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.04 ASA-2008-05 Tim Kelly CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: ASA-200S-05, M-200S-03, TR-200S-069, Agenda Date: August 26, 200S Applicant: Tim Kelly, Kelly Associates Owner: Embarcadero Capital Partners Property Location: 1 Results Way, APNs 357-20-041, -042, -046 APPLICATION SUMMARY: MODIFICATION OF A USE PERMIT (file no. M-200S-03 modifying file no. U-2001-04) to allow the demolition of five buildings containing about 139,632 square feet and the development of three, new, two-story office buildings containing about 155,000 square feet; a two-level, 204-space parking garage, surface parking lot and landscape improvements at an existing 19.5 acre office/industrial park (Results Way Campus). ARCHITECTURAL AND SITE APPROVAL (file no. ASA-200S-05) for the demolition of five buildings containing about 139,632 square feet and the development of three, new, two-story office buildings containing about 155,000 square feet; a two-level, 204-space parking garage, surface parking lot and landscape improvements at an existing 19.5 acre office/industrial park (Results Way Campus). TREE REMOVAL (TR-200S-06) request to remove 303 trees on an approved landscape plan and replace them with 321 trees at an existing office/ industrial park. RECOMMENDATION: 1) Staff recommends that the Planning Commission recommend approval of the project per the model resolutions. Project Data: General Plan Designation: Industrial/Residential Zoning Designation: P(ML)- Planned Development Zoning with Light Industrial Use Intent Acreage (Net): 19.8 net acres Building Area: Existing Office/Industrial Park: ~355,296 sq. ft. Demo 5 Buildings (6/7, S, 9, 10): -139,632 sq. ft. Demo inter-building corridor: - 4,353 sq. ft. Construct 3 Buildings (A, B, & C: +155,000 sq. ft. Net Increase in Bldg. Area: 11,015 sq. ft. Total Bldg. Area (Exist. & Proposed): ~366,311 sq. ft. Building Height: Max. Proposed Bldg. Height: 29' 0" (two stories) 4-1 ASA, Use Permit Modification, Tree Removal for One Results Way ASA-2008-05, M-2008-03, TR-2008-06 August 26, 2008 Page 2 of 5 Parking: Parking Required (366,311/285): Existing Parking Supply: Proposed Parking Supply: Excess Parking over Required: 1,286 stalls 1,234 stalls 1,331 stalls 45 stalls Project Consistency with: Environmental Assessment: General Plan: Yes Zoning: Yes Mitigated Negative Declaration BACKGROUND: SITE DESCRIPTION: The project site is an industrial/ office park located in the northw:est quadrant of Bubb and McClellan Roads. The well-landscaped business park was originally constructed in the early 1970's with a few buildings added at later dates. The last significant construction occurred in 1996 (Building 10). The business park is surrounded by townhouses to the north, one-story office/ industrial buildings to the east across the Union Pacific Railroad tracks, a townhouse development to the south across McClellan Road, and to the west either single-family residences or small light industrial buildings. PROJECT DESCRIPTION: The applicant Tim Kelly, representing Embarcadero Capital Partners LLC, is proposing to demolish five vacant buildings that are either older or have outmoded facilities and construct three new office buildings and a two-level parking structure. A renovation of Building No.5 will be completed under a separate planning permit. The purpose of the redevelopment is to provide updated facilities for the expansion needs of current tenant companies and attract new businesses. A 1,500 square-foot cafe is proposed as part of Building A (nearest to Bubb Road) and is being treated by staff as an ancillary and supportive use of the industrial! office park, with the square footage counted toward the totals. It is staff's understanding that the cafe will be open to the general public. Other amenities include a bocce ball court and two potential I?ublic art locations. DISCUSSION: General Plan Development Allocation: The Results Way Campus is part of the Monta Vista Planning Area which has an unused office allocation of 39,653 square feet. The net building area increase for this project is less, 11,015 square feet. Zoning Interpretation: Permitted uses in a light industrial (ML) zoning district include "manufacturing, processing, assembly, research and development factories, laboratories, shops, and other uses, which in the opinion of the Director of Community Development are similar 4-2 ASA, Use Permit Modification, Tree Removal for One Results Way ASA-2008-05, M-2008-03, TR-2008-06 August 26, 2008 Page 3 of 5 to the above uses, and which do not create undue adverse impacts due to the effects of glare, noise, dust, or any other emission within the premises...". The Director of Community Development has opined that the proposed office use is consistent with the allowed light industrial uses. The nature of industrial use has evolved in Cupertino, as well as the rest of Silicon Valley. For decades "light industrial" has taken on a more office-like character in Santa Clara Valley typified by research and development that uses computers, and "manufacturing" is software development. Excluded from this allowed office use are the more commercially-oriented office uses, such as financial services, realty, medical and dental uses. Site Design, On-Site Circulation and Parking The new and existing buildings are oriented toward the main circulation driveway (Results Way) with either surface or structure parking lots well-distributed around the buildings. The new buildings are pushed closer to the railroad tracks to maintain a wider side setback (110 feet) from the small industrial buildings facing Imperial Avenue. A deep parking lot to the north of Buildings B & C buffer the Astoria townhouse project which is over 400 feet away. The new two-story buildings are 29 feet tall, which matches the character of this low-profile office park. The semi-depressed garage is equally low-profile, rising 6 or 11 feet in height, depending on where the grade is measured, and only about 15 feet to the top of the parking canopy. Attractive pedestrian ways were designed to connect all of the buildings with the Bubb Road public sidewalk and trail along the Union Pacific Railroad line. The cafe will be located near Bubb Road to make it more accessible to the general public and adjacent businesses. Traffic & Circulation: Hexagon Transportation Consultants prepared a trip generation table and a vehicle trip distribution and assignments for this project on behalf of the Public Works Dept. The utilized building area: 15,518 of office square footage is slightly higher than the net square footage increase used in this report (11,015 sq. ft.) because of an unreported demolition of an inter-building corridor. The conclusions are thus slightly overstated. The project is expected to generate a net addition of 66 a.m. peak hour trips and 68 p.m. peak hour trips to the roadway network. The level of traffic generation does not trigger a full Traffic Impact Analysis (threshold for Analysis is 100 peak hour trips). Public Works staff further concludes there will be no significant degradation of traffic level of service at the signalized intersections (Exhibit A). Street improvements to improve circulation and safety are included In the project. There are two improvements: 4-3 ASA, Use Permit Modification, Tree Removal for One Results Way ASA-2008-05, M-2008-03, TR-2008-06 August 26, 2008 Page 4 of 5 1) Removal of the pork chop island at Bubb Road and Results Way with associated lane restriping and traffic signal modification, This will have the added benefit on adding one more northbound lane on Bubb Road north of McClellan Road. 2) Dedicating and improving a strip of land to "widen" McClellan Road. This would allow the creation of a drop-off pocket on the other side of McClellan Road to help with student drop-offs and pick-ups. These street improvements were first identified in 2005 with the Parks at Monta Vista project proposed by Taylor Woodrow Homes, but never implemented because of project denial. Lot Line AdjustmentfEasements: Existing parcel lines must be adjusted around the proposed building footprints so as to not create violations of the zoning and building codes. In addition, where utility lines, storm drainage, vehicular movements, garbage access and parking cross proposed property lines, easements should be recorded. A condition has been placed in the resolutions to record such easements and lot line adjustment prior to building permit approval. Trees: An arborist report was prepared and updated by McClenahan Consulting, LLC (Exhibit B) and reviewed by City Arborist, David Babby in his report (Exhibit C). There are 552 trees on the property with diameters of two inches or more. The vast majority of these trees were planted as part of the approved landscape plan. The City Arborist noted that there were 20 specimen size oak trees among this inventory: tree nos. 8, 9, 11, 12, 88-90, 121, 130, 131, 149, 174, 185, and 230-237, and several other trees he considered noteworthy, all of them Coastal Redwoods, tree nos. 176, 178, and 179. Of the 303 trees proposed for removal, 153 of them are 6/1 or more in diameter and 150 are less than 6/1 in diameter. 321 trees are proposed to be planted to replace those removed. Staff presented this information to the Environmental Review Committee who concurred with the following staff recommendations: 1) Tree replacements should be per the protected tree ordinance and landscape plan. 2) Transplant Tree nos. 88 and 89, in lieu of nos. 131 and 174. 3) Evaluate the potential of preserving tree no. 179 by modifying the parking lot and driveway improvements, such as minimizing grading near the tree canopy and install pervious pavement under the dripline. City Architect Review: City Architect Larry Cannon reviewed the plans (Exhibit D) and thought the project architects did a very good job addressing his site plan comments in their revised plans. 4-4 ASA, Use Permit Modification, Tree Removal for One Results Way ASA-2008-05, M-2008-03, TR-2008-06 August 26, 2008 Page 5 of 5 Tfle only significant negative being the loss of mature trees on the east side of the campus. The other issue that the City Architect was concerned about is the large amount of glass used to emphasize views to the campus entries and the consequent potential for heat loss or gain that increases energy consumption. The project architect has responded (Exhibit E) and noted that they are using a very high performance glass that will reduce solar glare and heat loading without the need for sunshades and additional trees to achieve the same results. Public Noticing: Mailed noticing for the public hearings was a citywide postcard mailing. In addition, the applicant contacted potential interest groups: school districts, parenti teacher associations, neighborhood and homeowner associations, Chamber of Commerce, etc. The applicant also hosted a neighborhood meeting. ENCLOSURES: Model Resolutions Initial Study & ERC Recommendation Exhibit A: Traffic Impact Analysis Memo for Proposed One Results Way Project, dated July 16, 2008 by Cupertino Senior Civil Engineer David Stillman Exhibit B: Tree Survey Project Location: Results Way/Cupertino, California, prepared byMcClenahan Consulting LLC dated June 16, 2008 Exhibit C: An Arborist Review of the Development Proposed at 1 Results Way, Cupertino, California Prepared by Arbor Resources and dated July 11, 2008 Exhibit D: Emailed Architectural Comments from City Architect Larry Cannon dated 5/22/08. Exhibit E: Responses to City Architect comments from Ted Korth, project architect dated 5/30/08 Plan Set Submitted by: Colin Jung, Senior Planner c:~~ ~ . Approved by: Steve Piasecki, Director of Community Development G: Planning/PDReport/pcasareports/2007/ ASA-2008-05, M-2008-03, TR-2008-06.doc 4-5 ASA-2008-05 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL FOR THE DEMOLITION OF FIVE BUILDINGS CONTAINING ABOUT 139,632 SQUARE FEET AND THE DEVELOPMENT OF THREE NEW, TWO-STORY OFFICE BUILDINGS CO NT AINING 155,000 SQUARE FEET; A TWO-LEVEL, 204-SP ACE PARKING GARAGE, SURF ACE PARKING LOT AND LANDSCAPING IMPROVEMENTS AT AN EXISTING 19.8 ACRE OFFICE PARK (RESULTS WAY CAMPUS) SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for an Architectural and Site Approval, as described in Section II of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; and 2) The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of the Architectural and Site Review Chapter of the Cupertino Municipal Code; and NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Architectural and Site Approval is hereby recommended for approval, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application No. ASA-2008-05 as set forth in the Minutes of the Planning Commission Meeting of August 26,2008, and are incorporated by reference as though fully set forth herein. 4-6 Model No. Page 2 ASA-2008-05 August 26, 2008 SECTION II: PROTECT DESCRIPTION Application No.: ASA-2008-05 Applicant: Tim Kelly (Embarcadero Capital Partners) Location: 1 Results Way SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The approval is based on Exhibits titled: "Results Way Campus, Results Way, Cupertino CA" consisting of 27 pages labeled Xl.0l, C1.00 through C3.00, L-l.0 through L-l.2, PERSPECTIVES, AO.01, AO.02, A-A2.01, A-A2.02, A-A3.11, A- A3.12, B-A2.01, B-A2.02, B-A3.11, B-A3.12, C-A2.01, C-A2.02, C-A3.11, C-A3.12, G-A2.01, G-2.02, G-A3.11, G-A3.12, including one color rendering of the project, dated" August 14,2008", except as may be amended by the conditions contained in this resolution. 2. DEVELOPMENT APPROVAL Approval is granted for the demolition of five buildings containing about 139,632 square feet and the development of three, new, two-story office buildings containing about 155,000 square feet; a two-level, 204-space parking garage, surface parking lot and landscape improvements at an existing 19.8 acre office/industrial park (Results Way Campus). 3. DEVELOPMENT ALLOCATION The applicant shall receive a general plan Monta Vista Area office development allocation of 11,015 square feet. 4. BICYCLE PARKING The applicant shall provide bicycle parking facilities for the proposed development in accordance with the City's Parking Regulations under Chapter 19.100 of the Cupertino Municipal Code. 5. GREEN BUILDING At the building permit stage, the applicant shall qualify the new buildings to achieve a LEED Silver designation. 6. DEMOLITION REQUIREMENTS All demolished building and site materials shall be recycled to the maximum extent feasible subject to the Building Official approval. The applicant shall provide evidence that materials will be recycled prior to issuance of final demolition permits. 4-7 Model No. Page 3 ASA-2008-05 August 26,2008 7. NOTICE OF FEES, DEDICATIONS, RESERV ATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. 8. PUBLIC ART The applicant shall provide public art in accordance with General Plan policy 2- 66. Public art selection will be reviewed by the Fine Arts Commission. 9. LOT LINE ADTUSTMENT/EASEMENTS Prior to building permit approval, the applicant shall file a lot line adjustment application to reline existing property lines around proposed buildings and record appropriate easements where utility lines, storm drainage, vehicular movements, garbage enclosure access and parking may cross proposed property lines. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 10. STREET WIDENING Street widening and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 11. 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. 12. STREET LIGHTING INSTALLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be no higher than the maximum height permitted by the zone in which the site is located. 4-8 Model No. Page 4 ASA-2008-05 August 26, 2008 13. FIRE HYDRANT Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as needed. 14. GRADING Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact Army Corp of Engineers and/ or Regional Water Quality Control Board as appropriate. 15. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Pre- and post- development calculations must be provided to indicate whether additional storm water control measures are to be installed. 16. UNDERGROUND UTILITIES The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of underground utility devices. The developer shall submit detailed plans showing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 17. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits. Fees: a. Checking & Inspection Fees: $3,847.00 minimum b. Grading Per~it: $2,239.00 minimum c. Development Maintenance Deposit: d. Storm Drainage Fee: e. Power Cost: f. Map Checking Fees: g. Park Fees: h. Street Tree $ 6% of Off-Site Improvement Cost or $ 6% of Site Improvement Cost or $ 2,000.00 $ 47,528.83 ** N/A N/A By Developer ** Based on the latest effective PG&E rate schedule approved by the PUC 4-9 Model No. Page 5 ASA-2008-05 August 26,2008 Bonds: a. Faithful Performance Bond: 100% of Off-site and On-site Improvements b. Labor & Material Bond: 100% of Off-site and On-site Improvement c. On-site Grading Bond: 100% of site improvements. The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 18. TRANSFORMERS Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be screened with fencing and landscaping or located underground such that said equipment is not visible from public street areas. The transformer shall not be located in the front or side building setback area. 19. BEST MANAGEMENT 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 street improvement plans. 20. DEDICATION OF WATERLINES The applicant shall dedicate to the City all waterlines and appurtances installed to City Standards and shall reach an agreement with San Jose Water for water service to the subject development. 21. NPDES CONSTRUCTION GENERAL PERMIT The applicant must obtain a Notice of Intent (NOI) from the State Water Resources Control Board, which encompasses preparation 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. 22. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP) REQUIREMENTS The applicant must include the use and maintenance of site design, source control and storm water treatment BMP's, 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 BMP's are required. 4-10 Model No. Page 6 ASA-2008-05 August 26,2008 23. EROSION CONTROL PLAN The developer must provide an approved erosion control plan by a Registered Civil Engineer. This plan should include all erosion control measures used to retain materials on site. Erosion control notes shall be stated on the plans. 24. TRAFFlC/ SIGNAL IMPROVEMENTS The developer shall fund traffic signal improvements at the Bubb Road/Results Way intersection. The improvements include installing new pedestrian signal heads, a new traffic signal cabinet, a new traffic signal controller, new traffic signal loops, and replacing damaged pavement on the Results Way approach, removal of h"affic control island(s), pavement restoration and lane restriping. The developer shall also offer for dedication land off the McClellan Road frontage for road widening and improvement and fund street improvements. 25. TRASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Manager. 26. REFUSE TRUCK ACCESS The developer must obtain clearance from the Environmental Programs Manager in regards to refuse truck access for the proposed development. CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF ENGINEERING/SURVEYING CONDITIONS (Section 66474.18 of the California Government Code) I hereby certify that the engineering and surveying conditions specified in Section IV. Of this resolution conform to generally accepted engineering practices I s/Ralph Oualls Ralph Qualls, Director of Public Works City Engineer CA License 22046 4-11 Model No. Page 7 ASA-2008-05 August 26, 2008 PASSED AND ADOPTED this 26th day of August 2008, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: /s/ Steve Piasecki, Director Community Development Department /s/ Marty Miller, Chair Planning Commission G: \Planl1ing\PDREPORTiRES\2008\ASA -2008-05 res. doc 4-12 M-2008-03 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A MODIFICATION OF A USE PERMIT (U-2001-04) TO ALLOW THE DEMOLITION OF FIVE BUILDINGS CONTAINING ABOUT 139,632 SQUARE FEET AND THE DEVELOPMENT OF THREE NEW, TWO-STORY OFFICE BUILDINGS CONTAINING 155,000 SQUARE FEET, A TWO-LEVEL 204 SPACE PARKING GARAGE, SURFACE PARKING LOT AND LANDSCAPING IMPROVEMENTS AT AN EXISTING 19.8 ACRE OFFICE P ARK (RESULTS WAY CAMPUS) SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: M-2008-03 Tim Kelly (Embarcadero Capital Partners) 1 Results Way SECTION II: FINDINGS FOR EXCEPTION WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit Modification, as described on Section II of this Resolution; and WHEREAS, the necessary notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more Public Hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; and 2) The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the Cupertino Municipal Code; and NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit Modification is hereby recommended for approval, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application 4-13 Model Resolution Page 2 M-2008-03 August 26, 2008 No. M-2008-03 as set forth in the Minutes of the Planning Commission Meeting of August 26, 2008, and are incorporated by reference as though fully set forth herein. SECTION II: PROTECT DESCRIPTION Application No.: M-2008-03 Applicant: Tim Kelly (Embarcadero Capital Partners) Location: 1 Results Way SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The approval is based on Exhibits titled: "Results Way Campus, Results Way, Cupertino CA" consisting of 27 pages labeled X1.01, C1.00 through C3.00, L-1.0 through L-1.2, PERSPECTIVES, AO.01, AO.02, A-A2.01, A-A2.02, A-A3.11, A- A3.12, B-A2.01, B-A2.02, B-A3.11, B-A3.12, C-A2.01, C-A2.02, C-A3.11, C-A3.12, G-A2.01, G-2.02, G-A3.11, G-A3.12, including one color rendering of the project, dated" August 14,2008", except as may be amended by the conditions contained in this resolution. 2. DEVELOPMENT APPROVAL Approval is granted for the demolition of five buildings containing about 139,632 square feet and the development of three, new, two-story office buildings containing about 155,000 square feet; a two-level, 204-space parking garage, surface parking lot and landscape improvements at an existing 19.8 acre office/industrial park (Results Way Campus). 3. DEVELOPMENT ALLOCATION The applicant shall receive a general plan Monta Vista Area office development allocation of 11,015 square feet. 4. BICYCLE PARKING The applicant shall provide bicycle parking facilities for the proposed development in accordance with the City's Parking Regulations under Chapter 19.100 of the Cupertino Municipal Code. 5. GREEN BUILDING At the building permit stage, the applicant shall qualify the new buildings to achieve a LEED Silver designation. 4-14 Model Resolution Rage 3 M-2008-03 August 26, 2008 6. DEMOLITION REQUIREMENTS . All demolished building and site materials shall be recycled to the maximum extent feasible subject to the Building Official approval. The applicant shall provide evidence that materials will be recycled prior to issuance of final demolition permits. 7. NOTICE OF FEES, DEDICATIONS, RESERV A TIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020( d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. 8. PUBLIC ART The applicant shall provide public art in accordance with General Plan policy 2- 66. Public art selection will be reviewed by the Fine Arts Commission. 9. LOT LINE ADTUSTMENT/EASEMENTS Prior to building permit approval, the applicant shall file a lot line adjustment application to reline existing property lines around proposed buildings and record appropriate easements where utility lines, storm drainage, vehicular movements, garbage enclosure access and parking may cross proposed property lines. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 10. STREET WIDENING Street widening and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 11. 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. 12. STREET LIGHTING INSTALLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be no higher than the maximum height permitted by the zone in which the site is located. 4-15 Model Resolution Page 4 M-2008-03 August 26, 2008 13. FIRE HYDRANT Fire hydrants shall be located as required by the City and Santa Clara County Fire Deparhnent as needed. 14. 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 andj or Regional Water Quality Control Board as appropriate. 15. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Pre- and post- development calculations must be provided to indicate whether additional storm water control measures are to be installed. 16. UNDERGROUND UTILITIES The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of underground utility devices. The developer shall submit detailed plans showing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 17. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits. Fees: a. Checking & Inspection Fees: $3,847.00 minimum b. Grading Permit: $2,239.00 minimum c. Development Maintenance Deposit: d. Storm Drainage Fee: e. Power Cost: f. Map Checking Fees: g. Park Fees: h. Street Tree $ 6% of Off-Site Improvement Cost or $ 6% of Site Improvement Cost or $ 2,000.00 $ 47,528.83 ** NjA NjA By Developer ** Based on the latest effective PG&E rate schedule approved by the PUC 4-16 Model Resolution Page 5 M-2008-03 August 26, 2008 Bonds: a. Faithful Performance Bond: 100% of Off-site and On-site Improvements b. Labor & Material Bond: 100% of Off-site and On-site Improvement c. On-site Grading Bond: 100% of site improvements. The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 18. TRANSFORMERS Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be screened with fencing and landscaping or located underground such that said equipment is not visible from public street areas. The transformer shall not be located in the front or side building setback area. 19. BEST MANAGEMENT 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 street improvement plans. 20. DEDICATION OF WATERLINES The applicant shall dedicate to the City all waterlines and appurtances installed to City Standards and shall reach an agreement with San Jose Water for water service to the subject development. 21. NPDES CONSTRUCTION GENERAL PERMIT The applicant must obtain a Notice of Intent (NOI) from the State Water Resources Control Board, which encompasses preparation 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. 22. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP) REQUIREMENTS The applicant must include the use and maintenance of site design, source control and storm water treatment BMP's, 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 BMP's are required. 4-17 Model Resolution Page 6 M-2008-03 August 26, 2008 23. EROSION CONTROL PLAN The developer must provide an approved erosion control plan by a Registered Civil Engineer. This plan should include all erosion control measures used to retain materials on site. Erosion control notes shall be stated on the plans. 24. TRAFFIC/ SIGNAL IMPROVEMENTS The developer shall fund traffic signal improvements at the Bubb Road/Results Way intersection. The improvements include installing new pedestrian signal heads, a new traffic signal cabinet, a new traffic signal controller, new traffic signal loops, and replacing damaged pavement on the Results Way approach, removal of traffic control island(s), pavement restoration and lane restriping. The developer shall also offer for dedication land off the McClellan Road frontage for road widening and improvement and fund street improvements. 25. TRASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Manager. 26. REFUSE TRUCK ACCESS The developer must obtain clearance from the Environmental Programs Manager in regards to refuse truck access for the proposed development. CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF ENGINEERING/SURVEYING CONDITIONS (Section 66474.18 of the California Government Code) I hereby certify that the engineering and surveying conditions specified in Section IV. Of this resolution conform to generally accepted engineering practices I s/Ralph Qualls Ralph Qualls, Director of Public Works City Engineer CA License 22046 4-18 Model Resolution Page 7 M-2008-03 August 26, 2008 PASSED AND ADOPTED this 26th day of August 2008, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: /s/ Steve Piasecki, Director Community Development Department /s/ Marty Miller, Chair Planning Commission G: \ Planning\PDREPORT\ RES \2008\M-2008-03 res.doc 4-19 TR-2008-06 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A TREE REMOVAL REQUEST TO REMOVE 303 TREES ON AN APPROVED LANDSCAPE PLAN AND REPLACE THEM WITH 321 . TREES AT AN EXISTING OFFICE PARK (RESULTS WAY CAMPUS) SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: TR-2008-06 Tim Kelly (Embarcadero Capital Partners) 1 Results Way SECTION II: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for the removal and replacement of 303 trees that are part of an approved landscape plan for a 19.8-acre office/industrial park that is proposed for redevelopment; and WHEREAS, the 303 trees are considered protected under Chapter 14.18 of the Municipal Code, pertaining to Protected Trees and subject to a tree removal permit issued by the City; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City pf Cupertino, and the Planning Commission has held one or more public hearings on this matter; and NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for tree removal 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 TR-2008-06, as set forth in the Minutes of the Planning Commission Meeting of August 26, 2008 are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVAL ACTION The applicant is approved to remove or transplant the 303 trees on site and depicted in the Results Way Campus plan set page titled: " Tree Disposition 4-20 Model Resolution TR-2008-06 August 26, 2008 Page 2 Plan" dated 8/14/08, consisting of one sheet labeled L-1.1, except as may be amended by the conditions of this Resolution. 2. TREE REPLACEMENTS The applicant shall plant replacement trees per the City's Protected Tree Ordinance and in accordance with the approved Landscape Master Plan dated 8/14/08 and labeled L-1.0 For any additional protected trees that are removed due to construction damage, hazardous conditions or death, the applicant shall be required to replace these trees in accordance with the Protected Trees Ordinance. Species and size of replacement trees shall be reviewed and approved by the Community Development Department. 3. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions' of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020( d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. 4. TRANSPLANTED TREES Trees nos. 88 and 89 identified in the tree survey shall be transplanted in lieu of the proposed tree nos. 131 and 174. 5. EVALUATION OF PROTECTION OF TREE NO. 179 (COASTAL REDWOOD) Applicant shall evaluate the potential to protect tree no. 179 by modifying parking lot and driveway improvements to minimize grading and provide pervious surfaces in the drip zone among alternatives. Evaluation shall be reviewed by the City Arborist. Final decision for removal and any replacement shall be made by the Director of Community Development. 4-21 Model Resolution TR-2008-06 August 26,2008 Page 3 PASSED AND ADOPTED this 26th day of August 2008, at a Regular Meeting of the Planning Commission of the City of Cupertino by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development G:\ Planning \ PDREPORT\RES \2008\ TR-2008-06 res.doc Marty Miller, Chair Cupertino Planning Commission 4-22 . CUPEIQ"INO >,. ",J~ ~.; ...: :::rl"dra.::t'~tl~ ,....:--..r..~1;;.1'l'- ;...._.1 '--,: -;'-""~~... \;, Y'"".~~ ",-~-;:..!j-,~' ~:".r, . ""'~--'/':",,'.. ;,...... ';.,r;:;' l~. ~:.. ,.'.'....f,c" '" '~&'il,tl~~~"''!';."''''':''~'', !'{\';"(,Jt;'. :,,''t:..~"\.,~,..:..',' "1,,"'" ..'cr~ .", I,.l-= ~:r~_ ~,1;.." _~,...~i.;~-r~"f.7l_"'''t:-~:'''~'P.'.;::1\ ~ --.,(- .... .",.,.--..., _..~.'-'~,""'........~' -l,~"':::' ~..".,. ~ -...-- "- City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3251 FAX (408) 777-3333 Community Development Department PROJECT DESCRIPTION: 18ff'.use"Ohl~l~ijJ!~~i;;ljlr>';~~;i EA-'Fi'le'No~'!E"~.~~~~~:~' Case File No.A-.<;A-2Do8-u ) '-rR.-2.~-1)b ttachments T n~...e.. ~~~. I TrofAc. {'f\-eVV\.C . ~t~. ~St~~ 11 ~~ ~~r +~ () , . &\ ,,~\Q...- t1.'N'.\" wQ. \ PRdJECT DESCRIPTIO : Site Area (ac.) -'l'~ a..c.. Building ~overage - 2 \ % Exist. BUilc!ini-SS;2.~f\^p~_p.J~Sed Bldg. -3f,(<>~G::sJ. Zone - ML - rh G.P. Designation - J:'I\r\\ltt-rid/ReS\C~a.A Assessor's Parcel No. -.352- '1.b -Me:. .- oLf \ - D L.\ L / J If Residential, Units/Gross Acre - Total# Rental/Own Bdrms Total sJ. Price Unit Type #1 Unit Type #2 Unit Type #3 Unit Type #4 Unit Type #5 Applicable Special Area Plans: (Check) o Monta Vista Design Guidelines o S. De Anza Conceptual o N. De Anza Conceptual o S. Sara-Sunny Conceptual o Stevens Crk Blvd. Conceptual o Stevens Creek Blvd. SW & Landscape If Non-Residential, Building Area - 340,'1 ~ Co sJ. Employees/Shift - _Parking Required \\ 2-. ~L\- Project Site is Within Cupertino Urban Service Area - FAR - Nlii Max. , Parking Provided i!"3 '3 L YES}'t NO 0 4-23 ;(;~t~t~<~~r-:".,: ';;. '.....~~T. ~:> iL..~\~l"*:I:'lY;:'~'?'~~~"\~( c~:~~i'i~)c~~i:';,,'~'.,.t:';: ;' <.' "'. ':~.'* : /'" . > ~ ~;.\~..;.~t~:,,;. .t'" ';.} .: ,:~~","h .~.r" 5'.} "-~ ~ 'i;.-.~~~}..r:.:l..F;.,,~.~-,f')'-:_), ~...~L,_, r~-!~~~1~.~~~~;-~ ':'1\~:-".-:> ~: ~".., "",' 1-. ~j, .. \,,; .;.,-~..., ;, A. CUPERTINO GENERAL PLAN SOURCES D. OUTSIDE AGENCIES (Continued) 1. Land Use Element 26. Midpeninsula Regional Open Space District 2. Public Safety Element 27. County Parks and Recreation Department 3. Housing Element 28. Cupertino Sanitary District 4. Transportation Element 29. Fremont Union High School District 5. Environmental Resources 30. Cupertino Union School District 6. Appendix A- Hillside Development 31. Pacific Gas and Electric 7. Land Use Map 32. Santa Clara County Fire Department 8. Noise Element Amendment 33. County Sheriff 9. City Ridgeline Policy 34. CAL TRANS 10. Constraint Maps 35. County Transportation Agency 36. Santa Clara Valley Water District B. CUPERTINO SOURCE DOCUMENTS 11. Tree Preservation ordinance 778 E. OUTSIDE AGENCY DOCUMENTS 12. City Aerial Photography Maps 37. BAAQMD Survey of Contaminant 13. .Cupertino Chronicle" (California History Excesses Center, 1976) 38. FEMA Flood Maps/SCVWD Flood Maps 14. Geological Report (site specific) 39. USDA, "Soils of Santa Clara County" 15. Parking Ordinance 1277 40. County Hazardous Waste Management 16. Zoning Map Plan 17. Zoning Code/Specific Plan Documents 41. County Heritage Resources Inventory 18. City Noise Ordinance 42. Santa Clara Valley Water District Fuel Leak Site C. CITY AGENCIES Site 43. CalEPA Hazardous Waste and 19. Community Development Dept. List Substances Site 20. Public Works Dept. 21. Parks & Recreation Department F. OTHER SOURCES 22. Cupertino Water Utility 44. Project Plan Set/Application Materials 45. Field Reconnaissance D. OUTSIDE AGENCIES 46. Experience w/project of similar 23. County Planning Department scope/characteristics 24. Adjacent Cities' Planning Departments 47. ABAG Projection Series 25. County Departmental of Environmental Health ~\>,,~.-_.. ~,_. ,':','; \-~::".' J~,-',-~:..f'!~:-~>:.ftgt'~'~~~~"':')h"":':':' '...:'.. ;..c.: ^c", ,"f:::; A. Complete all information requested on the Initial Study Cover page. LEAVE BLANK SPACES ONLY WHEN A SPECIFIC ITEM IS NOT APPLICABLE. B. Consult the Initial Study Source List; use the materials listed therein to complete, the checklist information in Categories A through O. C. You are encouraged to cite other relevant sources; if such sources are used, job in their title(s) in the "Source" column next to the question to which they relate. D. If you check any of the "YES" response to any questions, you must attach a sheet explaining the potential impact and suggest mitigation if needed. E. When explaining any yes response, label your answer clearly (Example UN - 3 Historical") Please try to respond concisely, and place as many explanatory responses as possible on each paqe. F. Upon completing the checklist, sign and date the Preparer's Affidavit. G. Please attach the following materials before submitting the Initial Study to the City. v"Project Plan Set of Legislative Document v"Location map with site clearly marked (when applicable) 4-24 EVALUATION OF ENVIRONMENTAL IMPACTS: >t- o c- -c c'C c.. c -ns- ns ns 0 ns nsns- - .! (,) (,) .c (,) .- I- .c(,)(,) (,) I ISSUES: -.- ~ I- .- ;; 1iS 0 I-I;:ns o ns c~ II) ~ .i en Q. 11)"- Q. zQ. [and Supporting Information Sources] CD C E II) C .- l- II) C E E o~- CD en :!:: 0 CD en_ c..en ..J .- :E (,) ..Jen en c I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a 0 0 0 J?J scenic vista? [5,9,24,41,44] b) Substantially damage scenic resources, 0 0 0 D( including, but not limited to, trees, rock I outcroppings, and historic buildings within a state scenic highway? [5,9,11,24,34,41,44] c) Substantially degrade the existing visual 0 0 0 -lit character or quality of the site and its surroundings? [1,17,19,44] d) Create a new source of substantial light or 0 0 0 R glare, which would adversely affect day or nighttime views in the area? [1,16,44] II. AGRICULTURE RESOURCES: In .- determining whether impacts to agricultural I' resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an , optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique 0 0 0 ~ Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- I agricultural use? [5,7,39] b) Conflict with existing zoning for 0 0 0 181. I agricultural use, or a Williamson Act contract? [5,7,23] I c) Involve other changes in the existing 0 0 0 pi{ environment which, due to their location or I nature, could result in conversion of I Farmland, to non-agricultural use? [5,7,39] I ! 4-25 >.- 0 r::- -r:: r:: ~ r:: ;0 r:: -C'CS- C'CS C'CS 0 C'CS C'CSC'CS- - .~ u u .r:: u .r::.- ~ .r::uU u ISSUES: -.- ~ ~r;:_1aO ~._ C'CS o C'CS r::~ II).-.i C'lc. II) ~ c. zc. [and Supporting Information Sources] CI) r:: E II) r:: .- ~ II) r:: E E '0.2'- CI) C'l :t:: 0 CI) .2'- ...J .- :!: u tLU) U) .5 ...JU) III. AIR QUALITY - Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of 0 0 0 liZ! the applicable air quality plan? [5,37,42,44] b) Violate any air quality standard or 0 0 0 Ijl contribute substantially to an existing or projected air quality violation? [5,37,42,44] , ' c) Result in a cumulatively considerable net 0 0 0 ItJ increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? [4,37,44] d) Expose sensitive receptors to substantial 0 0 0 I:ia pollutant concentrations? [4,37,44] ,. e) Create objectionable odors affecting a 0 0 0 ;~ substantial number of people? [4,37,44] .> IV. BIOLOGICAL RESOURCES -- Would " the project: I I a) Have a substantial adverse effect, either 0 0 0 0 I directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by I I the California Department of Fish and Game or U.S. Fish and Wildlife Service? [5,10,27,44] I b) Have a substantial adverse effect on any 0 0 0 tt riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or i US Fish and Wildlife Service? [5,10,27,44] I c) Have a substantial adverse effect on 0 0 ~ 1 0 I federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal 4-26 , I I ~- 0 Cc I _ C C C C:;::O -ns- ns ca 0 ca caca- - .! CJ CJ ,c CJ ,c .- "- ,cCJt.) CJ ISSUES: _._ ca I- .- _ 'S 0 1-,- ca o ca c:t:: Q II) :t:: 'i C) Q. 1I):t:: Q. zQ. [and Supporting Information Sources] Q) C E II) c .- "- II) c E E (s.~ - Q)C) :t:::0 Q) .~- ..J .- :!: t.) - c..tn U) c ..JU) pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? [20,36,44] d) Interfere substantially with the movement 0 0 0 54 of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? [5,10,12,21,26] e) Conflict with any local policies or 0 )1 0 0 ordinances protecting biological resources, such as a tree preservation policy or ordinance? [11,12,41] f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural 0 0 0 ;gL Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? [5,10,26,27] V. CULTURAL RESOURCES -- Would the project: , , I a) Cause a substantial adverse change in 0 0 0 .JCJ: .. I the significance of a historical resource as defined in S15064.5? [5,13,41] I b) Cause a substantial adverse change in 0 0 0 ]g \ the significance of an archaeological resource pursuant to S15064.5? [5,13,41] I c) Directly or indirectly destroy a unique 0 0 0 JiJ paleontological resource or site or unique geologic. feature? [5,13,41] I d) Disturb any human remains, including 0 0 0 ~ I those interred outside of formal cemeteries? [1,5] I VI. GEOLOGY AND SOILS - Would the I project: I I a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as 0 0 0 jlJ delineated on the most recent Alquist-Priolo I Earthquake Fault Zoning Map issued by the 4-27 I 0 I >>- Cc c.. C- - C C I -C'lS- C'IS C'IS 0 C'IS C'lSC'IS- - .!! (,) (,) .c (,) .- ~ .c(,)(,) (,) ISSUES: -li=~ 1-li==1UO 1-'- C'IS o C'IS C ._ II) .- .- CJ Co en:: Co z~ [and Supporting Information Sources] CD C E II) C ~.- ~ en C E o.~- CDCJ ~o CD .~- -I .- ~ (,) - D.t/) t/) C -It/) State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. [2,14,44] ii) Strong seismic ground shaking? 0 0 0 ~ [2,5,10,44] iii) Seismic-related ground failure, including 0 0 0 JXt liquefaction? [2.5.10.39,44] I iv) Landslides? [2.5.10,39,44] 0 0 0 !il' I b) Result in substantial soil erosion or the 0 0 0 l2( loss of topsoil? [2.5.10.44] c) Be located on a geologic unit or soil that is 0 0 0 ~ unstable, or that would become unstable as a result of the project, and potentially result ' i I in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? I [2,5,10.39] \ d) Be located on expansive soil, as defined 0 0 0 n ~ in Table 18-1-B of the Uniform Building Code I (1997), creating substantial risks to life or property? [2,5.10] I e) Have soils incapable of adequately 0 0 0 1iQ.. supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? [6,9.36.39] , I VII. HAZARDS AND HAZARDOUS I MATERIALS - Would the project: I I a) Create a significant hazard to the public or 0 0 ~ 0 the environment through the routine I transport. use, or disposal of hazardous I materials? [32,40,42,43,44] I b) Create asignificant hazard to the public or 0 0 ~ 0 the environment through reasonably foreseeable upset and accident conditions I inv.olving the release of hazardous materials into the environment? [32,40,42,43,44] c) Emit hazardous emissions or handle 0 0 }l. 0 hazardous or acutely hazardous materials, , substances, or waste within one-quarter mile 4-28 I ~- 0 Cc _C Cc C; -IIS- lIS lIS 0 lIS lIS IIS- - .! u u .c u .-... .cUU U ISSUES: -.- a I- .- :; 'S 0 I-Ii:IIS o lIS c:!:: II) :!:: .liE l:n c. (1).- C. zc. [and Supporting Information Sources] Q) C E II) C .-... II) C E E c).2' - Q)l:n :t:::O CD .2'- - ...J .- :E U D..tn tn C ...Jtn - of an existing or proposed school? [2,29,30,40,44] d) Be located on a site which is included on a 0 0 0 0 list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? [2,42,40,43] e) For a project located within an airport land 0 0 0 1'( use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? [] f) For a project within the vicinity of a private 0 0 0 -' r.t airstrip, would the project result in a safety hazard for people residing or working in the I project area? [] g) Impair implementation of or physically 0 0 0 .~ interfere with an adopted emergency response plan or emergency evacuation plan? [2,32,33,44] h) Expose people or structures to a 0 0 0 ~ significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?[1,2,44] I VIII. HYDROLOGY AND WATER QUALITY I -- Would the project: a) Violate any water quality standards or 0 0 0 }ll:J I waste discharge requirements? [20,36,37] I b) Substantially deplete groundwater 0 0 0 ]t(l 1 supplies or interfere substantially with I I groundwater recharge such that there would I be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level I which would not support existing land uses I or planned uses for which permits have been granted)? [20,36,42] I I 4-29 I >.- 0 Ct: _c ct: c; -res- res res 0 res res res- - _! u u .c U.c -- I- .cuu u ISSUES: - -- S ....i;:_1aO .... -- res ores- c~ 11)---;: C)D. II)~D. zD. [and Supporting Information Sources] (I) c E II) c -- l- II) C E E cL2' - 41 C) :!:: 0 (1).2'- ..J-- ~u Q.,tJ) tJ) C ..JtJ) - c) Substantially alter the existing drainage 0 0 0 ~ pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion of siltation on- or off-site? [14,20,36] d) Substantially alter the existing drainage 0 0 0 ~ pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or , amount of surface runoff in a manner which would result in flooding on- or off-site [20,36,38] e) Create or contribute runoff water which 0 0 0 -l'1 would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? [20.36,42] f) Otherwise substantially degrade water 0 0 0 $I quality? [20.36,37] g) Place housing within a 1 OD-year flood ! 0 0 0 ~ hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate I Map or other flood hazard delineation map? ! [2,38] - I I h) Place within a 1 DO-year flood hazard area 0 0 0 -pi \ structures which would impede or redirect I flood flows? [2,38] I \ i) Expose people or structures to a significant 0 0 0 J3. I I \ risk of loss, injury or death involving flooding. I including flooding as a result of the failure of I a levee or dam? [2.36.38] I I j) Inundation by seiche, tsunami. or 0 0 0 r& mudflow? [2.36,38] I IX_ LAND USE AND PLANNING - Would I the project: I I a) Physically divide an established 0 0 0 )1 I I community? [7,12.22,41] I b) Conflict with any applicable land use plan, 0 0 0 0 policy, or regulation of an agency with 4-30 I >>- 0 C'E: - C C 'E: C .- -ns- ns o1U nsns- - .! u u .c ~ .-... .cuu u ISSUES: -.- 11 1-.-z1U 0 I- .- ns o ns c:: en :: '3: C) Q. en :: Q. zQ. [and Supporting Information Sources] CI) C E en C .-... encE E c),~ - (1)C) ~o CI) .~- ....I .- :2E u c.en en C ....I en - jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? [1,7,8,16,17,18,44] . c) Conflict with any applicable habitat 0 0 0 ~ conservation plan or natural community conservation plan? [1,5,6,9,26] X. MINERAL RESOURCES -- Would the . project: I a) Result in the loss of availability of a known 0 0 0 ~ mineral resource that would be of value to the region and the residents of the state? [5,10] b) Result in the loss of availability of a 0 0 0 Jil.. locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? [5,10] XI. NOISE -- Would the project result in: a) Exposure of persons to, or generation of, 0 0 0 JiZl noise levels in excess of standards established in the local general plan or noise I ordinance, or applicable standards of other I agencies? [8,18,44] I b) Exposure of persons to or generation of 0 0 0 ~ I excessive ground borne vibration or I groundborne noise levels? [8,18,44] I c) A substantial permanent increase in 0 0 0 ill I ambient noise levels in the project vicinity I above levels existing without the project? I [8,18] I d) A substantial temporary Clr periodic 0 0 1il 0 I increase in ambient noise levels in the I project vicinity above levels existing without I the project? [8,18,44] I I e) For a project located within an airport land 0 0 0 ~ use plan or, where such a plan has not been I adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the 4-31 >>- 0 c:'C - c: c:'C c:; -ns- nsns ons nsns- 1:) .!! u u .c U.c .- .... .cuu ISSUES: -.- ~ I- .- _ 1G 0 1-'- ns o ns c:~ I/) ~ 'ii C) c. I/):!:: C. zc. [and Supporting Information Sources] Q) c: E I/) c: ._.... I/) c: E E o .!?- Q) C) :t:: 0 Q) .2"- - ...J .- ~ u D..en en c: ...JtJ) project area to excessive noise levels? [8,18,44] f) For a project within the vicinity of a private 0 0 0 R airstrip, would the project expose people residing or working in the project area to excessive noise levels? [8,18] XII. POPULATION AND HOUSING - Would the project: a) Induce substantial population growth in an 0 0 0 >&- area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? [3,16,47,44] b) Displace substantial numbers of existing 0 0 0 ~ housing, necessitating the construction of replacement housing elsewhere? [3,16,44] c) Displace substantial numbers of people, 0 0 0 ~ necessitating the construction of replacement housing elsewhere? [3,16,44] XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the I construction of which could cause significant environmental impacts, in order to maintain I acceptable service ratios, response times or I other performance objectives for any of the I public services: Fire protection? [19,32,44] 0 0 0 ~ Police protection? [33,44] 0 0 0 .R Schools? [29,30,44] 0 0 0 ~ Parks? [5,17,19,21,26,27,44] 0 0 0 ~ Other public facilities? [19,20,44] 0 0 0 jQ. XIV. RECREATION -- I I I a) Would the project increase the use of 0 0 0 ~ existing neighborhood and regional parks or 4-32 >.- 0 c'1: -c c '1: c ;:0 -ca- caca oca caco- - .!!! u u oCUoC;:O'- oCuU u ISSUES: '1:!E ~ ~~_cao ~.- ca o ca en.-.i mQ. en:!:: Q. zQ. [and Supporting Information Sources] Q) C E en C .- '- en C E E cL~- Q) m :!:: 0 Q) .~- ..J .- ::!!: u D..tn tn C ..Jtn other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? [5,17,19,21,26,27,44] b) Does the project include recreational 0 0 0 p( facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? [5,44] XV. TRANSPORTATIONITRAFFIC -- Would the project: a) Cause an increase in traffic which is 0 0 ~ 0 substantial in relation to the existing traffic load and capacity of the street system (Le., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? [4,20,35,44] b) Exceed, either individually or cumulatively, 0 0 0 J( I a level of service standard established by the " county congestion management agency for . . designated roads or highways? [4,20,44] c) Result in a change in air traffic patterns, 0 0 0 -~ including either an increase in traffic levels or . a change in location that results in substantial safety risks? [4,?] i d) Substantially increase hazards due to a 0 0 0 ,~ I I design feature (e.g., sharp curves or I I dangerous intersections) or incompatible uses (e.g., farm equipment)? [20,35,44] I e) Result in inadequate emergency access? 0 0 0 .Rt i [2,19,32,33,44] i I f) Result in inadequate parking capacity? 0 0 0 ~ I [17,44] g) Conflict with adopted policies, plans, or 0 0 0 a programs supporting alternative I transportation (e.g., bus turnouts, bicycle I racks)? [4,34] XVI. UTILITIES AND SERVICE SYSTEMS - Would the project: 4-33 >>- 0 c- - c c C c~ c -ca- ca ca 0 ca caca- O .!!! u u .c u .c .- ~ .cuU ISSUES: - ;;:: ! I-;;::_nso I-;;::ca o ca c ._ rn'-'- C)c. rn'- C. zc. [and Supporting Information Sources] Q) C E rn C ;:.- ~ rn C E E cL!2' - Q)l:n ~o Q) .!2'- ..J .- :!: u - 0.. en en c ..Jen a) Exceed wastewater treatment 0 0 0 ~ requirements of the applicable Regional Water Quality Control Board? [5,22,28,36,44] b) Require or result in the construction of 0 0 0 1t new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? [36,22,28,36] c) Require or result in the construction of 0 0 0 Jt1 new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? [5,22,28,36,44] e) Result in a determination by the 0 0 0 ~. wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? [5,22,28,36,44] f) Be served by a landfill with sufficient 0 0 0 ;. j4 I permitted capacity to accommodate the I project's solid waste disposal needs? [?] I g) Comply with federal, state, and local 0 0 0 ~ statutes and regulations related to solid ;, .. waste? [?] 4-34 a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? 0 b) Does the project have impacts that are I individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? o c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? 0 .EPARER'iSH~F . .;.::f.:~~\~~~~~{i~~::W:;J~~~;:~~if;A~1,~~~', o o o ~ o o o a o o o .Bl I hereby certify that the information provided in this Initial Study is true and correct to the best of my knowledge and belief; I certify that I have used proper diligence in responding accurately to all questions herein, and have consulted appropriate source references when necessary to ensure full and complete disclosure of relevant environmental data. I hereby acknowledge than any substantial errors dated within this Initial Study may cause delay or discontinuance of related project review procedures, and hereby agree to hold harmless the City of Cupertino, its staff and authorized agents, from the consequences of such delay or discontinuance. Preparer's Signature ~~~~ Print Preparer's Name 4-35 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. 0 Aesthetics 0 Agriculture Resources 0 Air Quality Ja Biological Resources 0 Cultural Resources 0 Geology 'Soils ~ Hazards & Hazardous 0 Hydrology' Water 0 Land Use' Planning Materials Quality 0 Mineral Resources 0 Noise 0 Population' Housing 0 Public Services 0 Recreation ~ Transportationrr rafflc 0 Utilities' Service 0 Mandatory Findings of Systems Significance DETERMINATION: On the basis of this initial evaluation the Environmental Review Committee (ERC) finds that: 0 The proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. A Although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. 0 The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. 0 The proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. 0 Although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Date 7~\O~ 7~n~ Date 4-36 CITY OF CUPERTINO RECOMMENDATION OF ENVIRONMENTAL REVIEW COMMITTEE July 23, 2008 As provided by the Environmental Assessment Procedure, adopted by the City Council of the City of Cupertino on May 27, 1983, as amended, the following described project was reviewed by the Environmental Review Committee of the City of Cupertino on July 23, 2008. PROTECT DESCRIPTION AND LOCATION Application No.: Applicant: Location: ASA-2008-05 (EA-2008-06), M-2008-03, TR-2008-06 Tim Kelly (Embarcadero Capital Partners) 1 Results Way DISCRETIONARY ACTION REQUEST Architectural and Site approval and Use Permit Modification to demolish five buildings containing about 140,000 square feet and the development of three new, two-story office buildings containing 155,500 square feet, a two-level, 204 space parking garage, surface parking lot and landscaping improvements at an existing 19.8 acre office park and a Tree Removal request to remove 303 trees on approved landscape plan and replace them with 321 trees at the existing office park FINDINGS OF THE ENVIRONMENTAL REVIEW COMMITTEE The Environmental Review Committee recommends the granting of a Mitigated Negative Declaration finding that the project is consistent with the General Plan and has no significant environmental impacts. The mitigating conditions are identified below: 1) Tree replacements shall be made in accordance with the protected Tree Ordinance; 2) In lieu of transplanting trees #131 & 174, #s 88 & 89 will be transplanted instead 3) Evaluate improvements in the parking area to provide protection/preservation of tree #179 4) Traffic improvements will be made to Bubb Road and Results Way including the removal of the "pork chop", do related street re-striping and change signalization 5) Install a traffic signal warning sign 6) Evaluate a "pedestrian scramble phase" during school peak hours at the intersection of McClellan Road and Bubb Road / s/Ste\Ze Piasecki Steve Piasecki Director of Community Development g/ercjREC EA-2008-06 4-37 Exhibit A CUl-'-....._, .:.... - - -. . ---- (408) 777-3354 FAX: (408) 777-3333 PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: July 16, 2008 TO: Colin Jung, Senior Planner FROM: David Stillman, Senior Civil Engineer '-.-::7 SUBJECT: One Results Way Traffic Analysis At the request ofthe City, Hexagon Transportation Consultants, Inc, submitted a Trip Generation Table and Trip Distribution and Assignments for the One Results Way project. I understand that the project proposes replacing 139,482 square feet of manufacturing, general office and R&D space with 155,000 square feet of general office space, for a net increase of 15,518 square feet. Using the average rates given in the ITE Trip Generation Handbook, Hexagon determined that the project resulted in a net addition of 66 a.m. peak hour trips and 68 p.m. peak hour trips to the roadway network, or just greater than one trip per minute. I performed a separate analysis using the ITE fitted curve equations, with the result that the project added 47 a.m. peak hour trips and 12 p.m. peak hour trips. Reality likely lies somewhere in between the two results. Regardless, this level oftraffic generation is less than that required (100 peak hour trips) to trigger a full Traffic Impact Analysis, and so none was required of the project. The project trip distribution indicates that there will be no significant impact to the roadway network or to the levels of service at nearby intersections, even assuming the worst case (average trip rates) as described above. The McClellan/Bubb intersection will experience an increase of no more than one vehicle every five minutes on average for any given movement, and in fact no intersection will experience an increase of greater than one vehicle every two minutes on average with the exception of Bubb/Results. This level ofproject traffic would be absorbed into the existing background traffic without impact. 4-38 RESULTS WAY CUPERTINO, CALIFORNIA CONTENTS: TREE SURVEY (ARBORIST REPORT) Prepared by: McClenahan Consulting LLC John H. McClenahan TREE ALLOCATION SUMMARY Prepared by: Studio Five Design, Inc. Richard Sharp PLANNING APPLICATION SUBMITTAL JUNE 25, 2008 4-39 Exhibit B TREE SURVEY Submitted To: Embarcadero Capital Partners LLC Attention: Mr. John Hamilton 1301 Shoreway Road, Suite 250 Belmont, CA 94002 Project Location: Results Way Cupertino, California Submitted By: McCLENAHAN CONSULTING, LLC John H. McClenahan ISA Board Certified Master Arborist, WE-1476B member, American Society of Consulting Arborists June 16, 2008 @Copyright McCLENAHAN CONSULTING, LLC 2008 4-40 4-41 ARBORIST DISCLOSURE 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 seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like a 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, landlord-tenant matters, etc. Arborists cannot take such issues into account unless complete and accurate information is given to the arborist. The person hiring the arborist accepts full responsibility for authorizing the recommended treatment or remedial measures. Trees can be managed, but they cannot be controlled. To live near a tree is to accept some degree of risk. The only way to eliminate all risks is to eliminate all trees. Date: /-\ ./ Arborist: 4IIl ~ McClenahan Consulting, LLC Arboriculturists Since 1911 1 Arastradero Road, Portela Valley, CA 94028-8012 Telephone (650) 326-8781 Fax (650) 854-1267 www.spmcclenahan.com June 16, 2008 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton 1301 Shoreway Road, Suite 250 Belmont, CA 94002 RE: Results Way Cupertino, CA Assianment As requested, I performed a visual inspection of 251 trees greater than 6.0-inches in diameter to determine species, size and conditions and provide general Tree Preservation Guidelines. This is an addendum to my previously submitted report to Taylor Woodrow dated November 10, 2004 to add trees 175 - 250. No further review of trees 1 to 174 occurred during this inspection. Backaround This is a commercial site with plans for improvements. Plans were not available to evaluate impacts to trees on site. However, all the trees numbered in this report should show on the plans. Two trees are numbered 241; the second tree tag is 241 a. For purposes of this report, only trees 175 - 250 were inspected. Eight trees from the 2004 report measured 17.0 to 17.9-inches. Some or all of these trees may have grown to 18.0-inches in diameter. Summary This survey serves to identify the trees on site. Further evaluation may be necessary to determine impacts to tree environments. For design purposes trees to remain on site should have a Tree Protection Zone designated at the driplines. Grading should not exceed plus or minus 6.0-inches within designated Tree Protection Zones. Summary of trees by species: American sweet gum Uquidambar styraciflua 34 Coast live oak Quercus agrifolia 25 Italian stone pine Pinus pinea 13 Nichol's Peppermint gum Eucalyptus nicholii 1 Raywood ash Fraxinus oxycarpa 'Raywood'13 Coast redwood Sequoia sempervirens 78 Leyland cypress Cupressus Leylandii 1 Flowering plum Prunus cerasifera 12 London plane tree Platanus x acerifolia 2 European white birch Betula pendula 8 Japanese black pine Pinus thunbergiana 1 Red iron bark Eucalyptus sideroxylon 1 Monterey pine Pinus radiata 49 4-42 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 2 Summery continued Saucer magnolia Modesto ash Evergreen ash African sumac Flowering cherry Magnolia sou/angeana 3 Fraxinus ve/utina 'Modesto' 5 Fraxinus uhdei 2 Rhus /ancea 2 Prunus serru/ata 1 MethodoloQV No root crown exploration, climbing or plant tissue analysis was performed as part of this survey. In determining Tree Condition several factors have been considered which include: Rate of growth over several seasons; Structural decays or weaknesses; Presence of disease or insects; and Life expectancy. The following guide for interpretation of Tree Condition as related to Life Expectancy is submitted for your information. o - 5 Years = Poor 5 - 10 Years = Poor to Fair 10 -15 Years = Fair 15 - 20 Years = Fair to Good 20 + Years = Good Tree Description/Observation 1 American sweetgum (Liquidambar styraciflua) Diameter: 17.7" Height: 40' Spread: 30' Condition: Fair to Good Observation: Awkward growth habit. 2 American sweetgum (Liquidambar styraciflua) Diameter: 18.1" Height: 50' Spread: 35' Condition: Fair to Good Observation: 3 American sweetgum (Liquidambar styraciflua) Diameter: 14.2" Height: 45' Spread: 30' Condition: Good Observation: Shaded by large pine. 4 American sweetgum (Liquidambar styraciflua) Diameter: 14.9" Height: 50' Spread: 30' Condition: Fair to Good Observation: Exhibits minor branch dieback. 4-43 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 3 5 American sweetgum (Liquidambar styraciflua) Diameter: 15.1" Height: 45' Spread: 30' Condition: Fair to Good Observation: Exhibits minor branch dieback. 6 American sweetgum (Liquidambar styraciflua) Diameter: 20.7" Height: 45' Spread: 30' Condition: Fair to Good Observation: Exhibits narrow scaffold limb attachments. 7 American sweetgum (Liquidambar styraciflua) Diameter: 18.0" Height: 40' Spread: 30' Condition: Fair to Good Observation: Mechanical wound at base. 8 Coast live oak (Quercus agrifolia) Diameter: 26.5" Height: 45' Spread: 45' Condition: Fair to Good Observation: Lawn area creates poor root environment. 9 Coast live oak (Quercus agrifolia) Diameter: 21.4" Height: 45' Spread: 35' Condition: Fair to Good Observation: Lawn area creates poor root environment. 10 American sweetgum (Liquidambar styraciflua) Diameter: 15.8" Height: 60' Spread: 20' Condition: Fair Observation: Sparse canopy and narrow limb attachments. 11 Coast live oak (Quercus agrifolia) Diameter: 15.8" Height: 35' Spread: 35' Condition: Fair to Good Observation: Lawn area creates poor root environment. 12 Coast live oak (Quercus agrifolia) Diameter: 20.9" Height: 30' Spread: 40' Condition: Fair to Good Observation: Lawn area creates poor root environment. 13 Italian stone pine (Pinus Pineal Diameter: 16.8" Height: 40' Spread: 25' Condition: Fair to Good Observation: Canopy is one-sided. Bifurcates at six feet. 4-44 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 4 14 Italian stone pine (Pinus Pineal Diameter: 19.8" Height: 40' Spread: 25' Condition: Fair to Good Observation: Canopy is one-sided. 15 Italian stone pine (Pinus Pineal Diameter: 22.6" Height: 40' Spread: 35' Condition: Fair to Good Observation: Canopy is one-sided. Bifurcation creates inherent defect. 16 American sweetgum (Liquidambar styraciflua) Diameter: 13.0" Height: 40' Spread: 40' Condition: Fair to Good Observation: Bifurcation at six feet creates inherent defect. 17 American sweetgum (Liquidambar styraciflua) Diameter: 9.7" Height: 35' Spread: 25' Condition: Fair to Good Observation: Narrow scaffold limb attachments. 18 American sweetgum (Liquidambar styraciflua) Diameter: 11.4" Height: 40' Spread: 35' Condition: Fair to Good Observation: Narrow scaffold limb attachments. Basal cavity south side. 19 American sweetgum (Liquidambar styraciflua) Diameter: 15.5" Height: 50' Spread: 40' Condition: Fair to Good Observation: Narrow scaffold limb attachments. 20 American sweetgum (Liquidambar styraciflua) Diameter: 13.9" Height: 50' Spread: 30' Condition: Fair to Good Observation: Bifurcation at 15-feet creates inherent defect. 21 American sweetgum (Liquidambar styraciflua) Diameter: 13.0" Height: 45' Spread: 30' Condition: Fair to Good Observation: Old wound at 4-1/2' on south side. 22 Italian stone pine (Pinus pineal Diameter: 24.5" Height: 45' Spread: 35' Condition: Fair to Good Observation: Canopy is one-sided. Bifurcation at seven feet creates an inherent structural defect. 4-45 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 5 23 Italian stone pine (Pinus Pinea) Diameter: 32.5" Height: 45' Spread: 40' Condition: Fair Observation: Canopy is one sided. Bifurcation at nine feet. 24 American sweetgum (Liquidambar styraciflua) Diameter: 9.0" Height: 30' Spread: 15' Condition: Fair Observation: Sparse canopy and leans to south. 25 Italian stone pine (Pinus Pinea) Diameter: 15.0" Height: 30' Spread: 15' Condition: Fair to Good Observation: Bifurcation at 5-feet. Poor root environment with roots causing curb damage. 26 Italian stone pine (Pinus Pinea) Diameter: 13.5, 12.7" Height: 30' Spread: 20' Condition: Fair to Good Observation: Bifurcation at 3-feet. Poor root environment with root damage to curb. 27 Italian stone pine (Pinus Pinea) Diameter: 16.5" Height: 30' Spread: 20' Condition: Fair to Good Observation: Bifurcation at 4-feet. Parking lot proivdes poor root environment 28 Italian stone pine (Pinus Pinea) Diameter: 21.6" Height: 35' Spread: 35' Condition: Fair to Good Observation: Bifurcation at 4-feet. Parking lot proivdes poor root environment 29 Italian stone pine (Pinus Pinea) Diameter: 16.3" Height: 25' Spread: 25' Condition: Fair Observation: Mechanical wound on trunk. Poor root environment. 30 Italian stone pine (Pinus Pinea) Diameter: 16.1" Height: 25' Spread: 25' Condition: Fair to Good Observation: Bifurcation at 5-feet. Poor root environment. 31 Nichol's peppermint gum (Eucalyptus nicholii) Diameter: 25.2" Height: 55' Spread: 40' Condition: Fair to Good Observation: Bifurcation at 10-feet creates structural defect. 4-46 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 6 32 Raywood ash (Fraxinus oxycarpa 'Raywood1 Diameter: 11.9" Height: 50' Spread: 30' Condition: Fair to Good Observation: Bifurcation at 6-feet. Limbs exhibit weak wood attachments. 33 Raywood ash (Fraxinus oxycarpa 'Raywood1 Diameter: 12.3" Height: 45' Spread: 30' Condition: Fair to Good Observation: Bifurcation at 6-feet. Limbs exhibit weak wood attachments. 34 Raywood ash (Fraxinus oxycarpa 'Raywood1 Diameter: 12.0" Height: 50' Spread: 25' Condition: Fair to Good Observation: Bifurcation at 8-feet. Limbs exhibit weak wood attachments. 35 Raywood ash (Fraxinus oxycarpa 'Raywood1 Diameter: 11.2" Height: 50' Spread: 30' Condition: Fair to Good Observation: Bifurcation at 10-feet creates structural defect. 36 Raywood ash (Fraxinus oxycarpa 'Raywood1 Diameter: 10.9" Height: 45' Spread: 20' Condition: Fair to Good Observation: Bifurcation at 11-feet creates structural defect. 37 Raywood ash (Fraxinus oxycarpa 'Raywood1 Diameter: 13.6" Height: 45' Spread: 30' Condition: Fair to Good Observation: Bifurcation at 7-feet creates structural defect. 38 Coast redwood (Sequoia sempervirens) Diameter: 14.1" Height: 50' Spread: 15' Condition: Fair to Good Observation: One-sided, in grove. 39 Coast redwood (Sequoia sempervirens) Diameter: 15.8" Height: 50' Spread: 15' Condition: Fair to Good Observation: In grove. 40 Coast redwood (Sequoia sempervirens) Diameter: 12.6" Height: 40' Spread: 10' Condition: Fair to Good Observation: In grove. 4-47 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 7 41 Coast redwood (Sequoia sempervirens) Diameter: 13.5" Height: 50' Spread: 15' Condition: Fair to Good Observation: In grove. 42 Coast redwood (Sequoia sempervirens) Diameter: 13.5" Height: 40' Spread: 15' Condition: Fair to Good Observation: In grove. 43 Coast redwood (Sequoia sempervirens) Diameter: 16.5" Height: 50' Spread: 15' Condition: Fair to Good Observation: In grove. 44 American sweetgum (Liquidambar styraciflua) Diameter: 6.5" Height: 40' Spread: 15' Condition: Fair to Good Observation: Bifurcation at 8-feet, poor root environment. 45 American sweetgum (Liquidambar styraciflua) Diameter: 6.9" Height: 40' Spread: 15' Condition: Fair to Good Observation: Parking lot provides poor root environment. 46 American sweetgum (Liquidambar styraciflua) Diameter: 8.4" Height: 35' Spread: 15' Condition: Fair to Good Observation: 47 American sweetgum (Liquidambar styraciflua) Diameter: 6.8" Height: 40' Spread: 15' Condition: Fair to Good Observation: Bleeding trunk at 6-feet on northeast side. 48 American sweetgum (Liquidambar styraciflua) Diameter: 8.2" Height: 35' Spread: 15' Condition: Fair to Good Observation: Narrow scaffold limbs create weak attachments. 49 American sweetgum (Liquidambar styraciflua) Diameter: 9.5" Height: 45' Spread: 20' Condition: Fair to Good Observation: Narrow scaffold limbs create weak attachments. Poor root area. 4-48 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 8 50 American sweetgum (Liquidambar styraciflua) Diameter: 7.3" Height: 30' Spread: 25' Condition: Fair to Good Observation: 51 Coast redwood (Sequoia sempervirens) Diameter: 19.7" Height: 50' Spread: 25' Condition: Fair to Good Observation: Cluster of trees creates grove effect. 52 Coast redwood (Sequoia sempervirens) Diameter: 13.7" Height: 45' Spread: 15' Condition: Fair to Good Observation: Cluster of trees creates grove effect. 53 Coast redwood (Sequoia sempervirens) Diameter: 12.9" Height: 45' Spread: 10' Condition: Fair to Good Observation: Cluster of trees creates grove effect. 54 Coast redwood (Sequoia sempervirens) Diameter: 16.0" Height: 50' Spread: 20' Condition: Fair to Good Observation: Cluster of trees creates grove effect. 55 Coast redwood (Sequoia sempervirens) Diameter: 12.6" Height: 45' Spread: 12' Condition: Fair to Good Observation: Cluster of trees creates grove effect. 56 Coast redwood (Sequoia sempervirens) Diameter: 14.3" Height: 40' Spread: 9' Condition: Fair to Good Observation: Low needles discolored from exposure. 57 Coast redwood (Sequoia sempervirens) Diameter: 14.6" Height: 40' Spread: 15' Condition: Fair to Good Observation: Low needles discolored from exposure. 58 Coast redwood (Sequoia sempervirens) Diameter: 14.6" Height: 45' Spread: 12' Condition: Fair to Good Observation: 4-49 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 9 59 Coast redwood (Sequoia sempervirens) Diameter: 10.6" Height: 40' Spread: 6' Condition: Fair to Good Observation: Sparse canopy. 60 Coast redwood (Sequoia sempervirens) Diameter: 11.7" Height: 38' Spread: 8' Condition: Fair to Good Observation: Low needles discolored from exposure. 61 Coast redwood (Sequoia sempervirens) Diameter: 14.4" Height: 45' Spread: 15' Condition: Fair to Good Observation: Low needles discolored from exposure. 62 Coast redwood (Sequoia sempervirens) Diameter: 12.3" Height: 45' Spread: 10' Condition: Fair to Good Observation: 63 Coast redwood (Sequoia sempervirens) Diameter: 14.3" Height: 45' Spread: 15' Condition: Fair to Good Observation: Low needles discolored from exposure. 64 Coast redwood (Sequoia sempervirens) Diameter: 12.0" Height: 45' Spread: 12' Condition: Fair to Good Observation: Minor discoloration of low growth. 65 Coast redwood (Sequoia sempervirens) Diameter: 12.5" Height: 40' Spread: 12' Condition: Fair to Good Observation: Minor discoloration of low growth. 66 Coast redwood (Sequoia sempervirens) Diameter: 14.9" Height: 45' Spread: 12' Condition: Fair to Good Observation: 67 Coast redwood (Sequoia sempervirens) Diameter: 13.9" Height: 45' Spread: 12' Condition: Fair to Good Observation: Canopy is slightly sparse. 4-50 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 10 68 Coast redwood (Sequoia sempervirens) Diameter: 15.2" Height: 45' Spread: 12' Condition: Fair to Good Observation: 69 Coast redwood (Sequoia sempervirens) Diameter: 16.4" Height: 45' Spread: 15' Condition: Fair to Good Observation: 70 Coast redwood (Sequoia sempervirens) Diameter: 19.8" Height: 55' Spread: 20' Condition: Fair to Good Observation: 71 Coast redwood (Sequoia sempervirens) Diameter: 17.2" Height: 60' Spread: 20' Condition: Fair to Good Observation: 72 Coast redwood (Sequoia sempervirens) Diameter: 19.4" Height: 60' Spread: 20' Condition: Fair to Good Observation: 73 Coast redwood (Sequoia sempervirens) Diameter: 21" Height: 60' Spread: 20' Condition: Fair to Good Observation: 74 Coast redwood (Sequoia sempervirens) Diameter: 18.8" Height: 60' Spread: 20' Condition: Fair to Good Observation: 75 American sweetgum (Liquidambar styraciflua) Diameter: 8.2" Height: 40' Spread: 30' Condition: Fair to Good Observation: Narrow scaffold limbs create weak attachments. 76 American sweetgum (Liquidambar styraciflua) Diameter: 8.1" Height: 30' Spread: 25' Condition: Fair to Good Observation: 4-51 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 11 77 Coast redwood (Sequoia sempervirens) Diameter: 21.5" Height: 60' Spread: 25' Condition: Fair to Good Observation: 78 Coast redwood (Sequoia sempervirens) Diameter: 24.1" Height: 60' Spread: 25' Condition: Fair to Good Observation: 79 Coast redwood (Sequoia sempervirens) Diameter: 13.8" Height: 40' Spread: 12' Condition: Fair to Good Observation: 80 American sweetgum (Liquidambar styraciflua) Diameter: 7.0" Height: 35' Spread: 20' Condition: Fair to Good Observation: Narrow scaffold limbs create weak attachments. 81 American sweetgum (Liquidambar styraciflua) Diameter: 9.0" Height: 30' Spread: 20' Condition: Fair to Good Observation: Canopy is slightly sparse. 82 American sweetgum (Liquidambar styraciflua) Diameter: 7.7" Height: 35' Spread: 15' Condition: Fair to Good Observation: 83 Italian stone pine (Pinus Pinea) Diameter: 22.5" Height: 45' Spread: 40' Condition: Fair to Good Observation: Slight phototropic lean. 84 Italian stone pine (Pinus Pinea) Diameter: 28.6" Height: 45' Spread: 40' Condition: Fair to Good Observation: Bifurcation at 9-feet creates structural defect. 85 Leyland cypress (Cupressus leylandii) Diameter: 7.6" Height: 20' Spread: 20' Condition: Fair to Good Observation: 4-52 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 12 86 Flowering plum (Prunus cerasifera) Diameter: 8.6" Height: 30' Spread: 30' Condition: Fair to Good Observation: Minor deadwood. 87 Flowering plum (Prunus cerasifera) Diameter: 9.1" Height: 30' Spread: 20' Condition: Fair to Good Observation: Minor deadwood. 88 Coast live oak (Quercus agrifolia) Diameter: 12.4" Height: 38' Spread: 30' Condition: Fair to Good Observation: Foliage is slightly sparse and stunted. 89 Coast live oak (Quercus agrifolia) Diameter: 13.0" Height: 30' Spread: 35' Condition: Fair to Good Observation: Foliage is slightly sparse and stunted, heavy leaf drop. 90 Coast live oak (Quercus agrifolia) Diameter: 14.6" Height: 40' Spread: 40' Condition: Fair to Good Observation: Foliage is slightly sparse and stunted, heavy leaf drop. 91 Coast redwood (Sequoia sempervirens) Diameter: 24.3" Height: 60' Spread: 25' Condition: Fair to Good Observation: Canopy is slightly sparse. 92 Coast redwood (Sequoia sempervirens) Diameter: 18.6" Height: 40' Spread: 20' Condition: Fair to Good Observation: Previously topped. 93 London plane tree (Platanus x acerifolia) Diameter: 8.3" Height: 35' Spread: 25' Condition: Fair to Good . Observation: Leaves exhibit symptoms of mildew. 94 Flowering plum (Prunus cerasifera) Diameter: 6.9" Height: 15' Spread: 10' Condition: Fair to Good Observation: Foliage is sparse with branch dieback. 4-53 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 13 95 Flowering plum (Prunus cerasifera) Diameter: 6.7" Height: 12' Spread: 12' Condition: Fair to Good Observation: Sparse canopy with minor dieback. 96 Flowering plum (Prunus cerasifera) Diameter: 8.0" Height: 18' Spread: 18' Condition: Fair to Good Observation: 97 Flowering plum (prunus cerasifera) Diameter: 8.0" Height: 20' Spread: 20' Condition: Fair to Good Observation: Sparse canopy with minor dieback. 98 American sweetgum (Liquidambar styraciflua) Diameter: 9.0" Height: 40' Spread: 25' Condition: Fair to Good Observation: Narrow scaffold limb attachments. 99 American sweetgum (Liquidambar styraciflua) Diameter: 8.3" Height: 50' Spread: 25' Condition: Fair to Good Observation: Narrow scaffold limb attachments. 100 Flowering plum (Prunus cerasifera) Diameter: 9.5" Height: 30' Spread: 30' Condition: Fair to Good Observation: Root crown decay, Bifurcation at 3-feet creates an inherent defect. 101 Flowering plum (Prunus cerasifera) Diameter: 8.4" Height: 35' Spread: 20' Condition: Fair to Good Observation: Sparse canopy with branch dieback. 102 European white birch (Betula pendula) Diameter: 12.7,10.4" Height: 40' Spread: 35' Condition: Fair to Good Observation: Low branching growth habit creates inherent defect. 1 03 European white birch (Betula pendula) Diameter: 7.8" Height: 35' Spread: 15' Condition: Fair to Good Observation: 4-54 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 14 104 Raywood ash (Fraxinus oxycarpa 'Raywood1 Diameter: 20.8" Height: 55' Spread: 50' Condition: Fair to Good Observation: Bifurcation at 8-feet and narrow scaffold limb attachments create structural defects. 105 Flowering plum (Prunus cerasifera) Diameter: 9.4" Height: 30' Spread: 20' Condition: Fair to Good Observation: Basal wound south side exhibits decay. 106 European white birch (Betula pendula) Diameter: 9.8" Height: 40' Spread: 15' Condition: Fair to Good Observation: Bifurcaton at 8-feet creates inherent structural defect. 107 Flowering plum (Prunus cerasifera) Diameter: 8.5" Height: 25' Spread: 20' Condition: Fair to Good Observation: Sparse canopy with branch dieback. 108 Flowering plum (prunus cerasifera) Diameter: 11.2" Height: 30' Spread: 20' Condition: Fair to Good Observation: Sparse canopy with branch dieback. 109 European white birch (Betula pendula) Diameter: 9.2" Height: 40' Spread: 20' Condition: Fair to Good Observation: Canopy is slightly sparse with minor dieback. 110 European white birch (Betula pendula) Diameter: 11.0" Height: 35' Spread: 15' Condition: Fair to Good Observation: Low branching growth habit creates an inherent defect. Oieback of canopy. 111 European white birch (Betula pendula) Diameter: 10.0, 6.3" Height: 40' Spread: 25' Condition: Fair to Good Observation: Multi trunk growth defect. Canopy slightly sparse. 112 Raywood ash (Fraxinus oxycarpa 'Raywood1 Diameter: 13.8" Height: 35' Spread: 25' Condition: Fair to Good Observation: Bifurcation at 7-feet and narrow scaffold limb attachments create structural defects. 4-55 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 15 113 Raywood ash (Fraxinus oxycarpa 'Raywood1 Diameter: 6.5" Height: 25' Spread: 25' Condition: Fair to Good Observation: Leans 45 degrees to west. 114 Raywood ash (Fraxinus oxycarpa 'Raywood1 Diameter: 17.8" Height: 40' Spread: 3D' Condition: Fair to Good Observation: Bifurcation at 7-feet and narrow limb attachments create structural weakness. Some dieback. 115 Raywood ash (Fraxinus oxycarpa 'Raywood1 Diameter: 16.3" Height: 40' Spread: 3D' Condition: Fair to Good Observation: Bifurcation at 7-feet and narrow limb attachments create structural weakness. Some dieback. 116 Raywood ash (Fraxinus oxycarpa 'Raywood1 Diameter: 13.8" Height: 40' Spread: 30' Condition: Fair to Good Observation: Bifurcation at 7-feet and narrow limb attachments create structural weakness. Some dieback. 117 European white birch (Betula pendula) Diameter: 6.0" Height: 3D' Spread: 15' Condition: Fair to Good Observation: 118 European white birch (Betula pendula) Diameter: 6.6" Height: 30' Spread: 15' Condition: Fair to Good Observation: 119 Coast redwood (Sequoia sempervirens) Diameter: 16.9" Height: 40' Spread: 25' Condition: Fair to Good Observation: Minor browning of needles. 120 Coast redwood (Sequoia sempervirens) Diameter: 11.5" Height: 40' Spread: 15' Condition: Fair to Good Observation: Minor browning of needles. 121 Coast live oak (Quercus agrifolia) Diameter: 15.9" Height: 35' Spread: 35' Condition: Fair to Good Observation: Minor Western Sycamore borer infestation. 4-56 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 16 122 Coast redwood (Sequoia sempervirens) Diameter: 18.8" Height: 50' Spread: 25' Condition: Fair to Good Observation: Canopy exhibits interior deadwood and has been pruned back from building. 123 Coast redwood (Sequoia sempervirens) Diameter: 19.8" Height: 50' Spread: 30' Condition: Fair to Good Observation: Minor browning of needles. 124 American sweetgum (Liquidambar styraciflua) Diameter: 6.0" Height: 35' Spread: 15' Condition: Fair to Good Observation: 125 Coast redwood (Sequoia sempervirens) Diameter: 18.6" Height: 45' Spread: 20' Condition: Fair to Good Observation: Slightly sparse canopy with some browning. 126 Coast redwood (Sequoia sempervirens) Diameter: 18.6" Height: 50' Spread: 25' Condition: Fair to Good Observation: Slightly sparse canopy with some browning. 127 Coast redwood (Sequoia sempervirens) Diameter: 7.8" Height: 38' Spread: 10' Condition: Fair to Good Observation: Canopy is sparse. 128 Coast redwood (Sequoia sempervirens) Diameter: 13.8" Height: 40' Spread: 20' Condition: Fair to Good Observation: Minor browning of needles. 129 Coast redwood (Sequoia sempervirens) Diameter: 10.8" Height: 30' Spread: 15' Condition: Fair to Good Observation: Tree previously topped. 130 Coast live oak (Quercus agrifolia) Diameter: 12.7" Height: 35' Spread: 30' Condition: Fair to Good Observation: Foliage is chlorotic. Western sycamore borer infestation. 4-57 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 17 131 Coast live oak (Quercus agrifolia) Diameter: 16.2" Height: 38' Spread: 35' Condition: Fair to Good Observation: Scaffolds exhibit small circular wounds. 132 Coast redwood (Sequoia sempervirens) Diameter: 8.5" Height: 35' Spread: 12' Condition: Fair to Good Observation: Sparse canopy, competes with oak. 133 Coast redwood (Sequoia sempervirens) Diameter: 8.6" Height: 35' Spread: 12' Condition: Fair to Good Observation: Canopy is slightly sparse. 134 Coast redwood (Sequoia sempervirens) Diameter: 6.1" Height: 3D' Spread: 12' Condition: Fair to Good Observation: Sparse canopy. 135 Coast redwood (Sequoia sempervirens) Diameter: 15.4" Height: 45' Spread: 25' Condition: Fair to Good Observation: 136 American sweetgum (Liquidambar styraciflua) Diameter: 7.2" Height: 3D' Spread: 10' Condition: Fair to Good Observation: Sparse canopy with dieback and bleeding canker on trunk. 137 American sweetgum (Liquidambar styraciflua) Diameter: 6.2" Height: 3D' Spread: 10' Condition: Fair to Good Observation: Void of limbs in lower 20-feet. 138 American sweetgum (Liquidambar styraciflua) Diameter: 6.8" Height: 40' Spread: 15' Condition: Fair to Good Observation: Void of limbs in lower 20-feet. 139 Coast redwood (Sequoia sempervirens) Diameter: 13.0" Height: 45' Spread: 15' Condition: Fair to Good Observation: 4-58 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 18 140 Coast redwood (Sequoia sempervirens) Diameter: 9.1" Height: 40' Spread: 10' Condition: Fair to Good Observation: Competes for light with adjacent trees. 141 Coast redwood (Sequoia sempervirens) Diameter: 16.2" Height: 45' Spread: 20' Condition: Fair to Good Observation: Appears water stressed. 142 Coast redwood (Sequoia sempervirens) Diameter: 13.0" Height: 45' Spread: 15' Condition: Fair to Good Observation: Appears water stressed. 143 London plane tree (Platanus x acerifolia) Diameter: 7.5" Height: 40' Spread: 35' Condition: Fair to Good Observation: Symptoms of anthracnose, a seasonal blight. 144 Japanese black pine (Pinus thunbergiana) Diameter: 7.3" Height: 20' Spread: 20' Condition: Fair to Good Observation: Chlorotic needles. 145 Flowering plum (Prunus cerasifera) Diameter: 7.2" Height: 22' Spread: 12' Condition: Fair to Good Observation: Heavy dieback and bleeding canker on trunk. 146 Coast redwood (Sequoia sempervirens) Diameter: 19.1" Height: 55' Spread: 25' Condition: Fair to Good Observation: Limited root environment. 147 Coast redwood (Sequoia sempervirens) Diameter: 14.3" Height: 50' Spread: 20' Condition: Fair to Good Observation: Limited root environment. 148 Coast redwood (Sequoia sempervirens) Diameter: 12.2" Height: 40' Spread: 18' Condition: Fair to Good Observation: Limited root environment. 4-59 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 19 149 Coast live oak (Quercus agrifolia) Diameter: 13.2" Height: 20' Spread: 20' Condition: Fair to Good Observation: Roots damaging curb. 150 Red ironbark (Eucalyptus sideroxylon) Diameter: 15.9" Height: 40' Spread: 20' Condition: Fair to Good Observation: History of limb failure. 151 Monterey pine (Pinus radiata) Diameter: 27.1" Height: 50' Spread: 40' Condition: Fair to Good Observation: Canopy is one-sided. 152 Monterey pine (Pinus radiata) Diameter: 16.7" Height: 45' Spread: 25' Condition: Fair to Good Observation: Exhibits interior deadwood. 153 Monterey pine (Pinus radiata) Diameter: 19.0" Height: 50' Spread: 30' Condition: Fair to Good Observation: Exhibits interior deadwood and branch dieback. 154 Monterey pine (Pinus radiata) Diameter: 16.9" Height: 53' Spread: 25' Condition: Fair to Good Observation: Exhibits interior deadwood and branch dieback. 155 Monterey pine (Pinus radiata) Diameter: 12.5" Height: 50' Spread: 15' Condition: Fair to Good Observation: Codominant leaders create a structural defect. Sparse canopy. 156 Monterey pine (Pinus radiata) Diameter: 22.2" Height: 50' Spread: 35' Condition: Fair to Good Observation: Slightly sparse canopy with some deadwood. 157 Monterey pine (Pinus radiata) Diameter: 23.7" Height: 55' Spread: 40' Condition: Fair to Good Observation: Void of low limbs. 4-60 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 20 158 Monterey pine (Pinus radiata) Diameter: 21.5" Height: 50' Spread: 35' Condition: Fair to Good Observation: Canopy exhibits interior deadwood. 159 Monterey pine (Pinus radiata) Diameter: 16.5" Height: 40' Spread: 20' Condition: Fair to Good Observation: Sparse foliar canopy. 160 Monterey pine (Pinus radiata) Diameter: 22.7" Height: 45' Spread: 40' Condition: Fair to Good Observation: Two-inch girdling root. 161 Monterey pine (Pinus radiata) Diameter: 24.4" Height: 45' Spread: 40' Condition: Fair to Good Observation: Slight lean towards neighbor's. 162 Monterey pine (Pinus radiata) Diameter: 22.2" Height: 50' Spread: 35' Condition: Fair to Good Observation: Some branch dieback. 163 Monterey pine (Pinus radiata) Diameter: 7.9" Height: 35' Spread: 15' Condition: Fair to Good Observation: Dead top. 164 Monterey pine (Pinus radiata) Diameter: 20.3" Height: 50' Spread: 30' Condition: Fair to Good Observation: Minor interior deadwood. 165 Monterey pine (Pinus radiata) Diameter: 10.5" Height: 40' Spread: 15' Condition: Fair to Good Observation: Slight lean and void of low limbs. 166 Monterey pine (Pinus radiata) Diameter: 11.9" Height: 40' Spread: 15' Condition: Fair to Good Observation: Slight lean. Two-inch girdling root. 4-61 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 21 167 Monterey pine (Pinus radiata) Diameter: 14.9" Height: 40' Spread: 30' Condition: Fair to Good Observation: Void of low limbs and exhibits interior deadwood. 168 Monterey pine (Pinus radiata) Diameter: 11.8" Height: 35' Spread: 20' Condition: Fair to Good Observation: Phototropic lean toward parking lot. 169 Monterey pine (Pinus radiata) Diameter: 17.2" Height: 40' Spread: 35' Condition: Fair to Good Observation: Sequoia pitch moth infestation, slight lean and girdling root. 170 Coast redwood (Sequoia sempervirens) Diameter: 13.8" Height: 40' Spread: 20' Condition: Fair to Good Observation: 171 Coast redwood (Sequoia sempervirens) Diameter: 15.5" Height: 40' Spread: 20' Condition: Fair to Good Observation: 172 Coast redwood (Sequoia sempervirens) Diameter: 11.4" Height: 35' Spread: 20' Condition: Fair to Good Observation: 173 Coast redwood (Sequoia sempervirens) Diameter: 10.9" Height: 30' Spread: 12' Condition: Fair to Good Observation: Bleeding observed on trunk. 174 Coast live oak (Quercus agrifolia) Diameter: 7.0",10.2",4.8" Height: 30' Spread: 25' Condition: Fair to Good Observation: 175 Monterey pine (Pinus radiata) Diameter: 42.5" Height: 70' Spread: 45' Condition: poor to Fair Observation: Tree is over mature with minor dieback. Three leaders divide at 8-feet and create weak structure. 4-62 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 22 176 Coast redwood (Sequoia sempervirens) Diameter: 55.9" Height: 85' Spread: 40' Condition: Fair to Good Observation: Foliage is typical of the species. Tree is surrounded by lawn. 177 Coast redwood (Sequoia sempervirens) Diameter: 26.9" Height: 55' Spread: 25' Condition: Fair to Good Observation: Foliage is typical of the species. Tree is surrounded by lawn. 178 Coast redwood (Sequoia sempervirens) Diameter: 43.3" Height: 55' Spread: 45' Condition: Fair to Good Observation: Foliage is typical of the species. Previous top failed. Tree is surrounded by lawn. 179 Coast redwood (Sequoia sempervirens) Diameter: 39.7" Height: 75' Spread: 45' Condition: Fair to Good Observation: Foliage is typical of the species. Tree is surrounded by lawn. Parking lot creates a limited root environment. 180 Coast live oak (Quercus agrifolia) Diameter: 8.9" Height: 14' Spread: 14' Condition: Fair Observation: Foliage is slightly sparse and stunted. Planter area provides a limited root environment. 181 Coast live oak (Quercus agrifolia) Diameter: 8.2" Height: 12' Spread: 15' Condition: Fair Observation: Foliage is slightly sparse and stunted. Planter area provides a limited root environment. 182 Coast live oak (Quercus agrifolia) Diameter: 10.0" Height: 16' Spread: 18' Condition: Fair Observation: Foliage is slightly sparse and stunted. Planter area provides a limited root environment. 183 Coast live oak (Quercus agrifolia) Diameter: 12.7" Height: 16' Spread: 18' Condition: Fair Observation: Foliage is slightly sparse and stunted. Planter area provides a limited root environment. 4-63 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 23 184 Coast redwood (Sequoia sempervirens). Diameter: 28.7" Height: 60' Spread: 25' Condition: Fair to Good Observation: Foliage is typical of the species. Tree is surrounded by lawn. Sidewalks create a limited root environment. 185 Coast live oak (Quercus agrifolia) Diameter: 22.2" Height: 3D' Spread: 3D' Condition: Fair to Good Observation: Foliage is typical of the species. Bifurcation at 5-feet creates an inherent structural defect. 186 Coast redwood (Sequoia sempervirens) Diameter: 18.8" Height: 45' Spread: 25' Condition: Fair to Good Observation: Foliage is typical of the species. Lawn area and sidewalk are beneath dripline. 187 Saucer magnolia (Magnolia soulangeana) Diameter: 4.4, 3.2, 5.0, 4.1" Multi Trunk Height: 15' Spread: 18' Condition: Fair to Good Observation: Foliage is typical of the species. Multi trunk growth habit is not considered a significant defect at this time. 188 Saucer magnolia (Magnolia soulangeana) Diameter: 4.6,4.6,4.1" Multi Trunk Height: 12' Spread: 12' Condition: Fair to Good Observation: Foliage is typical of the species. Multi trunk growth habit is not considered a significant defect at this time. 189 Saucer magnolia (Magnolia soulangeana) Diameter: 4.4,4.0,6.2" Multi Trunk Height: 15' Spread: 18' Condition: Fair to Good Observation: Foliage is typical of the species. Multi trunk growth habit is not considered a significant defect at this time. 190 Coast redwood (Sequoia sempervirens) Diameter: 16.5" Height: 45' Spread: 22' Condition: Fair Observation: Foliar canopy exhibits interior browning and minor drought stress. Jasmine planter bed surrounds trunk. 191 Coast redwood (Sequoia sempervirens) Diameter: 13.9" Height: 45' Spread: 22' Condition: Fair Observation: Foliar canopy exhibits interior browning and minor drought stress. Jasmine planter bed surrounds trunk. 4-64 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 24 192 Coast redwood (Sequoia sempervirens) Diameter: 16.1" Height: 45' Spread: 22' Condition: Fair Observation: Foliar canopy exhibits interior browning and minor drought stress. Jasmine planter bed surrounds trunk. 193 Monterey pine (Pinus radiata) Diameter: 22.5" Height: 45' Spread: 40' Condition: Fair Observation: Foliage is typical of the species. This species is susceptible to early mortality. 194 Monterey pine (Pinus radiata) Diameter: 18.2" Height: 45' Spread: 38' Condition: Fair Observation: Foliage is typical of the species. This species is susceptible to early mortality. 195 Monterey pine (Pinus radiata) Diameter: 13.3" Height: 38' Spread: 20' Condition: Poor to Fair Observation: Foliage is typical of the species. This species is susceptible to early mortality. 196 Monterey pine (Pinus radiata) Diameter: 21.8" Height: 45' Spread: 25' Condition: Poor Observation: Foliage is slightly sparse. Red turpentine bark beetle infestation observed at root crown. 197 Monterey pine (Pinus radiata) Diameter: 38.2" Height: 45' Spread: 30' Condition: Dead Observation: Dead. 198 Monterey pine (Pinus radiata) Diameter: 39.7" Height: 50' Spread: 45' Condition: Poor Observation: Severe Red turpentine bark beetle infestation indicates tree is approaching mortality. 199 Monterey pine (Pinus radiata) Diameter: 25.9" Height: 38' Spread: 35' Condition: Poor Observation: Foliage is slightly sparse. Red turpentine bark beetle infestation observed at root crown. 4-65 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 25 200 Monterey pine (Pinus radiata) Diameter: 31.0" Height: 38' Spread: 35' Condition: Poor to Fair Observation: Foliage is slightly sparse and stunted. This species is susceptible to early mortality. 201 Flowering cherry (Prunus serrulata) Diameter: 15.9" Height: 12' Spread: 14' Condition: Poor to Fair Observation: Foliar canopy exhibits moderate accumulation of sprouts. Extensive large surface roots observed 4-feet from trunk. 202 Monterey pine (Pinus radiata) Diameter: 33.0" Height: 50' Spread: 35' Condition: Poor Observation: Foliage is slightly sparse. Red turpentine bark beetle infestation observed at root crown. 203 Coast redwood (Sequoia sempervirens) Diameter: 14.6" Height: 30' Spread: 18' Condition: Good Observation: Foliage is typical of the species. 204 Coast redwood (Sequoia sempervirens) Diameter: 14.7" Height: 30' Spread: 20' Condition: Good Observation: Foliage is typical of the species. 205 Coast redwood (Sequoia sempervirens) Diameter: 13.2" Height: 27' Spread: 15' Condition: Good Observation: Foliage is typical of the species. 206 Coast redwood (Sequoia sempervirens) Diameter: 11.7" Height: 26' Spread: 14' Condition: Good Observation: Foliage is typical of the species. 207 Monterey pine (Pinus radiata) Diameter: 45.6" Height: 50' Spread: 50' Condition: Poor Observation: Foliage is slightls sparse. Tree is over mature and susceptible to early mortality. 4-66 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 26 208 Coast redwood (Sequoia sempervirens) Diameter: 11.5" Height: 25' Spread: 13' Condition: Good Observation: Foliage is typical of the species. 209 Coast redwood (Sequoia sempervirens) Diameter: 11.2" Height: 25' Spread: 13' Condition: Good Observation: Foliage is typical of the species. 210 Coast redwood (Sequoia sempervirens) Diameter: 12.5" Height: 25' Spread: 13' Condition: Good Observation: Foliage is typical of the species. 211 Monterey pine (Pinus radiata) Diameter: 27.4" Height: 40' Spread: 40' Condition: Poor Observation: Foliage is typical of the species. This species is susceptible to early mortality. 212 Monterey pine (Pinus radiata) Diameter: 16.9" Height: 30' Spread: 25' Condition: Poor Observation: Foliage is typical of the species. This species is susceptible to early mortality. Trunk grows to irregular lean. 213 Monterey pine (Pinus radiata) Diameter: 24.7" Height: 40' Spread: 30' Condition: Poor Observation: Foliage is typical of the species. This species is susceptible to early mortality. 214 Monterey pine (Pinus radiata) Diameter: 27.5" Height: 40' Spread: 35' Condition: Poor Observation: Foliage is typical of the species with minor signs of pine pitch canker. Grows to a slight lean over parking lot. This species is susceptible to early mortality. 215 Monterey pine (Pinus radiata) Diameter: 8.6" Height: 18' Spread: 18' Condition: Poor to Fair Observation: Foliage is typical of the species. This species is susceptible to early mortality. 4-67 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 27 216 Monterey pine (Pinus radiata) Diameter: 11.6" Height: 30' Spread: 20' Condition: Poor to Fair Observation: Foliage is typical of the species. Co dominant leaders have developed at 12-feet. This species is susceptible to early mortality. 217 Monterey pine (Pinus radiata) Diameter: 27.0" Height: 35' Spread: 35' Condition: Poor to Fair Observation: Foliage is typical of the species. This species is susceptible to early mortality. 218 Monterey pine (Pinus radiata) Diameter: 23.1" Height: 40' Spread: 40' Condition: Poor to Fair Observation: Foliage is typical of the species. This species is susceptible to early mortality. 219 Monterey pine (Pinus radiata) Diameter: 9.2" Height: 22' Spread: 20' Condition: Fair Observation: Foliage is typical of the species. This species is susceptible to early mortality. 220 Monterey pine (Pinus radiata) Diameter: 6.8" Height: 20' Spread: 12' Condition: Poor to Fair Observation: Foliage is slightly sparse. 221 Monterey pine (Pinus radiata) Diameter: 33.1" Height: 40' Spread: 35' Condition: Poor Observation: Foliage is typical of the species. This species is susceptible to early mortality. 222 Monterey pine (Pinus radiata) Diameter: 28.2" Height: 40' Spread: 35' Condition: Poor Observation: Foliage is sparse and water stressed.. 223 Monterey pine (Pinus radiata) Diameter: 22.3" Height: 38' Spread: 20' Condition: Poor Observation: Foliage is typical of the species. This species is susceptible to early mortality. 4-68 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 28 224 Monterey pine (Pinus radiata) Diameter: 26.3" Height: 40' Spread: 35' Condition: Poor Observation: Foliage is typical of the species. This species is susceptible to early mortality. 225 Monterey pine (Pinus radiata) Diameter: 32.2" Height: 45' Spread: 45' Condition: Poor Observation: Foliage is typical of the species. This species is susceptible to early mortality. 226 Monterey pine (Pinus radiata) Diameter: 14.2" Height: 40' Spread: 15' Condition: Poor to Fair Observation: Foliage is typical of the species. This species is susceptible to early mortality. 227 Monterey pine (Pinus radiata) Diameter: 21.5" Height: 40' Spread: 20' Condition: Poor to Fair Observation: Foliage is typical of the species. This species is susceptible to early mortality. 228 Monterey pine (Pinus radiata) Diameter: 30.2" Low Branching Height: 45' Spread: 40' Condition: Poor to Fair Observation: Foliage is typical of the species. This species is susceptible to early mortality. 229 Monterey pine (Pinus radiata) Diameter: 24.4" Height: 45' Spread: 40' Condition: Poor to Fair Observation: Foliage is typical of the species. Bifurcation at 7-feet creates an inherent structural defect. This species is susceptible to early mortality. 230 Coast live oak (Quercus agrifo/ia) Diameter: 10.9" Height: 17' Spread: 18' Condition: Fair Observation: Foliage is slightly sparse and stunted. Planter area provides a limited root environment. 231 Coast live oak (Quercus agrifo/ia) Diameter: 11.1" Height: 14' Spread: 18' Condition: Fair Observation: Foliage is slightly sparse and stunted. Planter area provides a limited root environment. 4-69 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 29 232 Coast live oak (Quercus agrifolia) Diameter: 15.7" Height: 3D' Spread: 18' Condition: Fair Observation: Foliage is slightly sparse and stunted. Planter area provides a limited root environment. 233 Coast live oak (Quercus agrifolia) Diameter: 23.0" Height: 30' Spread: 35' Condition: Fair Observation: Foliage is slightly sparse. Planter area provides a limited root environment. 234 Coast live oak (Quercus agrifolia) Diameter: 12.9" Height: 24' Spread: 18' Condition: Fair Observation: Foliage is slightly sparse. Planter area provides a limited root environment. 235 Coast live oak (Quercus agrifolia) Diameter: 17.5" Height: 24' Spread: 25' Condition: Fair to Good Observation: Foliage is typical of the species. Narrow planting strip provides a poor root environment. 236 Coast live oak (Quercus agrifolia) Diameter: 13.9" Height: 18' Spread: 18' Condition: Fair to Good Observation: Foliage is typical of the species. Narrow planting strip provides a poor root environment. 237 Coast live oak (Quercus agrifolia) Diameter: 13.2" Height: 20' Spread: 20' Condition: Fair to Good Observation: Foliage is typical of the species. Mechanical wound on low trunk exhibits callus formation. Narrow planting strip provides a poor root environment. 238 Modesto ash (Fraxinus velutina 'Modesto1 Diameter: 16.0" Height: 25' Spread: 30' Condition: Fair Observation: Foliage is typical of the species. Scaffold limbs exhibit narrow attachments. 239 American sweet gum Diameter: 10.2" Height: 40' Spread: 20' Condition: Fair to Good Observation: Foliage is typical of the species. Raised planter provides a poor root environment. 4-70 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 30 240 Modesto ash (Fraxinus velutina 'Modesto1 Diameter: 10.5" Height: 3D' Spread: 20' Condition: Fair Observation: Foliage is typical of the species. Scaffold limbs exhibit narrow attachments. Grows to a phototropic lean. 241 Modesto ash (Fraxinus velutina 'Modesto1 Diameter: 15.3" Height: 35' Spread: 35' Condition: Fair Observation: Foliage is typical of the species. Scaffold limbs exhibit narrow attachments. 241a Modesto ash (Fraxinus velutina 'Modesto1 Diameter: 7.2" Height: 18' Spread: 15' Condition: Fair Observation: Foliage is typical of the species. Scaffold limbs exhibit narrow attachments. Grows to a phototropic lean. 242 Modesto ash (Fraxinus velutina 'Modesto1 Diameter: 6.5" Height: 18' Spread: 16' Condition: Fair Observation: Foliage is typical of the species. Scaffold limbs exhibit narrow attachments. 243 Coast redwood (Sequoia sempervirens) Diameter: 17.0" Height: 38' Spread: 16' Condition: Fair to Good Observation: Foliage is typical of the species. 244 Coast redwood (Sequoia sempervirens) Diameter: 14.5" Height: 37' Spread: 14' Condition: Fair to Good Observation: Foliage is typical of the species. 245 Coast redwood (Sequoia sempervirens) Diameter: 17.2" Height: 38' Spread: 20' Condition: Fair to Good Observation: Foliage is typical of the species. 246 Raywood ash (Fraxinus oxycarpa 'Raywood1 Diameter: 8.0" Height: 12' Spread: 15' Condition: Poor to Fair Observation: Canopy exhibits dieback. Scaffold limbs exhibit narrow attachments. Girdling roots. Grows to a slight lean. 4-11 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 31 247 Evergreen ash (Fraxinus uhdei) Diameter: 24.5" Height: 45' Spread: 45' Condition: Poor to Fair Observation: Canopy exhibits a moderate accumulation of deadwood. Scaffold limbs exhibit narrow attachments. Extensive surface roots observed. 248 Evergreen ash (Fraxinus uhdei) Diameter: 16.8" Height: 40' Spread: 35' Condition: Poor to Fair Observation: Canopy exhib.its a moderate accumulation of water sprouts. Scaffold limbs exhibit narrow attachments. Extensive surface rooting observed.Grows to a lean over Bubb Road. 249 African sumac (Rhus lancea) Diameter: 17.3" Height: 18' Spread: 15' Condition: Poor Observation: Canopy exhibits dieback and a heavy accumulation of epicoral growth. 250 African sumac (Rhus lancea) Diameter: 16.7" Height: 12' Spread: 15' Condition: Poor Observation: Canopy exhibits dieback and a heavy accumulation of epicoral growth. . Young establishing trees in parking lot and on the perimeters include: Coast Redwood Brisbane box London plane tree Hornbeam Chinese elm American sweet gum Bradford pear Japanese maple Crape myrtle Saucer magnolia Pittosporum Sequoia sempervirens Tristania conferta Platanus acerifolia Carpinus belulus Ulmus parvifolia Liquidambar styraciflua Pyrus calleryana 'Bradford' Acer palmatum Lagerstroemia indica Magnolia soulangeana Pittosporum undulatum 4-72 62 trees 19 34 20 4 26 27 21 28 2 25 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 32 TREE PRESERVATION GUIDELINES Tree Preservation and Protection Plan In providing recommendations for tree preservation, we recognize that injury to trees as a result of construction include mechanical injuries to trunks, roots and branches, and injury as a result of changes that occur in the growing environment. To minimize these injuries, we recommend grading operations encroach no closer than five times the trunk diameter, (Le. 30" diameter tree x 5=150" distance). At this distance, buttress/anchoring roots would be preserved and minimal injury to the functional root area would be anticipated. Should encroachment within the area become necessary, hand digging is mandatory. Barricades Prior to initiation of construction activity, temporary barricades should be installed around all trees in the construction area. Six-foot high, chain link fences are to be mounted on steel posts, driven 2 feet into the ground, at no more than 10-foot spacing. The fences shall enclose the entire area under the dripline of the trees or as close to the dripline area as practical. These barricades will be placed around individual trees and/or groups of trees as the existing environment dictates. The temporary barricades will serve to protect trunks, -roots and branches from mechanical injuries, will inhibit stockpiling of construction materials or debris within the sensitive 'dripline' areas and will prevent soil compaction from increased vehicular/pedestrian traffic. No storage of material, topsoil, vehicles or equipment shall be permitted within the tree enclosure area. The ground around the tree canopy shall not be altered. These barricades should remain in place until final inspection of the building permit, except for work specifically required in the approved plans to be done under the trees to be protected. Designated areas beyond the driplines of any trees should be provided for construction materials and on site parking. Root Pruning (if necessary) During and upon completion of any trenching/grading operation within a tree's dripline, should any roots greater than one inch (1 ") in diameter be damaged, broken or severed, root pruning to include flush cutting and sealing of exposed roots should be accomplished under the supervision of a qualified Arborist to minimize root deterioration beyond the soil line within twenty-four (24) hours. Pruning Pruning of the foliar canopies to include removal of deadwood is recommended and should be initiated prior to construction operations. Such pruning will provide any necessary construction clearance, will lessen the likelihood or potential for limb breakage, reduce 'windsail' effect and provide an environment suitable for healthy and vigorous growth. 4-73 Embarcadero Capital Partners LLC Attention: Mr. John Hamilton Page 33 Fertilization A program of fertilization by means of deep root soil injection is recommended with applications in spring and summer for those trees to be impacted by construction. Such fertilization will serve to stimulate feeder root development, offset shock/stress as related to construction and/or environmental factors, encourage vigor, alleviate soil compaction and compensate for any encroachment of natural feeding root areas. Inception of this fertilizing program is recommended prior to the initiation of construction activity. Irrigation A supplemental irrigation program is recommended for the trees on site and should be accomplished at regular three to four week intervals during the period of May 1st through October 31st. Irrigation is to be applied at or about the 'dripline' in an amount sufficient to supply approximately fifteen (15) gallons of water for each inch in trunk diameter. Irrigation can be provided by means of a soil needle, 'soaker' or permeable hose. When using 'soaker' or permeable hoses, water is to be run at low pressure, avoiding runoff/puddling, allowing the needed moisture to penetrate the soil to feeder root depths. Mulch Mulching with wood chips (maximum depth 3") within tree environments (outer foliar perimeter) will lessen moisture evaporation from soil, protect and encourage adventitious roots and minimize possible soil compaction. Inspection Periodic inspections by the Site Arborist are recommended during construction activities, particularly as trees are impacted by trenching/grading operations. Inspections at approximate four (4) week intervals would be sufficient to assess and monitor the effectiveness of the Tree Preservation Plan and to provide recommendations for any additional care or treatment. All written material appearing herein constitutes original and unpublished work of the Arborist and may not be duplicated, used or disclosed without written consent of the Arborist. 4-74 -- . .- . -- . lit . . . -- . Ie lit ft..j ~ lit je II II it tit It -- III II - II It III l1li -- Embarcadero Capital Partners LLC Attention: Mr. John Hamilton . Page 34 We thank you for this opportunity to be of assistance in your tree preservation concerns. Should you have any questions, or if we may be of further assistance in these concerns, kindly contact our office at any time. Very truly yours, By: JHMc: pm 4-75 Resultsway Prepared by Studio Five Design, Inc. Tree Allocation Summary Date: 6/24/08 Required Trees> 6" cal. Remain Remove Transplant Replacement Size Qty. 1 See Survey Dwg.l Arborist Report for size & species X 24" Box Tree 2 2 X 24" Box Tree 2 3 X 24" Box Tree 2 4 X 24" Box Tree 2 5 . X 24" Box Tree 2 6 X 36" Box Tree 1 7 X 24" Box Tree 2 8 X 9 X 10 See Survey Dwg.l Arborist Report for size & species X 24" Box Tree 2 11 X 12 X 13 X 24" Box Tree 2 14 X 36" Box Tree 1 15 X 36" Box Tree 1 16 X 24" Box Tree 2 17 X 36" Box Tree 1 18 X 36" Box Tree 1 19 X 24" Box Tree 2 20 See Survey Dwg.l Arborist Report for size & species X 24" Box Tree 2 21 X 24" Box Tree 2 22 X 36" Box Tree 1 23 X 36" Box Tree 1 24 X 24" Box Tree 1 25 X 24" Box Tree 2 26 X 24" Box Tree 2 27 X 24" Box Tree 2 28 X 36" Box Tree 1 29 X 24" Box Tree 2 30 See Survey Dwg.l Arborist Report for size & species X 24" Box Tree 2 31 X 36" Box Tree 1 32 X 24" Box Tree 1 33 X 24" Box Tree 1 34 X 24" Box Tree 1 35 X 24" Box Tree 1 36 X 24" Box Tree 1 37 X 24" Box Tree 2 38 X 24" Box Tree 2 39 X 24" Box Tree 2 40 See Survey Dwg.l Arborist Report for size & species X 24" Box Tree 2 41 X 24" Box Tree 2 42 X 24" Box Tree 2 43 X 24" Box Tree 2 44 X 24" Box Tree 1 45 X 24" Box Tree 1 46 X 24" Box Tree 1 47 X 24" Box Tree 1 48 X 24" Box Tree 1 49 X 24" Box Tree 1 50 See Survey Dwg.l Arborist Report for size & species X 24" Box Tree 1 51 X 36" Box Tree 1 52 X 24" Box Tree 2 53 X 24" Box Tree 2 54 X 24" Box Tree 2 55 X 24" Box Tree 2 56 X 24" Box Tree 2 57 X 24" Box Tree 2 58 X 24" Box Tree 2 59 X 24" Box Tree 1 60 See Survey Dwg.l Arborist Report for size & species X 24" Box Tree 1 61 X 24" BOx Tree 2 62 X 24" Box Tree 1 63 X 24" Box Tree 2 64 4 -'9' 6 24" Box Tree 1 65 X 24" Box Tree 2 66 X 24" Box Tree 2 67 X 24" Box Tree 2 68 X 24" Box Tree 2 69 X 24" Box Tree 2 70 See Survey Dwg.l Arborist Report for size & species X 36" Box Tree 1 71 X 24" Box Tree 2 72 X 36" Box Tree 1 73 X 36" Box Tree 1 74 X 36" Box Tree 1 75 X 24" Box Tree 1 76 X 24" Box Tree 1 77 X 36" Box Tree 1 78 X 36" Box Tree 1 79 X 24" Box Tree 2 80 See Survey Dwg.l Arborist Report for size & species X 24" Box Tree 1 81 X 24" Box Tree 1 82 X 24" Box Tree 1 83 X 36" Box Tree 1 84 X 36" Box Tree 1 85 X 24" Box Tree 1 86 X 24" Box Tree 1 87 X 24" Box Tree 1 88 X 48" Box Tree 1 89 X 48" Box Tree 1 90 See Survey Dwg.l Arborist Report for size & species X 48" Box Tree 1 91 X 36" Box Tree 1 92 X 36" Box Tree 1 93 X 24" Box Tree 1 94 X 24" Box Tree 1 95 X 24" Box Tree 1 96 X 24" Box Tree 1 97 X 24" Box Tree 1 98 X 24" Box Tree 1 99 X 24" Box Tree 1 100 See Survey Dwg.l Arborist Report for size & species X 24" Box Tree 1 101 X 24" Box Tree 1 102 X 24" Box Tree 2 103 X 24" Box Tree 1 104 X 36" Box Tree 1 105 X 24" Box Tree 1 106 X 24" Box Tree 1 107 X 24" Box Tree 1 108 X 24" Box Tree 1 109 X 24" Box Tree 1 110 See Survey Dwg.l Arborist Report for size & species X 24" Box Tree 1 111 X 24" Box Tree 1 112 X 24" Box Tree 2 113 X 24" Box Tree 1 114 X 24" Box Tree 2 115 X 24" Box Tree 2 116 X 24" Box Tree 2 117 X 24" Box Tree 1 118 X 24" Box Tree 1 119 X 24" Box Tree 2 120 See Survey Dwg.l Arborist Report for size & species X 24" Box Tree 1 121 X 122 X 36" Box Tree 1 123 X 36" Box Tree 1 124 X 24" Box Tree 1 125 X 36" Box Tree 1 126 X 36" Box Tree 1 127 X 24" Box Tree 1 128 X 24" Box Tree 2 129 X 24" Box Tree 1 130 See Survey Dwg.l Arborist Report for size & species X 48" Box Tree 1 131 X 132 X 24" Box Tree 133 X 24" Box Tree 134 4 -"1 7 24" Box Tree 135 X 24" Box Tree 2 136 X 24" Box Tree 1 137 X 24" Box Tree 1 138 X 24" Box Tree 1 139 X 24" Box Tree 2 140 See Survey Dwg./ Arborist Report for size & species X 24" Box Tree 1 141 X 24" Box Tree 2 142 X 24" Box Tree 2 143 X 24" Box Tree 1 144 X 24" Box Tree 1 145 X 24" Box Tree 1 146 X 147 X 148 X 149 X 150 See Survey Dwg./ Arborist Report for size & species X 151 X 152 X 153 X 154 X 155 X 156 X 157 X 158 X 159 X 160 See Survey Dwg./ Arborist Report for size & species X 161 X 162 X 163 X 164 X 165 X 166 X 167 X 168 X 169 X 170 See Survey Dwg./ Arborist Report for size & species X 171 X 172 X 173 X 174 X 175 X 176 X 177 X 178 X 179 X 36" Box Tree 180 See Survey Dwg./ Arborist Report for size & species X 24" Box Tree 181 X 24" Box Tree 182 X 183 X 184 X 185 X 186 X 187 X 188 X 189 X 190 See Survey Dwg./ Arborist Report for size & species X 191 " X 192 X 193 X 194 X 195 X 196 X 197 X 36" Box Tree 198 X 199 X 200 See Survey Dwg./ Arborist Report for size & species X 201 X 202 X 203 X 204 X 4-78 205 206 207 208 209 210 See Survey Dwg./ Arborist Report for size & species 211 212 213 214 215 216 217 218 219 220 See Survey Dwg./ Arborist Report for size & species 221 222 223 224 225 226 227 228 229 230 See Survey Dwg.l Arborist Report for size & species 231 232 233 234 235 236 237 238 239 240 See Survey Dwg.l Arborist Report for size & species 241 242 243 244 245 246 247 248 249 250 x X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 24" Box Tree 1 36" Box Tree 1 24" Box Tree 2 24" Box Tree 2 24" Box Tree 2 24" Box Tree 159 36" Box Tree 28 48" Box Tree 4 Summary: Trees >18" cal. Summary: Trees> 6" cal. (>6" =(1) 24" Box, >12" (2) Box) Summary: Heritage Tree 4-79 Required Trees < 6" caJ. Remain Remove Transplant Replacement Size Qty. (62) Sequoia sempervirens X (19) Tristania conferta X 24" Box Tree 19 (34) Platanus acerifolia X 24" Box Tree 34 (20) Carpinus betulus X 24" Box Tree 20 (4) Ulmus parvifolia X 24" Box Tree 4 (26) Liquidambar styraciflua X 24" Box Tree 26 (27) Pyrus calleryana 'Bradford' X 24" Box Tree 27 (14) Acer palmatum X (7) Acer palmatum X (20) Lagerstroemia indica X (8) Lagerstroemia indica X (2) Magnolia soulangeana X (25) Pittosporum undulatum X 24" Box Tree 25 Summary: Trees < 6" caJ. 24" Box Tree 130 Total Trees Req'd 321 (24", 36" & 48" Box) Total Trees to Remain 198 Total Trees Transplanted 17 Total Trees Removed 303 4-80 . ARBOR RESOURCES Exhibit C professional consulting arborlsts and tree ca AN ARBORIST REVIEW OF THE DEVELOPMENT PROPOSED AT 1 RESULTS WAY CUPERTINO, CALIFORNIA Submitted to: Community Development Department City of Cupertino 10300 Torre Avenue Cupertino, CA 95014-3255 Prepared by: David L. Babby Registered Consulting Arborist #399 Board-Certified Master Arborist #WE-400IB July 11, 2008 p.o. box 25295, san mateo. california 94402 . emali: arborresources@comcast.net phone: G5l5.G54.335 I fax: G50.240.0777 licensed contractor #79G7G3 4-81 David L. Babby, Registered Consulting Arborist July II, 2008 SECTION 1.0 2.0 3.0 4.0 4.1 4.2 EXHIBIT A TABLE OF CONTENTS TITLE PAGE INTRODUCTION ... ....................................... ................. 1 REVIEW OF TREES ........................................................ 2 REVIEW OF POTENTIAL TREE IMPACTS ....................... 4 RECOMMENDATIONS ............. ........ ........... ....... ........ ..... 7 Design Guidelines........ ............... ........................................7 Protection Measures for Before and During Development. . . . . . . . .... . .10 EXHIBIT TITLE PHOTOGRAPHS (includes photo index) 4-82 David L. Babby, Registered Consulting Arborist July 11, 2008 1.0 INTRODUCTION I have been retained by the City of Cupertino Community Development Department to review the tree-related impacts associated with a proposal for site improvements at 1 Results Way, Cupertino, California. Tasks performed for my review are as follows: · Review the report by Mr. John McClenahan of McClenahan Consulting LLC, dated June 16, 2008. · Evaluate the condition of each tree inventoried for Mr. McClenahan's report; my observations were obtained during site visits on 7/7/08 and 7/9/08). · Tally all other trees that are not presented in Mr. McClenahan's report but located on the subject site. · Review the following plans (not dated) provided to me by the City: Sheets C1.0D, C2.00, C3.00, Ll.O and L1.1. . Measure the trunk diameters of trees that are regarded as "specimen trees" 1 and contained within the grouping of numbers 1 thru 174 (diameters were obtained at 54 inches above grade or where most appropriate to obtain a representative sample of trunk size); diameters are rounded to the nearest half of an inch. · Obtain photographs of the "specimen trees" and three redwoods of substantial size; these can be viewed in Exhibit A. · Utilize tree numbers derived from Sheet Ll.l (Tree Disposition Plan), as well as rectangular, aluminum tags affixed (by others) to most of the trees' trunks. · Prepare a written report containing the aforementioned information, and provide recommendations to help mitigate or avoid anticipated impacts to trees that will be retained, relocated or removed. 1 Pursuant to Appendix B of Chapter 14.18 of the Cupertino Municipal Code. 1 Results Way, Cupertino City of Cupertino Community Development Department Page 1 of 13 4-83 David L. Babby, Registered Consulting Arborist July II, 2008 2.0 REVIEW OF TREES Mr. McClenahan's report presents the size and general condition of 251 trees located at the site. They are sequentially numbered as 1-241. 24la and 242-250, and most all are non-native specimens planted as part of the tree landscape. The locations of each, but #241 a, can be viewed on Sheet L 1.1. My site assessment reveals the following 13 trees have been removed from the site: #94, 101, 105, 107-110, 113, 117, 118, 144, 145 and 197. As such, the existing amount of inventoried trees remaining on-site is 238. In addition to the 238 trees, I tallied 314 existing trees2 of 15 various species located throughout the site. These trees are young, are more recently installed, and have trunk diameters ranging between approximately 2 and 8 inches. Those in the rear parking lot appear predominantly in decline, dying or dead due to a lack of water, whereas the majority of all others appear vigorous. Combining remaining trees inventoried for Mr. McClenahan's report with other existing trees tallied by me, the total tree count equals 552. There are also 10 additional privets (small in size) situated along the west side of Building 5, immediately south of tree # 121. These trees are fast-growing, sprout profusely, and are typically not planted (to some extent, can be regarded as weeds). As such, I have not included them in the count of additional trees. Note the proposed design implies their removal. Also, note that as inventoried or tallied trees are likely to have either been planted as a condition of approval for the existing development, or for an approved tree removal permit application, most all can be considered protected trees (i.e. regulated) pursuant to the 2 They include the following: 64 coast redwood,} fern pine, li Brisbane box, 37 London plane, 28 American sweetgum, 26 Bradford pear, 21 Japanese maple, 42 crape myrtle, 1 saucer magnolia, 30 pittosporum, 1 Raywood ash, 22 hackberry, 11 flowering plum, 2 white birch, and.2 oleanders. I Results Way, Cupertino Page 2 of13 City of Cupertino Community Development Department 4-84 David L. Babby, Registered Consulting Arborist July 11, 2008 following definition set forth in Section 14.18.035C of the City's Municipal Code: "Any tree required to be planted or retained as part of an approved development application, building permit, tree removal permit or code enforcement action in all zoning districts." The information contained within the report for trees #1 thru 174 reflects Mr. McClenahan's observations derived for his 11/1 0/04 report. Observations of trees #175 thru 250 (including #241 a) were derived for his most current report. Trees regarded as "specimen trees" at this site include the following coast live oaks: #8, 9, 11, 12, 88-90, 121, 130, 131, 149, 174, 185 and 230-237. Photos of each tree are presented in Exhibit A. Trees #176, 178 and 179 are three, seemingly healthy and stable coast redwoods located along the north side of Building 1 (see photos in Exhibit A). Their respective trunk diameters are 55.9, 43.3 and 39.7 inches. Based on their large size and vigorous condition, these trees appear to provide significant value to the existing tree landscape, and should be regarded as highly noteworthy of being designed around and protected. Due to the time frame in which trees #1 thru 174 were inventoried (nearly four years ago), their conditions and size have changed. Regarding condition, the most notable changes are as follows: . Tree #11 appears in significant decline as evidenced by its very sparse canopy. · Trees #87 and 95 are nearly dead. · Tree #106 has a dead top. . Trees #63, 81, 111, 114, 115, 132, 141, 142, 155, 164 and 167-169 have declined significantly and appear beyond recovery. . Trees #130, 131 and 149 have been overpruned, and consequently, their structural integrity and form have been adversely impacted. · Trees #136 thru 138 are dead. 1 Results Way, Cupertino City of Cupertino Community Development Department Page 3 of 13 4-85 David L. Babby, Registered Consulting Arborist July 11, 2008 Regarding size, the trees' trunk diameters for living trees have also increased by an estimated one to two inches. To establish the current diameter of specimen coast live oaks previously measured in 2004, I measured their trunks during my recent site visits and identified the following diameters: #8 - 29 inches; #9 - 23 inches; #11 - 17.5 inches; #12 - 23 inches; #88 -14.5 inches; #89 - 13.5 inches; #90 - 16 inches; #121- 18 inches; #130 - 13.5 inches; #131 - 17.5 inches; #149 - 14 inches; and #174 - multi-trunks of 16, 7.5 and 4.5 inches. 3.0 REVIEW OF POTENTIAL TREE IMPACTS Sheet L 1.1 identifies that the following 135 remaining trees would be removed to OLJ I D I rt5" jti7 . i \ 0 accommodate the proposed design: #1-7, 10, 13-93; 95-100,'\102-104,^106, 111, 112, \l3 \n-\\~ IYf IlD-i'l't 180 114-116i-119, 120, 122-130, 132-143,r.l79,.A.181 and 246-250 (see Section 2.0, second I:SD 53 \S~J Ib3 11,5" lUJ paragraph, for the' \ist bf trees dlread~ removed). Based on the trees' species, condition, and/or size, the loss of all but #88, 89 and 179 seemingly conforms to the City's Ordinance for development purposes. . Trees #88 and 89 are coast live oaks with trunk diameters 14.5 and 13.5 inches, respectively. They are situated adjacent to another and within the footprint for the proposed parking garage. My observations reveal both appear in only fair overall health, however, seem viable and stable. As such, and given their moderate size, they should be relocated rather than removed. . Tree #179 is a very large and healthy coast redwood with a trunk diameter of39.7 inches. To retain and sufficiently protect this tree, the proposed parking lot immediately north of Building 2 requires revision so no soil cuts, overcut, fill, trenching or compaction occurs within the existing unpaved area within a minimum of 17 feet from the tree's trunk (closest edge). Note that this and all other setbacks specified in this report are based on Mr. McClenahan's 1 Results Way, Cupertino City of Cupertino Community Development Department Page 4 of 13 4-86 David L. Babby, Registered Consulting Arborist July JJ, 2008 recommended tree protection zone (hereinafter "TPZ") of five times a trunk diameter. However, these setbacks do not account for any overcut or fill required to construct a curb, gutter, hardscape, foundation, wall or other feature, and must be designed to be at least 24 to 36 inches beyond to achieve assurance that the setbacks can be achieved. For example, in the case of tree #179, any proposed feature must be designed at least 19 to 20 feet from the closest edge of its trunk to maintain the minimum TPZ of 16.5. Sheet L 1.1 also identifies that three trees would be relocated rather than removed; they include #12,131 and 174. · Tree #12 is a large and healthy coast live oak with a trunk diameter of 23 inches. It is situated within the proposed street. The relocation of this tree appears feasible, although its vigor and life span can be expected to be impacted. To promote its longevity, attentive care before, during and following relocation is essential; additional measures to employ for its relocation are specified in Section 4.0 of this report. · Tree #131 is a coast live oak with a trunk diameter of 17.5 inches. It is situated within a future parking lot. This tree appears healthy and vigorous, unfortunately, has been severely overpruned in a manner that does not conform to City or professional standards. Based on this information, I do not find the tree to be a suitable candidate for relocation; rather, its removal should be permitted, and a new tree of 48-inch box size installed as mitigation. . Tree #174 is another coast live oak. It is situated along the edge of the future parking, and is comprised of multiple trunks with diameters of 16, 7.5 and 4.5 inches. Its canopy appears somewhat sparse, and its multiple trunks form weak attachments. For these reasons, I also do not advise its relocation; rather, I suggest its removal be permitted, and a new tree of 48-inch box size installed as mitigation. 1 Results Way, Cupertino City of Cupertino Community Development Department Page 5 of 13 4-87 David L. Babby, Registered Consulting Arborist July 11, 2008 Although intended for retention, trees #8, 9, 11 and 178 would be adversely im pacted during implementation of the proposed design. . Trees #8 and 9 are relatively healthy and large coast live oaks located on a berm. When considering their size and value, I recommend their protection is increased by expanding the proposed planter area, and omitting parking spaces to achieve no soil cuts, overcut, fill, trenching or compaction within the section of existing unpaved area within 20 feet from their trunks. . Tree #11 is a sizeable coast live oak in decline, and its retention is questionable; see photo in Exhibit C, page I, showing its canopy adjacent to a healthy oak, tree # 12. If retained, note that the proposed setback is sufficient for a healthy oak of its size (l7.5-inch trunk diameter). However, for a stressed tree such as this, I recommend the parking lot west of its trunk is revised to achieve a minimum 15- foot setback from the trunk for all soil cuts, overcut, fill, compaction and trenching (note the setbacks in all other directions is sufficient). If its removal is required, I recommend a new tree of 48-inch box size is installed as mitigation. . Tree #178 is a large coast redwood with a trunk diameter of 43.3 inches. The proposed island is insufficient for protecting this tree's stability and vigor. To achieve this, I recommend the parking design is revised so the existing unpaved area within 18 feet from the tree's trunk is restricted from any soil cuts, overcut, fill, compaction and trenching. Sheet Ll.l is unclear as to whether trees #146 thru 149 can be adequately protected or retained. Per the plan, they are situated within the proposed or existing wall. I suggest the trunks are accurately located on the plan, and the design ensures that the existing planter width is maintained, and no horizontal cuts are required for any new or repaired retaining wall (if a new wall is planned, note that it would need to be established 24 to 36 inches north of the existing to avoid soil cuts, and any soil fill between the wall and soil cut to be engineered for a percolation rate of % of an inch per hour). 1 Results Way, Cupertino City of Cupertino Community Development Department Page 6 of 13 4-88 David L. Babby, Registered Consulting Arborist July 11, 2008 2. Where beneath a tree's canopy, soil cuts, overcut, trenching, fill and compaction should be restricted to 30 inches from a proposed foundation, retaining wall, curb/gutter and hardscape. 3. Upon availability, I recommend all revised or additional plans are reviewed to verify tree-related impacts. 4. Each proposed site-related plan should contain a note referring the reader to Mr. McClenahan's report, this report, and any subsequent letters or reports with tree protection measures that must be followed throughout development. 5. The permanent and temporary drainage design, including downspouts, shall not require water being discharged on unpaved areas beneath the trees' canopies. 6. All existing, unused lines or pipes beneath the canopies of retained trees shall be abandoned and cut off at existing soil grade (rather than being dug up and causing subsequent root damage); this should be specified on applicable plans. 7. All utilities and services should be routed beyond tree canopies. In the event this is not feasible, directional boring and/or the use of a pneumatic air device (such as an Air-Spade@) must be considered. For boring, the ground above the tunnel(s) must remain undisturbed and the access pits established as far from the trunks as possible, preferably beyond tree canopies. 8. Any walkway proposed within a TPZ should be established on top of existing soil grade with no more than a four-inch vertical soil cut (including for base materials, edging and forms). Direct compaction of the soil subgrade shall be avoided (foot- tamping okay). Soil fill can be used to bevel the raised walk to existing grade, but should be restricted to 24 inches from the edge of walk (and at least 24 inches from the nearest tree trunk). 1 Results Way, Cupertino City-of Cupertino Community Development Department Page 8 of 13 4-89 David L. Babby, Registered Consulting Arborist July n, 2008 Note that the current set of plans does not allow for an accurate assessment of tree- related impacts. To achieve this, the existing conditions (in light font) should be shown with the proposed features (in bold), and the trunk locations and accurate canopy dimensions shown. I also recommend the trees are identified (assigned number, trunk location and canopy dimension) on Sheets C2.00 and C3.00, and trees to be retained and relocated (existing and proposed locations) are shown on Sheet L1.0 (accurate trunk locations, assigned numbers and canopy dimensions). As mentioned in Section 2.0 of this report, the 314 additional smaller trees are likely "protected trees" per Section 14.18.035C of the City's Municipal Code. As such, it may be necessary for the plans to be updated to show each tree and specify which specific ones are scheduled for removal (or possible relocation). Regarding proposed replacements, note that the following 10 trees have trunk diameters greater than 12 inches, and one additional 24-inch box size tree would need to be added to mitigate their loss: #32-36, 60, 62, 64, 111 and 129. Note, however, the approximately 320 trees proposed for installation appears sufficient enough to mitigate trees approved for removal, as well as removal of the 314 additional trees. 4.0 RECOMMENDATIONS Recommendations presented within this section are based on the plans reviewed, and serve as guidelines for avoiding or mitigating impacts to trees being retained or relocated. They should be carefully followed and incorporated into the project plans, and are subject to revision upon reviewing any additional or revised plans. 4.1 Design Guidelines 1. Recommendations presented in the previous section should be followed. 1 Results rflay, Cupertino City of Cupertino Community Development Department Page 7 of 13 4-90 David L. Babby, Registered Consulting Arborist July 11,2008 9. Installation of the future curb/gutter within a TPZ should not require horizontal soil cuts between an existing curb and trunk of a retained tree. 10. Table A of Section 14.18.185 the City Code should be used as the framework for determining the size and amount of new trees to install. The new trees should be proposed and planted beyond 15 feet from the canopies of existing trees and any areas planned for future grading. The trees shall be planted prior to final inspection, double-staked (no cross-brace) with rubber tree ties (may not be necessary for trees of 48-inch box size and larger), and all forms of irrigation of an automatic drip or soaker hose system placed on the soil surface and not in a sleeve. Additionally, to achieve the greatest assurance of proper installation, all new trees shall be installed, including necessary irrigation, by an experienced state-licensed landscape contractor or a professional tree company, and performed to professional industry standards. 11. The following minimum considerations should be accounted for when determining the types, amounts and locations of trees proposed for installation: their growth rate, size at maturity, growth habit, suitability for a parking lot environment, anticipate life span, susceptibility for insects and diseases, root invasiveness, and proximity to hardscape and buildings. 12. The proposed landscape design should conform to the following guidelines: a. Turf should be avoided beneath the oak trees. As an alternative, I suggest a four-inch layer of coarse wood chips is used. b. Large growing trees should not be installed beneath the canopies of retained trees, and placed at least 15 feet from existing and proposed foundations. c. Plant material installed beneath the oak canopies should be drought-tolerant, limited in amount, and planted at least five to ten feet from a tree's trunk. A source for identifying suitable drought-tolerant plant material is as follows: WWVl' .californiaoaks.org/ExtAssets/Com patib lePlants U nder&AroundOaks. pdf. d. Irrigation can, overtime, adversely impact the oak trees and should be avoided. Irrigation for any new plant material beneath an oak's canopy should be low- J Results Way, Cupertino City of Cupertino Community Development Department Page 9 of 13 4-91 David L. Babby, Registered Consulting Arborist July 11, 2008 volume, applied irregularly (such as only once or twice per week), and be temporary (such as no more than three years). Irrigation should not strike the trunks of other trees. e. In the event trenches for irrigation and/or lighting are required within a TPZ, they shall be installed in a radial direction to the trees' trunks. If this is not possible, the work may need to be performed using a pneumatic air device (such as an Air-Spade@) to avoid unnecessary root damage. f. Stones and new fencing should be placed no closer than least two feet from a tree's trunk. Additionally, mulch should not be placed against the trunks. g. Tilling beneath canopies should be avoided, including for weed control. 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 stakes). 4.2 Protection Measures before and during Development 13. In conjunction with recommendations presented in this report, The "Tree Preservation Guidelines" presented in Mr. McClenahan's report should be followed. Where a similar recommendation is provided between reports, the more stringent of the two shall be followed. 14. Prior to any demolition or site clearing, an ISA (International Society of Arboriculture) certified arborist and/or a member of ASCA (American Society of Consulting Arborists) - to be named the "project arborist" - should be retained by the applicant or owner to assist in implementing and achieving compliance with all tree protection measures. 15. Prior to any demolition or site clearing work, a pre-construction meeting should be held on-site with the project arborist and contractor to discuss work procedures, protection fencing locations, limits of grading, tree removals, staging areas, routes of access, removal of existing hardscape, supplemental watering, mulching, locations for equipment washing pits, relocation of trees, and any other applicable tree protection measures. 1 Results Way, Cupertino City afCupertino Community Development Department Page 100f13 4-92 David L. Babby, Registered Consulting Arborist July 11, 2008 16. Tree protective fencing shall be installed prior to any demolition, grading, surface scraping or heavy equipment arriving on site, and its precise location and placement approved by the project arborist (in the form of a letter submitted to the City) prior to the issuance of any demolition, grading or construction permit. It should be comprised of six-foot high chain link mounted on eight-foot tall, two-inch diameter steel posts that are driven 24 inches into the ground and spaced no more than 10 feet apart. Once established, the fencing must remain undisturbed and be maintained throughout construction until final inspection. Note that the fencing may need to be established in two phases, one for demolition and the other for construction. 17. At the discretion of the project arborist, orange plastic fencing shall be used to protect any low-growing branches at risk of being damaged during development. Trunk wrap protection shall consist of the lower trunks of the trees wrapped to the first branch with two inches thick (about 10 times around) of orange plastic bound by two-inch thick wooden boards tied together on the outside. Limbs may also require wrapping in this fashion to avoid or minimize the risk of damage by large trucks. 18. Unless otherwise approved, all development activities must be performed outside the designated fenced areas and off unpaved areas beneath the existing tree canopies. These activities include, but are not limited to, the following: demolition, grading, stripping of topsoil, trenching, equipment cleaning, stockpiling/dumping of materials, and equipment/vehicle operation and parking. 19. The following shall be displayed on 8.5- by II-inch signs (minimum) and attached to the tree protective fencing every 50 feet on the side facing construction activities: "Warning - Tree Protection Zone - this fence shall not be removed. Violators are subject to a penalty according to Cupertino Municipal Code." These signs should be posted prior to construction. 20. Any approved activity performed beneath tree canopies shall be perfonned under the knowledge and direction of the project arborist. Unless specifically authorized by the project arborist, all work shall be manually performed using jackhammers, hand tools 1 Results Way, Cupertino Page 11 of 13 City of Cupertino Community Development Department 4-93 David L. Babby, Registered Consulting Arborist July 11, 2008 and wheelbarrows. In the event roots of two inches and greater in diameter are encountered during the process, the project arborist shall be consulted. 21. Each recommendation that is presented within Section 4.0 of this report, and applicable to the construction process, shall be followed. 22. Prior to construction, I recommend a three- to four-inch layer of coarse wood chips (1;4- to %- inch in size) is manually spread on the section of unpaved ground that is beneath the canopies of retained trees (not necessary within 24 inches from proposed structures). The chips should remain throughout construction (and possibly beyond), and must not be placed against the trees' trunks. These wood chips can be obtained from a local tree service company. 23. Removal of existing pavement beneath canopies must be carefully performed so no soil cuts and root/trunk damage occur during the process. I suggest this work is performed under the direction of the project arborist. 24. Immediately (e.g. within one-hour) upon removal of existing pavement beneath a tree's canopy, a three- to four-inch layer of coarse wood chips should be spread on the newly exposed surface and remain moist for a two-week period. 25. Prior to excavating soil for a foundation, parking garage and curb/gutter, a one-foot wide trench shall be manually dug along the perimeter of these areas to the required or a 2.5-foot depth, whichever is greater (the purpose of this trench is to expose roots and allow for a clean cut to minimize root loss). The trench should be dug where soil cuts will occur closest to the trunks, and any roots encountered during the process shall be cleanly severed by hand (such as with lopper or sharp saw) against the side of the trench closest to the tree. All soil inside the trench and below the trench can be excavated using heavy equipment. 26. Throughout construction during the months of May thru October, supplemental water shall be supplied to retained trees. The specific trees, methodology, frequency, and amounts specified in Mr. McClenahan's report shall be followed. 1 Results Way, Cupertino City of Cupertino Community Development Department Page 12 of 13 4-94 David L. Babby, Registered Consulting Arborist July II, 2008 27. All equipment shall be positioned to avoid the trunks and branches of trees. Where a conflict arises, the project arborist must be contacted to help address the situation. 28. The relocation of trees shall be performed according to the standards set forth in ANSI A300 (Part 6)-2005 Transplanting, and also by a company that has an ISA certified arborist in a supervisory role, holds a current California state-licensed contractor's license, carries General Liability and Worker's Compensation insurance, and abides by ANSI Z133.1-2006 (Safety Operations). All recommendations provided by the company for pre-, during, and post-transplant care shall be followed. 29. All tree pruning shall be performed in accordance with the most recent ANSI standards, and by a California state-licensed tree service company that has an ISA certified arborist in a supervisory role. The company selected should also carry General Liability and Worker's Compensation insurance, and shall abide by ANSI Z133.1-2006 (Safety Operations). 30. Stumps located beneath canopies of retained trees shall be ground below grade rather than pulled up with an excavator and causing unnecessary root loss. 31. The disposal of harmful products (such as chemicals, oil and gasoline) is prohibited beneath canopies or anywhere on site that allows drainage beneath canopies. Herbicides should not be used beneath the trees' canopies; where used on site, they should be labeled for safe use near trees. Prepared By: fvJ'{ t. H David L. Babby Registered Consulting Arborist #399 Board-Certified Master Arborist #WE-400IB Date: July 11. 2008 1 Results Way, Cupertino City of Cupertino Community Development Department Page 13 of 13 4-95 David L. Babby, Registered Consulting Arborist July 11, 2008 EXHIBIT A: PHOTOGRAPHS Photo Index Page C-l: Trees #8,9, 11, 12, 176, 178, 179 and 185 Page C-2: Trees #88,89,90,180,181,182 and 183 Page C-3: Trees #121,130,131,149 and 174 Page C-4: Trees #230 thru 237 1 Results Way, Cupertino City of Cupertino Community Development Department 4-96 co c c '" -.. -.. ;:.., ~ 'i::; 0;:: <:> -c ~ r 1;; ::: <:> U "1::s '" :.... 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Mail- cdgplan@pacbell.net Exhibit 0 YAgoef"MAIL ~ c~,.,..,~ Date: Thu, 22 May 2008 17:14:40 -0700 (PDT) From: "Larry Cannon" <cdgplan@pacbell.net> Subject: Results Way Office Campus To: "Steve Piasecki" <stevep@cupertino.org> Steve I met with the applicant, architect and landscape architect back on April 24th, and then visited the site. Overall, I think the project looks pretty good. The new site plan and landscaping are well done. The only significant negative impact of the site plan is the loss of many of the mature trees on the eastern portion of the site. At our meeting on April 24, I gave the applicant some initial reactions to the site plan, and we discussed possible approaches. They addressed those issue very well, and I don't have any other site plan issues. The second page of the attachment outlines those initial issues, and the steps they took in addressing them. The only issue that I am uncomfortable about regarding the architectural design is the large amount of south, east and west-facing glass. In some cases, the desire to emphasize views to the entries exposes the glass more since there are no screening trees to shade the wall. We discussed that, and the architect felt that positive sun shading devices (e.g., sunshade canopies) would not be effective. They are relying on the type and quality of the glass to reduce energy consumption. Perhaps that will work, but most office structures of this type that I have reviewed recently, especially in the past six months, have made a major effort at screening window surfaces in a more direct manner with either eyebrows or screen scrims in front of the windows. Partly, this may be a desire to visually emphasize a commitment to energy consumption reduction in a way that is not so readily apparent from the use of the glass alone. You may want to discuss that with them further. 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I ~ !~ ., , " ::.:: , , ') \ \ ,:....:j . I . \... J " \ .... ! en ::) enD. CI)~ ~< .!U -W eu ::s- ...LL (.)LL SO :2> (.)< ~~ ~CI)o .... c: co ..J ._ ii:::)'t:: GJ CI) en a. "'w::s cna:u 0... => o a: C) Z C) Woo Wo 00 zC\J o C\J- ZC\J z>- <( cu O~ '.. , .1I ., al ." :, 'r -, ~ ~........ en .... en en ~ Cl) co -03:0, .~ en -c -... 'E Cl) t: 0 co en co C) en ~ ~ .s .c c. en (.) ~ >< co co CJ)Cl)Cl)-... ~ '" "\ .. .., ...... ... , 4-104 Colin Jung EXHIBIT E Sent: To: From: Ted Korth [tkorth@ksha.com] Friday, May 30, 2008 12:45 PM cdgplan@pacbell.net; Steve Piasecki; Colin Jung; 'Allison Yiu'; 'Blake Reinhardt'; 'Debbie Blehm'; 'Ed Shaffer'; 'Greg Hagey'; 'John Hamilton'; sharpr@comcast.net; tim@karedev.com Subject: Results Way Design Comments Larry , Thank you very much for your design review comments. We are very happy that you are pleased with the design direction for the project. I thought that I should write to better explain our proposed design regarding the extent of glazing on the project. The buildings have been designed to incorporate several exterior wall systems to create architectural variety and interest, while accenting key areas of the buildings and the site. We have specified very high performance glass for the project. The proposed glass system is a spectrally selective, lowe, tinted, double glazed system that is very effective in reducing solar glare and heat loading to provide a very comfortable interior workspace. We have designed the project to respond differently to solar conditions on each elevation of the proposed buildings. The south facing vision glass will be shaded by projecting horizontal sunshades which is a very effective solution to control solar heat gain and glare. The limited areas of the east and west elevations that are primarily clad with glass have limited areas of actual vision glass, with 50% of these exteriors walls composed of colored opaque spandrel glass (which will be fully insulated), with the remaining 50% a spectrally selective, lowe, tinted, double glazed system. Of the 50% area of the wall that is vision glass, 28% to 30% of this area will be fritted with a 50% dot screen pattern that will further reduce any solar exposure. I have attached a drawing with notes to better describe this design. In addition, trees are proposed directly adjacent to Building A to provide additional shading for these areas. The areas composed of colored opaque glass and vision glass will provide variety and interest to the project, while accenting important areas of the buildings, including the building entrances, the cafe, and the building corners that combine to create a gateway between buildings Band C. While the exterior wall system in these areas is primarily composed of glass, only a limited area is actual vision glass, and the vision glass is a very high performance product. We feel that this exterior design feature is very important part of the design and that the interior space will provide a pleasant work environment with expansive natural light. I hope that this explanation is helpful. Please feel free to call or email if you have any further questions. Thank you. ted Ted Korth Korth Sunseri Hagey Architects 650 California Street, 4th Floor San Francisco, CA 94108 415-954-1960 x230 6/20/2008 4-105 ~ ~ ~ ~ ~ < "- HH~~ ~ ~n ~~ D D~ D n- ~ ~ ~~ ~ 1 ~ - z"- 2l: ~! @~ ~~ ) -I ~ ~ ~: i5 ~~ ~~ ,,~ ~uw !fp h~ >' ~ ~.. ~. <liS ~~ ,,~ <~ f -g ~~ - ~~~ H~ 1 ~ ~ ~w ~~ ~ ~~ g~ ",ill Nl: ~~ ~~. ~iS U ~! 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KORTH SUNSERI HAGEY ARCHITECTS ISSUE HJ8TORY 01 _~~_~l?__ .________ 04 2~~~~_ 02 PlANNINGAPPUCAIIl)N 06252008 650 CALIFORNIA STREET 03 REVISEOPlANNINON>PlJCAnON 08142008 SAN FRANCISCO, CA 94108 416.954.1960 RESULTS WAY, CUPERTINO, CA 1301 ShoAIWay Road, Suile 250 Belmont, California 94002 www.ecp-lIc_com 06736.00 01 - ~~ . o z :~.~ ~ ~~ ~ i ~m be n m . m ~ o E> z (') (') , , ~,o [1' , , l~' fB ,/T U] I I ! rIJil-8~l(088 0 r~~=:[:= .'1=__ ]-~ J~~ -----:----- I 1 . - I.. tT IL~~ L. ___ _ _____ ~ . i . . I ~ E ~ , . i ~ ~ ~ ~ , . . ........}, - . -~L_ iV-'_ - -- -. 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SUile 250 Belmon~ California 94002 _.eqHJc.wm KORTH SUNSERI HAGEY ARCHITECTS ..... - H~ b 0 ~ T(;l (1 ): ~ 1 1 o (-) C0 :0 C-) ~) (c'J 8 8 0 IE; I ~_:~=_ :0 _ 8~~- T II a~ ~0.'':'' ~ " / ~~ ~ ~ . -'--~-- _ ~ >un I;. ~ - -- (rn) '::) 8 :8 0l 8 8 :C~ 8 (-) ~~ ~~ .6~ o . m I , i () 0 101 o (,).0 '.T ~~ ____L. :u gt1 , . tJ [fj -[lj , I I '~~ , I I : I..~ ~) (.) :8 8 8 8 ,0 8 G ~n . --~. ]__::.__ ]~n..._ ._ I ISSUE IOSTORY 01 50% SO 650 CALIFORNIA STREET SAN FRANCISCO, CA 941 OB 415.954.1960 02 Pt~NINGN'PLICATIO'" 03 REVI5EOl'LANN1NGAPPllCAnON .(ci) -@ /-(iO / ~ --- (;;) 8 ,- ---@ --- r: ~-(~) G G (:) -m Ii -< ~~ o~ .6~ ~ I (m) 0) e~) -- -{';;) ~-(.,) (~) '~n@ 04 25 2008 06 25 2008 08 142008 I\) .....L - ~ "01 U~ " c . - .- r r ,,~ 0 0 -- z Z Ii> Ii> 0 0 , , , - ,- ~ : 1--- -',- ~----- 5 I I Z I =i -r- - -, n_ - Ii> I c: I I =i , 0 , , c: , Z , I 0 , > , , z , r , , > , UJ , , r , m I , C/) , 0 I I m , --l , I 0 , 15 , , --l , Z , , 15 , I , Z , I , ( ----if 13'..Q" ~__ u ___@ @ /@ _/ .- -- ~ ---@ > = uJ1 ~ ~ I ~: I i , / , , I . / , 10'.0' 1 , ,/ , I , (5) , -======~='-~--~===~- _._-- --, i , , , , ================~ u-v "... ---- 7'.a' _f) ----, [I : - - -- -- @ .. - ~ " 'k \ ------ -- - ,- __.FF --@ ,- -- . , .- 8 , -- I -- (.,) , < I CE3'- ~ I ----, , , , , , , , I , , , , , , I , , , ;;I I -- -- 0 ~ I I ~ , , G) I ------ -- I I I I I ffi I ~ I /-&) I 10'..(7" -1 ~ I ~' i I ! 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KORTH SUNSERI HAGEY ARCHITECTS ISSUE HISTORY 01 ~%SD__ 02 J>t.ANNINGAPPUCAIIQN 650 CALIFORNIA STREET 03 REVIS'EOPLANNINGAPF'lICATlON SAN FRANCISCO, CA 941 DB 416.954.1960 04 25 2008 06 25 2008 08 14 2008 RESULTS WAY CAMPUS 1301 ShollMay Road, Suite 250 Belmont, CalifornIa 94002 www.ecp-lIc.c:om RESULTS WAY, CUPERTINO, CA 06736.00 I\) ...6. ." - " ')> ~~ ":n --(~) )> " " m m en - ~ ~ ~~ I:I~ 0 ~ m '0 !:j en ~~ -I :I: m mg m .- ~ .- ~ m I < (_ __I :':j 0 0 z z -(~) .~ (i ~J n(e.>) 2.~ (~) ~tD [i~ID (~) ,6'-3" (~) (0 co) g~~ ~~~ ~~~ " ~i 0-) I -(~) ( _J -8 --- ~---@ ---@ ----~) @) @ -(~) -@ ~ d 6~ f o o 0-) g 1: " . a ; . ;;: . . . " . ~ <l . ~ . ~ ~ . 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SUite 250 Belmon~ California 94002 www.ec:;p-llc.oom --- I ~~- _.n_ -~ I -I r !~._~' ~ ~ ~) O'~ [ III I I.. ...f-- --- >- I- '~ ~~ -----.>- L.I .._1::- .- I L_...'- [ID aID-- I ,-~ r-,__ I - - - - >- I- ~~ I --- l- I- -, - - ->- I ,_ ___ l.- I L.. ---- ~ ~ - -------1- ~~- ---- >- ~~ I r1& 00 I~ ,..- I ~~ /- .------- I '----, I. ~~ KORTH SUNSERI HAGEY ARCHITECTS -~- 0; ~ ~~~ ~ ;r-~ . o ~~ ~ -. tili' - m r ~_ ".- ~ ii~ "_ tlffi ~~ ~ ~ " " ~ o. r c ~~ ~~ /rj.'L- _______ _______________J ~~ ~ ----. L () ~ 'II :1ig ~ b ~~ ~ ~~ ~ - ---~i - - ~~ . ~~ ~ mill-- -l 650 CALIFORNIA STREET SAN FRANCISCO, CA 941 OB 415.964.19aO G (~) ~) -- C;:) -_._(~) (~) -(0 ---{;) --(~) (0) (~) I i _.{~ (~ (~ (0;) (m) """-"" HISTORY 01 50% SO 04 25 2008 06 25 2008 08 142008 02 PlJ\NNING IIPPtlCM10N 03 REVlSF.D PLANNING APPlICATlON ~ rn ~ r. 0 0 ~ n. 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