOIA SEMPERVIRENS COAST REDWOO� 12"DIA AT 4.5' J JUNCUS PATENS CALIFORNIA GRAY RUSH 5 GAL H 2 LN LAURUS NOBILIS GRECIAN BAY 36"BOX L � SS SEQUOIA SEMPERVIRENS COAST REDWOUD 10"DfA AT A.5' L LOMANDRA LONGIFOl1A'BREEZE' �utAT RUSH 5 GAL l 1? QS QUERCUS SUSER CORK OAK 24`BOYJ36"BOX L � � SS SE�UOIA SEMPERVIRENS COAST REDWOOD GROVE VARYING SIZES,UNTAGGED M MUHLENBERGIA CAPILLAftIS PINK MUFILY 5 GAL L 10 iT TILIA TOMENTOSA SILVER LINDEN 24"BOX L N NASSELLATENUISSIMA MEXICAN FEATHER GRASS 5 GAI� L �- PR PENNISETUM MESSIACUM RED BUNNY TAILS 5 GAL � FRl11TlCITRUS TREES . N�TES: KEY BOTANICAL NAME COMMON NAME SIZE 1.AI.L PLANTING Wl�l DE IRRIGATE� WITH AN AUTOMATED WATER CONSERVING IRRIGATION SYSTEM CON7ROLLED WITH A SMART CONTROILER TO MEET CITY AND STATE TITLE 23 REQUIREMENTS. eIOFiLTRATION ZONE: �C DWARF CI7RUS VARIETIES: 2.ALL ORGANIC MATERIALS: N6 CHEMICALS OR PESTICIDES N/ILL BE USED ON THE PROJECT SITE CALOMOGROSTIS X ACUTIFOLIA FEATHER REED GRASS 5 GAL L CITRUS ITYSTRIX'KAFFIR' DWARF KRFFIR LIME 1S GAL M . 3.ALL BAMB00 LISTED AVAILABLE FROM BAM800 GARDEN, (503)647-2700. CAREX TUMULICOLA BERKELEY SEDGE 5 GAL M CITRUS KINOKUNI'MUKAKUKISHU' DWARF KISHU MANDARIN 15 GAL M � 4.EXISTING TREES TD BE TRANSPLANTED SHALL BE BOXED AND MAINTAINED CHONDROPETALUM TECTORl1M CAPE RUSH 5 GAL M CITRUS KUMQUAT'NAGAMI' DWARF NAGAMI KUMQUAT 15 GAL M - 5.PROTECTED TREE 616 SHALL BE MITIGATED WITH 36° BOY STREE7 TREE ON ALVES DRIVE JUNCUS PATENS CALIFORNIA GR4Y RUSH 5 GRL M CITRUS JUNOS DWARF JAPANESE LEMON 15 GAL M IRIS DOUG�ASIANA DOUGIAS IRIS 1�AL L CITRUS X MEYERI'IMPROVED MEYER' DWARF MEYER LEMON 15 GAL M IRIS DOUGLASIANA'CANYON SNOW' CANYON SNOW�OUGLAS IRIS 1 GAL L CITRUS RETICULATA DWARF SATSUMA 15 GAL M _ �� LOMANDRA LONGIFOLIA'BREEZE' MAT RUSH 5 GAL L OIOSPYROS KAKI DWARF PERSIMMON 15 GAL L ti11SCANTHUS TRANSMORRISONENSIS TAIWANESE MISCANTHUS 5 GAL M ERI08ATRIA JAPONICA DWARF LO�UAT 15 GAL L - � MUHLENBERGIA CAPILLARIS PWK MUHLY 5 GAL L P�NICA GRANATUM DWARF POMEGRANATE 15 GAL L � , NASSELLATENUISSIMA MEXICAN FEATHER GRASS 5 GA� M PYRUS COMMUNIS'BARTLETT' DWARF BARTLETT PEAR 15 GAL M -� PENNISETUM MESSIACUM RED BUNNY TAILS 5 GAL L M - KITCHEN GARDEN COURTYARD GR45SES: KEY BOTANICAL NAME COMMON NAME SIZE ' // IMPERTATA CYLINORICA JAPANESE BLOOD GRASS 5 GAL M AL�IUM SCHOENOPRASUM CHIVES 1 GAL M �� . ISOLEPIS CERNUA FIBER OPTIC GRA55 5 GAL M ,.� ALOE BARBADENSIS ALOE VERA 1 GAL L � LOMANDRA LONGIFOLIA'BREEZE' MAT RUSH 5 GAL L ALOYSIA TRIPHYLLA LEMON VERBENA 1 GAL L �fUHLENBERGIA CAPIlLAR15 PINK MUHLY 5 GAL L ANETHUM GRAVEOLENS DILL 1 GAL � NASSELLA TENUISSIMA MEXICAN FEATHER GRASS 5 GAL L CAPSICUM ANNUUM'CALIFORNIA WONOER' SNlEET GREEN BELL PEPPER 1 GAL L � - PENNISETUM MESSIACUM RED BUNNY TAILS 5 GAL L CAPSICUM ANNUUM'GOL�EN BELL' SWEET YELLOW BELL PEPPER 1 GA� L � CAPSICUM ANNUUM'RED BEAUTY' SWEET RED BELL PEPPER 1 GAL L � - VINES CHENOPODIUM AMBROSIOIDES EPAZOTE 1 GAL L � -- KEY BOTANICAL NAME COMMON NAME SIZE CORIAN�RUM SATIVUM CILANTRO 1 GAL L ''��. � � A ACTINIDIA ARGUTA HAR�Y KIWI VINE 15 GAL tvi CUCUMIS SATIVUS JAPANESE CUCUMBER 1 GAL L I, --� CS CAPPARIS SPINOSA CAPER VINE 15 GAL L CYMBOPOGON CITRATUS LEh90N GR,45S 1 GAL L '�. F FICUS PUMILA CREEEPING FIG 15 GAL M FOENICULUM WLGARE AZORICUM FLORENGE FENNEL 1 GAL L � - H HEDERA HELIX'MINIMA' ENGLISH IVY 5 GAL M LYCOPERSICON ESCULENTUM'BLACK CHERRY'BIACK CHERRY TOMATO 1 GAL L '��. � .IP JASMINUM POIYANTHUM PINK JASMINE 15 C,AL M LYCOPERSICON ESCULENTUM'SUN GOLD' SUN GOLD CHERRY TOMATO 1 GAL L ''��. ... PT PARTHENOCISSUS TRICUSPIDATA'VEICHII' BOSTON IVY 15 GAL M LYCOPERSICON X'SUPERSN/EET 100' SWEET 100 CHERRY TOMATO 1 GAL L �'�� - V VITIS VINIFERA PRINCESS GRAPE VINE 15 GAL � MENTHA X PIPERITA'CHOCOALTE MINT' CHOCOLATE MINT 1 GAL L '��.. � �- GROUNDCOVERS MENTHAXPIPERITAGTRATA � ORANGEMWT 1GAL L �',..... MENTHA SPICATA . SPEARMINT 1 GAL L '��. , _ KEY BOTANICAI NAME COMMDN NAME SIZE OCIMUM AMERICANUM LEMON BASIL 1 GAL L '��. � OCIMUM BASILICUM'CUBAN' CUBAN BASIL 1 GAL L ' NATNE BENTGRASS SOD L OCIMUM BASILICUM'GENOVA' SWEET GENOVESE BASIL 1 GAL L . OCIMUM KILIMANDSCHARICUM X BASILICUM AFRICAN BLUE BASIL 1 GAL L ��, . . __ ��f� _. _ OCIMUM THYRSIFLORA THAI BASIL 1 GAL L .,_ .. ___- __.__. ._ . . .._. —_.__ ____ ___.._...__--------_. __—__ -__. _.._ .. __ /i��l/iii - --�— - � - ----- ----- - -------.._- . ------- — — ___. .._.. _....... . ii��ii�ii NATIVE NO M04V FESCUE SOD L - -ORIGANUM MARJORANA SWEET MARJORAM 1 GAL M - ��'�� PERILLA FRUTESCENS VAR.GREEN GREEN SHISO 1 GAL L �', - „��ti PERILLA FRIJTESCENS VAR.CRISPA PURPLE SHISO 1 GAL L +��'-��"'�� SODDED HERBS BETWEEN PAVER STONES RUMEX SCUTATUS FRENCH SORftEL 1 GAL L i, ISOTOMA BLUE S7AR CREEPER FlATS M THYMUS CITRIODORUS LEMON THYME 1 GAL M MENTHA REQUIENII CORSICAN MWT FLATS L - '', � ORIGANUM VUIGARE OREGANO FLATS � M �''.� � THYMUS SERPYLLUM CREEPING THYPAE FLATS M SHRUBS AN�PERENNIALS �'�,. . VIOLA ODORATA SWEET VIOLET FLATS M KEY BOTANICAL NAME COMMON NAME SIZE �'. �. � AH ABUTILON HYBRi�'CRIMSON BELL' CHINESE IANTERN 15 G,4� M � � RY ABUTIION HYBRID'MOON CHIMES' 'YELLOW'CHWESE LANTERN 15 GAL M � � I IRIS DOUGLASII DOUGLAS IRIS(50%YELLOW/BLUE} 1 GAL L � D �APHNE ODARA WINTER DAPHNE 5 GAL M o FRAGARIACHILOENSIS BEACNSTRAWBERR'f 1GA� M � � HM HEUCHERA MAXIMA ISLAND ALUM ROOT 5 GAL M � � LD �VAN�ULA DENTATA FRENCH LAVENDER 5 GAL � . M MYRICA CALIFORNICA CALIFORNIA WAX MYRTLE 15 GAl L �'��.. � - - PM POLYSTICHUh9 MUNITUM SWORO FERN 5 GAL M �I. � R ROSA CARPET'PINK' PINK CARPET ROSE 3 GAL � �'�. � �.. RI ROSMARINUS OFFICIALIS'IRENE' TRAILING ROSEMARY 5 GAL L ''�.. SH SARCOCOCCA HOOKERIANA'HUMILIS' SUGAR BUSH 5�A� L '��.. 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'f PRECASTPLANTE I� - I I r � �� , � I: � . �� I ( ✓ �. y O ` j�G 1 �( � � �� I� r� � . { i' I ` �� CAST-IN-PLACE-_-.-__ - , :f i'� }/��;�� c � 'a ,.. �� 11 � :�I� �* i� �� , CONCRETEWR�L � _ � i J'.�' i i� � ` f � � �� '� � ��h� �r1iR.13} li �'�' Batiieoo � ' n �ry �t �i `f � � - i ��-� �' :�i ;' UPLIGHTS - � `1i�I � _--- '-- � -- y� I�� ; � � �rl� �� l�.ri I � �.� �� t� ��: � �� I . � ;G r • . ;-3'�, t��^. �� j� t��'�-; 1 I i�� .� _.. . .�. :..;,- �: . � SIDEWALK �/.�� : ?s:o.� . � � a ! 4; -T—�'��_- - . /� i _ : _ -...,. .. ., . . ` '�. i:� I �, � � .. } � . �/ I l , ,, . . :'`=-_ ` - . ALVES DRNE PLANTING /;a� �i � . - , "' -. I : : •�;: . . - -- ..�.4'61KE�hAY� � \ ' ' . i "fY--. .�:.__�. . ..�. `.._:. . ., � .� t �. WB'CURB I � - � LOUNGE SF�,TION ss '--;�:. _ ... � --_ � / �.� ,._. :, 5 � 5, - u SOUTHSIDE ' .. _..Y. . . .,�.. ��P - G�j __.._.y., i �� .. . -.�.� � ��_T �'�� STR � ��, �� . - . 5 _..— . . . _ _ . .. .. UG . � �7 . - id R"w .. ` I - � �#`.•:��;,. 4X8'WATER FEATURE(CUSTOM TURE(ScE I _ SELF CONTAINED)(WFiITE NOISE) 3'IMPORTE�SOIL STRUCT. i . CAFE/BAR SEATING TABLES LIGHTWEIGHT FILL BELOW PAVING ENG.) - WITH CONCRETE SIABCOVER TYP. - SOUTHWEST COURT 4x8 FIRE PIT(GAS)W/SCULPTURE STICK COVER NORTHWEST COURT 12'SERVICE DRIVE LOWER GARAGE WATER!BAMBOO LOUNGE SEATINGATNORTHCOURTTYP FIRE/BAMBOO ATGRADE ENTRYDRIVE -�� /" -�i-� CABLE TWINKLE LIGHTSAT �� ' � � SECTION �A� SCALE tl4"=i'-0" � � r � i� � �i� !',�l RooF�EVE� '��r��.� � v� -/�:n I � � i ��r!/� ,�� z �-�i � 'i�1 � !� �l � � 1� r ,I ��i% �l �ii i /� ��, + �, � � 1�„ � // �rl r� ( 1 �� `�.I "I� � � �\ %� � y�,� / � � � ( �',� ',; �, �I s � � �� , �� . �- �� i ACCENTTREE i r '�,( ( � � � � �` � `.i�" � I � i LAl1RUS NOBILIS r � � ��. 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I� � (' ' 1 `�� ,�� .___ . _ . . ... . .__ _.__ __ ... ..... ... .. ... . . . � .. , 4 ' I / l� / ��- �- r� � , ' � �� ; / � 1�� l . l ` .VINEMAPLE � ,, �. - � . . �� VWE APLE � � � - : .� � , " I� � �� - y� I^� �. � �' ',M FRONTTRELLIS �� F �;� BAi11B005CREEN I � FRUITINGVWEON � � ��.�� BIO-FILTRATION -� `� � `�°FRUITING VINE ON - .- � r I- 30'TIMBER BAMBOO WITH � {. � y -�\ �i � � FRONT TREL�IS { /� /i `� �J��/_ .� � SOmm BARRIER TYP. -30'TALL �� Y ��'�.�� l % � ` � � i ��,,�.{�!. PLANTING&SOIL � `'i� i _ f �,�,{ ��I... � ~2`� l=�. I _ ''J � ./ ��. .r / � � .i�$-�- i�' ii 1 , _ � �� DWARF CITRUS W/ - ^ � \ `� � DWARF CITRUS W! - �� ; " NATIVE/ f �J:!.� i _ FRUITYSCENTED � y \} � I � �J FRUITYSCENTED ��'�� i " .o � DROUGHT i . PLANTS IN 3'PRECAST 1 �/'' �/�' -� I; PLANT 8 IN 3'PRECAST � ;. � `� . TOLERANT � �/ /�� PLANTER � ' ( ; � G r PLANTER � .�� i -��. 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' ' ♦ • � � ' • �� • � . . � � � . � . � • � - � � OFFICE OF COMMUNITY DEVELOPMENT CITY HALL 10300 TORRE AVENUE • CUPEPTINO,CA 9501-�-3255 C V p E RT��J� (-�08)777-3308 • FAX(408)777-3333 • ��lannin�C�cu��ertino.or� Subject: Report of the Community Development Director Planning Commission Agenda Date: Tuesday,Apri124, 2012 The City Council met on Apri117, 2012 and discussed the following item(s) of interest to the Planning Commission: 1. Bollinger Road Subdivision and Variance Request for lot widths - The City Council adopted the Negative Declaration and approved the Tentative Map and variance applications with conditions requiring a construction management plan be submitted and approved by Staff prior to issuance of the demolition or residential building permits. Miscellaneous: 1. Main Street Project- The Main Street project was expected to be heard at the Council meeting on May 1st. The applicant is considering some revisions to the plans after meeting with interested parties. Due to the additional time required to revise the site plan and analyze EIR impacts,the project will be scheduled fort he may 15ti�Council meeting. Upcoming Dates: Date Event Time Location Apri128 &29 Cherr Blossom Festival 10:OOam to 5:OOpm Quinlan Ma 5 Cupertino Da 10:OOam to 7:OOpm Blackberr Farm Attachments: News Articles G:�Plannin��AartiS�Director's Report�pd4-24-12.doc 178 i � ' l�' �°� � 1 - C S� 1 Premium content from Silicon Valley/San Jose Business Journal by Eli Segall,Reporter Date:Friday,April 13,2012,3:OOam PDT Angel investor Eugene Zhan�has launched a new incubator that could help Silicon Valley entrepreneurs tap � into China's economy—but their startups won't be the only ones benefiting from the newfound access. � The incubator could also give Zhang and a nearby venture capital firm a pipeline of potential investments, ' and send co-owner Silicon Valle�i�lc prospective clients. , Zhang, co-founder of TEEC Angel Fund, a China-focused investor group in Santa Clara, is president of the new incubator, called InnoSpring Inc. Sponsors include SVB,whose corporate headquarters are wallcing distance from the incubator, and Northern Li�ht Venture Capital , a Hong Kong-based investment firm with I; ' an office in Menlo Parlc. � � A few entrepreneurs have already moved in to the site at 2901 Tasman Drive in Santa Clara. So far, at least a ��; dozen startups have signed up. j Zhang said the incubator can accommodate 20 to 40 early stage companies. He expects entrepreneurs from clean tech, health care and Internet industries to sign up. He said the incubator will also serve as a"landing pad"for Chinese executives who want to expand to the U.S. At InnoSpring, startups can receive business plan and funding advice,booldceeping and paralegal services, ; and access to investors as well as Chinese agencies to help them expand there. , , i The incubator is also offering a six-month"Seed Program," in which entrepreneurs will get at least $25,000 ' to complete their product, hire personnel and get customer feedback. Funding will be led by Menlo Parlc ', investment firm Kleiner Perlcins Caufield& Bvers ,Northern Light and GSR Ventures, a China-focused : investor group with an office in Palo Alto. Funding will also be provided by China Broadband Capital and � Zhang's TEEC Angel Fund. ' I, The cost to join InnoSpring varies, Zhang said. His investor group might put money into a company,which � could then get office space for free. Others would have to pay for space, he said. Zhang's angel fund has 22 portfolio companies, most of which are based in Silicon Valley, and the group i invests between$100,000 and $250,000 per company, he said. Altogether, the investors have put about $4 �I million into startups. � "(The incubator) is one way to discover and reach the very early stage companies," Zhang said. I Same goes for Silicon Valley Banlc, which has $18.8 billion of assets and is lcnown for serving startups. The � banlc is expanding in China, and co-ownership of InnoSpring could help efforts there. � SVB, with subsidiaries in Shanghai and Beijing, has been operating in China since at least 2005. Currently, , the banlc is seelcing to form a joint venture with Shan�hai Pudon�Development Bai�lc Co. Ltd., a powerful commercial lender. Moreover, Ken Wilcox left the CEO position at SVB's parent company a year ago to ' become chairman of the banic and worlc full time in China. � I i , � 179 i The banlc has been involved with other incubators. At Plug and Play Tech Center in Sunnyvale, for instance, its banlcers hold office hours and are available for consultations. The bank also has an entrepreneurial services group in China that helps startups, said Andv Tsao, a managing director with SVB who leads its Global Gateway group. But he said SVB views InnoSpring as a tool"to build entrepreneurs"who want to expand to China. I "We see it as a great new capability," Tsao said. I�I Eli Segall can be reached at 408.299.1829 or esegall@bizjournals.com. I, � I i I i !, i I I�I � � � II . I , 180 i Apple-occupied Cupertino of�°ices sell fox° �20e41lii, �3�9/square foot � 5ilicon Valley/San Jose Business Journal by 1Vlary Ann Azevedo,Reporter Date: Wednesday,April 11,2012,2:43pm PDT-Last Modified:Wednesday,April 11,2012,4;19pm PDT � I A private investar purchased this Cupertino office complex,which is mainly occupied by Apple,for$20.4 million. � local undisclosed rivate investor has urchased a full -leased Cu ertino office complex for$20.4 million,or$389 per square A p p Y p j foot. '� Metzler Real Estate sold the 52,438-square-foot property located at 10381-10443 Bandley Drive last weel<,according to Don Wise,president and CEO of the Seattle-based investment firm. Apple occupies 75 percent of the two single-story office buildings,which are adjacent to its global headquarters campus. The I� company had been a tenant—occupying 60 percent of the buildings—when Metzler first purchased the property in 2007. Metzler renewed Apple's lease for another 10 years in late 2011. Ducati North America,an Italian manufacturer of elite racing motorcycles,occupies the remainder of the property. Metzler had acquired the buildings on behalf of its sponsored fund,Metzler North America Partners,which represents German and U.S.high net-worth investors. Joe Moriartv and Bob Steinbocic with CBRE were the listing brokers and Michael Kendall,also with CBRE,represented the buyer. "This was a very good investment for us,"Wise said of the Cupertino sale."It represented a very good outcome for us as a seller and a good opportunity for the buyer." I Interest in the buildings was strong,he added,with more individual shoppers than institutional. ; Loolcing ahead,Metzler is actively loolcing for more investments in Silicon Valley and San Francisco. "We lilce the Bay Area,"Wise said. "It's one of the principle markets in the U.S.where our investors want to be invested." ' The price paid for the Cupertino property was staggering, even by Silicon Valley standards.For example,last summer Emeryville- II based Harvest Properties paid about$44.5 million, or$148 per square foot,for Central Parlc Plaza,a 300,954-square-foot office �� complex in North San Jose. � American Realty Advisors last September acquired Cupertino City Center I&II,a 314,000-square-foot office complex that was leased out to AbUle Inc. in a deal reported to be worth at least$120 million,or$382 per square foot. � � I 181