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.02 U-2008-01 Main Street project (2) CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF'COMMUNITY DEVELOPMENT REPORT FORM Application: V-2008-0l, ASA-2008-06, TM-2008-0l, Agenda Date: October 28, 2008 TR-2008-08 Applicant (s): Kevin Dare, Sand Hill Property Company Property Location: APN#s: 316-20-078, 079, and 085 - North of Stevens Creek Boulevard and south of Vallco Parkway between the Metropolitan mixed-use retail/condominium development and Tantau Avenue APPLICATION SUMMARY: Sand Hill Property Company is requesting approval of a Master Vse Permit alld associated applications to construct a mixed-use retail, office, senior housing, hotel and, a sports club development on' a 17.4 acre site located on the north side of Stevens Creek Boulevard, east of Wolfe Road and west of Tantau Avenue. The project will abandon Finch Avenue as a public street and is proposing to include a ~~Main Street" that will start from Vallco Parkway and run through the development with a series of plaza areas leading to a 1.64 acre town square and park. TIle applicant will allow full public access over the llewly configured private street lletvvork. Th~ concept of the "Mai11. Street" is to promote the vision for this area within the Soutll Vallco area as a pedestrian-oriented, vibrant II downtown-ish" gatheril1.g place to serve C~pertino residents and hold a regional appeal to visitors. The appliCal1.t l1.as submitted two developmellt optiOllS for the City to cOl1.sider that provide a varia~iol1 in the mixture of uses: I Propose.d Uses I Retail Athletic Office (sf) Senior Hotel Open Space with a On-site (sf) Club Housing (rooms) Public Easement Parking (sf) (units) (ae) (stalls) I O?tion A II 150,000 II *145,000 II 100,000 II 160 II 150 I 1.63 I 1,520 I I 012tion B II 146,500 II ---- II 205,000 II 160 II 250 II 1.63 II 1,830 I * A luen1bership restriction of 9,000 is applied to the athletic club (equivalent to 98,800 sf of cOllU11ercial use based on vehicle trip generation) I Note: sf= sguare foota/,Ze, ac= acres I 2-1 Applications: U-200S-01, ASA-200S-06 TM-200S-01 & TR-200S-0S Main Street Cupertino October 2S, 200S Page 2 The proposed project will require the following approvals: 1. Use Permit - as a Master Use Permit for the mixed-use development within a P (CC, 0, ML, Hotel, Res) Planned Development zoning district. 2. Architectural and Site Approval - for the architecture of the individual buildings and overall site layout of the mixed-use development project 3. Tentative Map - to subdivide 3 parcels into 5 parcels 4. Tree Removal- to remove a total of 94 trees The project may need follow-up architectural and site approvals for the design details of buildings including the sports club, the parking garage, and the interior elevations of the retail center. RECOMMENDATION Staff recommends that the Planning Commission review the proposed development options and provide preliminary comments relating to the site plan options. This report does not address the environmental impacts of the project at this time, such as traffic, parking and air quality, since the draft Environmental Impact Report (EIR) prepared for this project is still currently being circulated for public review. The project will require a recommendation by the Environmental Review Committee after the public circulation period ends on November 24, 2008. Following circulation of the environmental impact report, the Planning Commission will be able to make a recommendation on the entire project. BACKGROUND The proposed project is planned to be developed on a vacant portion of property previously owned by Hewlett-Packard. The site previously received approval of a 400 unit residential condominium project with an 115,000 square foot retail shopping center and 3.5 acre public park that was to be developed by Toll Brothers. The residential condominium/retail shopping center project was approved by the City Council on March 21, 2006. However, the project approval was overturned by voters in Cupertino on November 7, 2006 when Measure E failed to pass during the elections. Sand Hill Property Company subsequently acquired the property in 2007 and has submitted the proposed mixed-use development. Project Data: General Plan Designation: Specific Plan: Zoning Designation: Acres (Net): Total Building Area: Option A: Option B: Town Square & Park: Commercial/Office / Residential Subject only to Heart of the City design guidelines P (CG, 0, ML, Hotel, Res) 16.1 acres 544,168 square feet 540,500 square feet 1.64 acres 2-2 Applications: U-2008-0l, ASA-2008-06 TM-2008-01 & TR-2008-08 Main Street Cupertino October 28, 2008 Page 3 Building Height: Option A: 30 feet (Retail) 60 feet (Office, with ground floor retail) 41 feet (Hotel) 49 feet (Athletic Club, with ground floor retail) 53 feet (Senior Housing, with ground floor retail) 44 feet (Parking structure) Option B: 30 feet (Retail) 47 feet (Office, with ground floor retail) 60 feet (Hotel, with ground floor retail) 53 feet (Senior Housing, with ground floor retail) 34 feet (Parking structure) Floor Area Ratio: Lot Coverage: Landscape Coverage: Parking: 72% (Option A)/71 % (Option B) 39% (Option A) /42% (Option B) 42% (Option A)/39% (Option B) 1,642 spaces (Option A, including on-street) 1,947 spaces (Option B, including on-street) Project Consistency with: General Plan: Yes, with revisions Zoning: Yes Heart of the City Specific Plan: Yes (design guidelines only) Environmental Assessment: EIR is currently under public circulation South Vall co Master Plan The project site is located within the South Valleo Master Plan area and has been designed to incorporate the vision of the master plan. In March 2008, the City Council authorized Sand Hill Property Company, as a major stak~holder in the South Valleo area, to develop the South Valleo Master Plan and to submit for their site specific development project concurrently for review and approval. The objective of the South Valleo Master Plan was to carry out the 2005 General Plan goal of developing the Valleo South area as a regionally oriented commercial district with emphasis on connectivity and cohesiveness. The South Valleo Master Plan (Exhibit C) was adopted by the City Council on September 16, 2008, and provides a policy framework to coordinate developments within the plan area. The concept of "Main Street" was incorporated into the master plan to reflect the vision of a "downtown-ish", pedestrian-oriented, family-friendly, accessible and well-landscaped area. The proposed project is consistent with the South V allco Master Plan. 2-3 Applications: U-2q08-01, ASA-2008-06 TM-2008-01 & TR-2008-08 Main Street Cupertino October 28, 2008 Page 4 DISCUSSION Site Layout The proposed project consists of both horizo11tal and vertical mixed-use developments that incorporate a variety of land uses including retail shops and restaurants, office development, a hotel, senior housing units, and a town square and park. The concept is to create a "lifestyle" center that promotes' a sense of place, and achieve~ the master p~an vision of a downtown-like commercial development that is pedestrian- and family- friendly for residents and visitors. Option A .---.. -=-~ .---- -- -- -.- -- Option B Althoug11 two Opti011S have bee11 sublnitted for review, the COlnmon component's of both options include the followu1g: . A 4-story senior housing building with ground floor retail shops on the west side of the development site adjace11t to the Metropolita11 mixed-use condominium project and future Rosebowl development site; . An assembly of retail buildu1gs alo11g Stevens Creek Boulevard and Vallco Parkway witl1u1 the center of the site aroUl1d the perimeter of th.e tOW11 square; . A hotel along Stevens Creek Boulevard; . A multi-story office complex with a multi-level parku1g garage along Vallco Parkway; . A .75 acre tOW11 squ~re in the ce11ter of tl1e development site connected by a "MaU1 Street" wit11 plaza areas; a11d . A .89 acre park alo11g Steve11s Creek Boule"vard 011 the southwest corner of t11e site. The ke differences betwee11 the t,t\TO 0 ti011S are illustrated as follows: o tion A 0 tion B . 100,000 sf . 205,000 sf 150 rooms 250 rooms 145,000 sf NA. 5 levels (1,100 stalls) 4 levels (1,120 stalls) 2-4 Applications: U-2008-0I, ASA-2008-06 TM-2008-01 & TR-2008-08 Main Street Cupertino October 28, 2008 Page 5 Parking and Circulation Parking for the project will be accommodated primarily by shared parking throughout the development s~te with the parking garage accommodating parking for the retail, office alld hotel uses. Parking for the senior housing buildinOg will be provided by a subsurface parking garage below the building. The applicant is considering reserving portions of the garage parking to the sports club members (Option A); however details have riot yet been submitte'd for review. Additionally, surface parking will be provided around the town square area and parallel parking spaces along the interior street network~ Further, Vallco parkway will be reconfigured to facilitate diagonal on-street parking along the south side of the street. _ PRIMARY VEHICULAR CIRCULATION - SECONDARY VEHICULAR CIRCULATION n VERTICAl PEDESTRIAN CIRCULATION The development will be accessible from the newly configured private "town square" drive from Stevells Creek Boulevard and Vallco Parkway, through the tOWIl square area~ Additionally, there will be two driveways leading to "MaiIl Street" from Stevens Creek Boulevard alld two driveways from Vallco Parkway. The parking garage will be accessible froll1 botI1 tIle Stevens Creek Boulevard elltra11ces a11d directly from Vallco Parkway. Staff concer71s/co7n7nents: If the Plalming Commission finds merit In tIle project, staff recolnmends tI1at the. follovvillg issues be addressed: Identifiable entry and lobby area for tIle senior housll1g: TIle project has not yet provided a defined ell.trallce for tI1e sellior hOUSlllg buildlllg indicating appropriate pick up and drop off area. Staff recommellds th.at tIle applicallt provide a cOllceptual plall to lllcorporate this eleme11t llltO tIle plaIl. 2-5 Applications: U-2008-01, ASA-2008-06 TM-2008-01 & TR-2008-08 Main Street Cupertino October 28, 2008 Page 6 Loading dock along Vallco Parkway: One of the goals of the South Vallco Master plan is tq create a seamless pedesfrian and reta~l experience along Vallco Parkway. In addition, any trucks backing out onto Vallco Parkway would potentially create traffic and safety concerns. The project proposes a truck loading dock that i~ accessed from Vallco Parkway for the major retail buildill.g adjacent to the Rosebowl site. Staff recommends the loading dock be relocat~d to the interior of the project accessed from the south side of the retail building. Town Squa,re: Staff supports the town square concept. However, sufficient and safe pedestrian connections must be provided in order to facilitate inviting and usable open space and activate the, commercial experience a~ong its perimeter. Currently, tl1.e town square is surrounded by parking and there is no definable connection to the adjacent plazas or retail spaces. The City's Architectural Advisor has reviewed t~e project and recommends shifting the town square to one side to allow the retail and restaurant activities to spill out into the town square (see diagram below). Alternatively, one of the perimeter drives may be designated for pedestrian access only to acl1.ieve the same purpose. Consequently, the l1umber of parki11g stalls around the tOWl1 square, sl10uld be reduced or rearranged to lessen the parki11g intensity. "....-r. (i. ~J'" tE~' WLink to parkir . /,~" . along restaur . ' ;.. It " . ~~ pedestr,ian Wi . I iii', -.. ~J~~"~ :' " . '. / ".~.' ';;.-- "~.':" !- '~ f~ . J Another Streets and Town Square Approach MAIN STREET CUPERTINO 2-6 Applications: U-2008-0~, ASA-2008-06 TM-2008-0l & TR-2008-08 Main Street Cupertino October 28, 2008 Page 7 Architectural Design The architectural design of the project incorporates a variety of architectural styles that draw from Cupertino's agrarian and farming history, but also includes an appealing and interesting mixture of modern architectural features to create an engaging and inviting pedestrian-scale setting. The retail buildings along Stevens Creek Boulevard are proposed at a pedestrian-scale and include exterior building materials such as vertical wood board and batten and stucco plaster wall exteriors, and standing seam metal and slate tile roofing that are representative of the agrarian and farming history of Cupertino. The multi-story office/retail building in Option A is comprised of a stucco exterior with exposed timber and wood truss elements under the roof, stone veneer finish, and slate tile roofing. The hotel is designed with a more modernized design including semi arched roofing systems, standing metal seam roofing, and a stucco plaster exterior. The detailed architectural designs for the parking garage facing Valko Parkway, the building elevations facing the interior private driveways and the sports club in Option A have not yet been 'submitted. Additionally, the detailed architectural design of the office building in Option B has not yet been submitted. Staff concernsjcomments: Garage elevation: Staff is concerned about the parking garage elevation facing Valko Parkway due to its significant linear length, and the fact that the elevation along Valko Parkway should accommodate future ground level retail uses in order to be consistent with the master plan vision to promote pedestrian-scale commercial in this area. Staff recommends that the ground floor space of the parking garage facing Valko Parkway be constructed to allow for future conversion ot'this parking level to retail commercial space. The City's Architectural Advisor recommends that the parking garage provide design treatments to mitigate the massing of the structure. Staff also recommends that the parking garage elevation facing Valko Parkway be designed to include architectural elements such as glazing along the street frontage, undulation in the wall length to break up the massing of the linear length of the garage, and appropriate landscaping features and tree placement. Office and sports club: According to the City's Architectural Advisor, the office building is the weakest in terms of architectural design. Further, the sports club needs to mitigate the massing volume of the building with smaller volumes to further articulate the building. The sports club building must also enhance its east and south elevations to respect the eastern gateway to the City of Cupertino at Tantau Ave. Applications: U-2008-01, ASA-2008-06 TM-2008-0l & TR-2008-08 Main Street Cupertino October 28, 2008 Page 8 Building height and ground floor retail presence: The maximum building height is 45 feet. The General Plan allows buildings to . go up to 60 feet if there is a retail component on the ground floor. The General Plan also requires buildings along Stevens Creek Boulevard and Tantau Ave. to be under a maximum building setback to height ratio of 1.5: 1 feet and 1: 1 feet, respectively. The intent of this rule is to minimize mass and visual intrusion along Stevens Creek and Tantau. Staff recommends that the applicant demonstrate that there are strong and appropriate ground floor retail uses on the ground floor of all of the proposed buildings that exceed 45 feet in height. In addition, buildings along Stevens Creek Boulevard and Tantau Avenue must be revised to accommodate the required setback to height ratio. Tentative Map The Tentative Map involves three existing parcels on the property between Vallco Parkway and Stevens Creek Boulevard between the Metropolitan mixed-use development site and North Tantau Avenue. The applicant is proposing to subdivide these three parcels into a total of five parcels to accommodate the various buildings proposed. The parcels will allow for the park, senior housing building, hotel, and athletic club to be located on separate parcels from the retail shops/restaurants and office building surrounding the town square. Landscaping and Tree Removals The conceptual landscape plan includes tree-lined streets throughout the entire development and around the perimeters of each of the buildings, a .89 acre public park at the southwest corner of the site along Stevens Creek Boulevard, and a .75 acre town square that is connected to the "Main Street." Additionally, the applicant is proposing a roof-top garden on top of the senior housing building for use by the residents of the building and also to soften the visual impact of the development for residents living in the Metropolitan condominium site and future Rosebowl development. The applicant is requesting approval of a Tree Removal permit to remove a total of 94 trees. A tree survey has been prepared by David Babby that reviewed all 146 trees existing on site. The tree survey has determined that the Oak tree along Finch Avenue and Stevens Creek Boulevard is dead and will require replacement. The replacement of this particular tree will involve the planting of two specimen size Oak trees to flank the Finch Avenue entrance to the development. New streetscape trees in compliance with the Heart of the City street tree requirements will be planted. Existing healthy Ash trees along Stevens Creek Boulevard and Valko Parkway are intended to remain. 2-8 Applications: V-2008-0I, ASA-2008-06 TM-2008-01 & TR-2008-08 Main Street Cupertino October 28, 2008 Page 9 Com~ercial and Office Allocatio~ The City of Cupertino recognizes that there is a finite amount of new development that can occur within the City before traffic levels exceed the City's desired transportation level of service. This finite amount is defined as the City's "build out" development potential. The City's General Plan outlines the "build out" potential for various neighborhoods and centers within the City through an allocation of square footages for commercial and office uses, and of number of units for residential and hotel developments~ The G~neral Plan requires that developments not exceed the development "build out'; allocation for the neighborhood or centers in which the developments are located based upon the type of use of the development. The proposed project is located within the Vallco Park South commercial center and" will require allocation for the retail, hotel, office, and senior housing uses. Additionally, for Option A, the project will require additioll.al commercial allocatio11 for the athletic club. Below "is a table t11at outlines the existing development allocations for the Vallco Park South center and the allocations needed for both Optiop. A "and Option B: Available Opti011 A Optio~1 B Allocatio11 per the General Plan Conunercial 231,270 sf 150,168 sf (retail shops) 146,500 sf *98,800 sf (sports club) Total: 248,968 sf Office 0 100,000 sf 205,000 sf Hotel **78 rooms 150 rooms 250 rooms Residential 400 units 160 units 160 units * A menlbership restriction of 9,000 is applied to the athletic club (equivalent to 98,800 sf of commercial use based on vehicle trip generation) **686 rOOlns of the 764 are cOffilmtted to Cupertino Square through a Development Agreement Note: Numbers in red exceed the General Plan available allocation Based 011 t11e available allocatio11s per" tl1e Ge11eral Plan, Sa11d Hill is requestiI1g redistributio11 of available allocation for office and commercial (Opti011 A) from other geograpl1ical areas. Tl1ere are 110 a.vailable 110tel allocatio11s i11 other geograpl1ical areas \vithiI1 the City. Office: Staff is c011cer11ed \vith the a1nount of office space (100,000 to 205,000 sf) bei11g requested in. botl1 Opti011S. The General Plan a11d tl1e South Valleo Master Plan desigI1ate the ValIco SOl.lt11 area as the City's regional com111ereial area vvitl1 e1np11asis 011. facilitating active and retail frie11dly developme11ts. Office uses should be all.cillary and complimentary to the predominant commercial uses. 2-9 Applications: U-2008-0l, ASA-2008-06 TM-2008-0l & TR-2008-08 Main Street Cupertino October 28,2008 Page 10 Further, two of the City's largest corporate citizens (HP and Apple) are also located in the Vallco area. Both companies have expressed plans to add onto their respective facilities in the near future; and in Apple's case, build a new corporate campus. Staff is concerned that the amount of office space being requested by Sand Hill for the Main Street project would significantly diminish the current office space allocation, and thereby undermine the ability of major corporations such as HP and Apple to grow and develop their respective corporate campuses. On October 21, 2008, Apple and HP formally requested that the City Council increase office space allocation. The City Council agreed to discuss and study the possibility of increasing office space as part of the Housing Element process. However, the Housing Element process will not conclude before Sand Hill proceeds with this application. Staff recommends that the proposed office component for both plan options be reduced to no more than 60,000 square feet in order to be consistent with the intent of the General Plan and to achieve appropriate project synergy and balance. Hotel: Currently, 686 hotel rooms are earmarked for Cupertino Square through a Development Agreement. This only leaves 78 rooms available for this project. Depending on which site option the Commission ultimately decides to recommend, the amount of available hotel allocation is short by 72 to 172 rooms. The following options are available: 1. Reduce the number of hotel rooms 2. Sand Hill may communicate with Cupertino Square to release some of their earmarked hotel rooms. 3. Redirect commercial/retail space to hotel rooms (this was recently done with the approval of a hotel at the Oaks Shopping center) 4. Request for a General Plan Amendment to increase hotel allocation Commercial/ retail: Fehr and Peers, the traffic consultant that prepared the traffic impact analysis for the project, has calculated the traffic and parking impact of the athletic club with a membership restriction of 9,000 members. Based upon this limit, the club would generate traffic equivalent to a 98,800 square foot facility, as opposed to the proposed 145,000 square foot facility. Therefore, staff suggests that the sports club be required to draw down only 98,800 square feet from the commercial allocation. With this adjustment, the total commercial allocation needed for Option A would be 248,968 square feet. Although this still leaves a deficit of 17,698 square feet, staff recommends that the additional commercial allocation needed be drawn equally from other geographical areas within the City that have available commercial allocations. 2-10 Applications: V-2008-OI, ASA-2008-06 TM-2008-OI & TR-2008-08 Main Street Cupertino October 28, 2008 Page 11 Public Outreach A City wide community meeting was conducted by Sand Hill on July 10, 2008. Please refer to Exhibit G for the detailed summary of the meeting. A citywide postcard was mailed out for the Planning Commission public hearing. In addition, detailed project information and public hearing information was posted on the City's webpage. Housing Commission The Housing Commission reviewed the project on September 11,2008. Key comments are summarized as follows: . Retail should be provided along Valko Parkway to activate the street; . The garage elevation facing Vallco Parkway is lengthy and should be broken up; . Senior housing should have an identifiable entrance and sufficient area for pick up and drop off (shuttle service). Senior Commission The Senior Commission reviewed the project on September 18, 2008. The Commission inquired about the proposed senior housing and requested project details such as pricing, operation, unit types and programs. Teens Commission The Teens Commission considered the project on October 8, 2008. Key comments are summarized as follows: . Provide retail and restaurants along Valko Parkway; . The project should be opened up more to Stevens Creek Boulevard; . The project should have on-street parking along Stevens Creek Boulevard to slow down traffic and activate retail experience; . The more retail the better; . Preferred Option A since it is a better use of the site, more attractive to high school students, the sports club will provide more draw to the town square and is a more appropriate use adjacent to the gateway of the City. Submitted by: Aki Honda Snelling, Senior Planner Gary Chao, City Planner Approved by: Steve Piasecki, Director of Community Developmen~ ENCLOSURES Exhibit A: Plan set Exhibit B: Draft Environmental Impact Report Exhibit C: Draft South Valko Master Plan Exhibit D: Current Development Allocation Matrix Exhibit E: General Plan Policy Relating to South Valko Area Exhibit F: City Wide Post Cards Exhibit G: Community Meeting Summary, July 10, 2008 Exhibit H: Email correspondences from residences G: \Planning \POREPORT\ pcUsereports \2008ureports \ U-2008-1.doc 2-11 Pages 12-18 have been intentionally omitted To view a copy of the Draft Environmental Impact Report, Please go to www.cupertino.org/mainstreet '2 - It) Exhibit C ~---...... r I I Ia\. ~ SOUlLH \ 'l~ l'-() I \ \ , , \1 I J I ~ J~l '~-~~e[~ [:~l2_['~~_ 1 : a CON CE P '1~ UAL GlT I DELI N E .VALLCO SOUTH IvIASTER PLAN ] of 28 2-20 ACKNOWLEDGEMENTS Community and Neighborhood Groups City of Cupertino residents Concerned Citizens of Cupertino (CCC) Cupertino Against Rezoning (CARe) Metropolitan Home Owners Association and residents Rancho Rinconada Recreation Association City Council Dolly Sandoval, Mayor Orrin Mahoney, Vice Mayor Kris Wang, Council Member Gilbert Wong, Council Member Mark Santoro, Council Member Planning Commission Lisa Giefer, Chairperson Jessica Rose, Planning Commissioner Marty Miller, Planning Commissioner David Kaneda, Planning Commissioner Paul Brophy, Planning Commissioner City Staff David Knapp, City Manager Steve Piasecki, Director of Community Development Kelly Kline, Redevelopment and Economic Development Manager Gary Chao, Senior Planner David Stillman, Senior Civil Engineer Consultants Ken Rodrigues, Kenneth Rodrigues and Partners Gary Laymon, The Guzzardo Partnership Paul Downs, Paul Downs Consulting Scott Schork, BKF Engineering Jason Nesdahl and Todd Henry, Feb.r and Peers South Vall eo Property Owners Apple Inc. Cupertino Property Development, LLC Hew lett Packard Menlo Equities Metropolitan Home Owners Association Orbit Resources Rockwood Capital 500 Forbes, LLC (an affiliate of Sand Hill Property Company) V ALLCO SOUTH MASTER PLAN 2 of 28 2-21 Santa Clara Valley Water District TABLE OF CONTENTS CHAPTER 1 INTRODUCTION EXECUTIVE SUMMARY ,......................................................................................,1- 3 PLAN AREA................................... .................. ......................................... ........... ..1- 3 RELATIONSHIP TO THE CITY'S GENERAL PLAN................................................)-4 THE COMMUNITY OUTREACH PROCESS............................................................. 1-4 GOALS AND GUIDING PRINCIPLES..... ....... ............................................... ...........,1-4 CHAPTER 2 EXISTING CONDITIONS LAND USE... ........... ................... ................... ..... ..._..... .......... ............. ............. .... ..2-1 CIRCULATION ...... .................. ............................ ............................... ....... ........... ,2-1 CHAPTER 3 VISION AND OBJECTIVES VISION............... .................................................................................................. .3-1 OBJECTIVES IMPROVE AREA IDENTITY AND CHARACTER........................................................3-2 IMPROVE CIRCULATION AND CONNECTIONS ,..................................................... 3-2 PROMOTE COMPATIBILITY WITH EXISTING DEVELOPMENTS,..............................3-2 CHAPTER 4 COMMUNITY CHARACTER AND AESTHETIC LANDSCAPE. ............................................................... ........... ......... ............... ..... .4-1 DESIGN PEA TURES....... ............ ............... .................................................. .......... ,4-1 CHAPTER 5 CIRCULATION FUTURE PEDESTRIAN CIRCULATION .................................................................. 5-1 FUTURE VEHICULAR CIRCULATION ........ .................................. .............. ...........5-1 CHAPTER 6 LAND USE FUTURE LAND USES AND SERVICES...................................................................6-1 S U STAINABILITY AND ENERG y EFFICIENCy,...................................................... 6-2 CHAPTER 7 IMPLEMENTATION L\1PLEMENTA TION STEPS ................ .................................. .......................... ..... ...],-1 ApPENDIX V ALLCO SOUTH MASTER PLAN 3 of 28 2-22 OUTREACH SCHEDULE CHAPTER 1 INTRODUCTION EXECUTIVE SUMMARY On March 4, 2008, the City of Cupertino City Council initiated the South VaIlco Master Plan process. The City Council defined this plan as a blueprint or "focused" Master Plan ("Plan") to provide guidelines and a framework primarily dealing with the coordination and interface of the properties in the area commonly referred to as South VaIlco ("plan area") (see Figure 1.1). The impetus of this action stemmed from the City of Cupertino General Plan Policy 2-30, Strategy 1 Prepare a Master Plan for this area to ensure continuity of mass, scale, connectivity and adequacy of infrastructure and services, including schools." While the focused Master Plan will not study or recommend changes within property lines, coordinating connections between the propeliies in this area will improve the overall character and identity of the South VaIlco area. The City Council also directed Sand Hill Property Company, operating as 500 Forbes, LLC, to manage the Master Plan process, community outreach, and creation of the Master Plan document. Additionally, it was directed that the City Council be provided a progress report during the process. The project team has worked closely with City of Cupertino Planning Staff, adjacent propeliy owners, and the community to establish the goals for this area and an actionable plan to achieve those objectives. The South Valleo Master Plan reflects collaborative community involvement, provides and analyzes existing and future land uses, vehicular circulation patterns, and pedestrian circulation patterns. Additionally, the Plan includes recommendations to promote the creation of streetscape, crosswalk enhancements, landscaping, lighting, way finding, signage, and street furniture. Implementation of this' plan will bring several long-term benefits to the City of Cupertino and the community at large; including . Area revitalization . Aesthetic coordination . Property connectivity . Roadway infrastructure optimization . Identity recognition PLAN AREA Figure 1.1 is an aerial photograph, showing the boundary of the plan area. The development framework of the area has already been established with commercial uses such a regional shopping center, office buildings, and high-density residential. V ALLeO SOUTH MASTER PLAN 4 of 28 2-23 Additional COll1ll1ercial and residential uses have been entitled, pending construction on two properties at the corner of Wolfe Road and Vallco Parkway. It is anticipated that improvements to existing properties' and development of unimproved propelties in the plan area will ~lso occur, further spurring the revitalization of this area. South Vallco is a regionally-oriented' commercial district supported by its ac~essibility to Interstate 280, Stevens Creek Boulevard, Wolfe Road and Tantau Avenue. South Vallco is bounded by Interstate 280 to the north, Stevens Creek Boulevard to the south, including Cupertino Square shopping center (formerly known as Vallco) along the east and west side of Wolf Road and the office development along the east side of Tantau Avenue. The commercial nature of this area is evident by the types of existing and approved uses along with roadway infrastructure that supports high traffic volulnes. FIGURE 1.1: SOUTH V ALLeO PLANNING AREA RELA TIONSHIP TO THE CITY'S GENERAL PLAN The City of Cupertino General Plan includes a requirement that a Master Plan be created for the South VaIleo area. While this document fulfills that requirement, the plan is' intended to provide a frall1ework fat discussion and ll1ay evolve over tin1e. The General Plan acknowledges in Policy 2-30 that Sou~h Vallco is a regionally oriented con1ll1ercial district and expresses the need for a 11aster Plan to ensure that the plan area is \vell connected and cohesive. VALLCO SOUTH !\1ASTER PLAN 5 of 28 2-24 This plan addresses the Master Plan requirement to ensure continuity of mass, scale, connectivity and adequacy of services. Additionally, this plan recommends a program to continue and enhance the streetscape along Vallco Parkway and Wolfe Road as articulated in the second strategy in Policy 2-30. An implementation program highlighting specific improvements and actionable steps is also included. THE COMMUNITY OUTREACH PROCESS The community outreach process encompassed a series of meetings with adjacent property owners, community action groups, neighborhood associations, community members and the City of Cupertino Community Development Department. The project team held two community workshops that were open to the general public to discuss the vision and desired aesthetic qualities for South Vallco. There were over twenty (20) separate meetings with community groups, property owners, and City representatives: City of Cupertino City Council Community Development Department Master Plan Area Property Owners Apple Inc. Cupe11ino Property Development, LLC Hew lett Packard Menlo Equities Metropolitan Home Owners Association Orbit Resources Rockwood Capital 500 Forbes, LLC (an affiliate of Sand Hill Property Company) Santa Clara Valley Water District Community Groups City of Cupertino residents Concerned Citizens of Cupertino (CCC) Cupertino Against Rezoning (CARe) Metropolitan Home Owners Association and residents Rancho Rinconada Recreation Association The Community Development Depal1ment was involved throughout this process and provided input into City goals and values as expressed in the General Plan and municipal ordinances. V ALLeO SOUTH MASTER PLAN 6 of 28 2-25 The project team included a community outreach consultant, a Project Manager from 500 Forbes, LLC, a Principal from architecture firm Ken Rodrigues Partners, a Principal from landscape architecture firm The Guzzardo Partnership, and a Principal from civil engineering firm BKF. The project team collaborated with adjacent property owners Orbit Resources and Cupertino Property Development, LLC for the initial planning effort. Neighboring property owners Apple Inc., Hewlett Packard, Menlo Equities, and Rockwood Capital were also contacted. GOALS AND GUIDING PRINCIPLES South Vallco is an important district of Cupertino by virtue of its position as an eastern gateway of the City. The goals of the South Vallco Master Plan are to: . Clarify and enhance the identity for this area . Ensure that the community design and aesthetics of South Vallco are consistent and coordinated . Improve flow and connectivity between planned projects . Ensure consistency with Cupertino's general plan . Involve the community A guiding principle is that the Master Plan balances the goals of the many stakeholders for the plan area including the City, the community, and the various ownership groups within South Vallco. CHAPTER 2 EXISTING CONDITION LAND USE The largest and most visible property in this area is Cupertino Square, formerly Valleo Fashion Park. The enclosed regional shopping center is shown in Figure 1.2. Several parking garages cater to mall visitors. Office buildings comprise a large p0l1ion of the plan area uses and are controlled by several ownership groups, see Figure 1.3. These buildings are functional and service local technology companies. Buildings in this area maintain a variety of setbacks, styles, and scale. The office buildings are automobile-oriented serviced by parking fields and bave different levels of pedestrian access. V ALLeO SOUTH MASTER PLAN 7 of 28 2-26 FIGURE 1.2 CURRENT LAND USE Currently, the only residential property in the plan qrea is the Metropolitan condominiums that front onto Stevens Creek Boulevard. The Metropolitan is an urban Inixed-use, high-density project as demonstrated by its scale and limited setbacks. VALLCO SOUTH IvlASTER PLAN 8 of 28 2-27 FIGURE 1.3 SOUTH -V ALLCO OWNERSHIP GROUPS ~ C()nd()~6inil ~~.~ ~~",,_, 4> .,:" :: CIRCULATION Existing Street Network The plan area accessible to Highway 280, and crossed by major arterials Wolf~ Road and Stevens Creek .Boulevard, as shown in Figure 1.4. YALLCO SOUTH MASTER PLAN 9 of 28 2-28 FIGURE 1.4 The following provides a brief summary of key streets in the plan area. I-~80. 1-280 is a north-south, eight-lane freeway with one lane in each direction designated as a high occupancy vehicle (HOV) lane. HOV lanes, also known as carpool lanes, are restricted for use by vehicles occupied by tvvo or more persons per vehicle or motorcycles, as well as select alternative fuel vehicles, between 5:00 am and 9:00 am and between 3:00 pm and 7:00 pm. The freeway extends from San Francisco, in the north, to San Jose, in the south. Near the planning area, 1-280 luns in a northwest to southeast direction and is the nOl1hern boundary of the planning area. Main access from 1-280 to the plan area is provided by an interchange at Wolfe Road. Northbound on-rarnps haye active ran1p-metering during 1110rning peak period and southbound on-ramps have active ramp-n1etering during the afternoon peak period. Typically, northbound traffic is heavier in the. morning peak period and southbound traffic heavier in the evening. Stevens Creek Boulevard. Stevens Creek Boulevard is a six-lane, east-west arterial \vith a landscaped ll1edian that forms the southern boundary of the plan area. It extends fron1 the \vestern boundary of the City of Cupertino into the City of San Jose to the east. Stevens Creek Boulevard is fronted prin1arily by comn1ercialland uses, including retail, restaurant, and office uses near the site. In the study area, there are four (4) signalized intersections along Stevens Creek Boulevard - at Perin1eter Road, Wolfe RoadlMiller Avenue, Finch Avenue, and Tantau Avenue. In the' study .area, traffic is primarily \vestbound in the n10rning peak hour and eastbound in the evening peak hour. This broad V ALLeo SOUTH MASTER PLAN 10 of 28 2-29 road is fronted by commercial uses of all types. Stevens Creek Boulevard is lined by relatively narrow, but continuous sidewalks. Wolfe Road. Wolfe Road is a four-to-six-Iane, north-south arterial located west of the planning area. South of Stevens Creek Boulevard, this street is designated Miller Avenue. Within the plan area, Wolfe Road has a landscaped median that restricts some movements from driveways along the roadway. It functions as an important link between neighborhoods and districts, and Interstate 280. There are a wide range of uses fronting the road including shopping centers, service businesses, single and multi-family homes. Although the street is lined with sidewalks, pedestrian use is limited based on the traffic volumes. Vallco Parkway. Valko Parkway is a six-lane, local roadway that connects Wolfe Road in the west to Tantau Avenue in the east and bisects the plan area. Currently, the roadway is fronted by office buildings and a parking garage to the north and a park-and- ride lot and vacant land to the south. There is a landscaped median running the length of Valko Parkway. The intersections of Valko Parkway with Wolfe Road, Perimeter Road and Tantau Avenue are fully signalized; the intersection of Finch Avenue is stop- controlled at Valko Parkway. Valko Parkway has tree-lined sidewalks, but the interface between the walkways and the six-lane roadway makes the environment uninviting to pedestrians. Tantau Avenue. Tantau Avenue is a north-south roadway located east of the planning area. Tantau Avenue extends from Homestead Road in the north to Bollinger Road in the south. North of Stevens Creek Boulevard, Tantau Avenue is a four-lane roadway; south of Stevens Creek, Tantau Avenue is a two lane roadway with on-street parking. In the plan area, this roadway has signals at Vallco Parkway and Stevens Creek Boulevard. A medianlbollard prohibits southbound vehicular through movements at the intersection with Stevens Creek Boulevard. Finch Avenue. Finch Avenue is a two-lane north-south roadway extending south from Valko Parkway towards Phil Lane. There is a landscaped median dividing the roadway within the planning area. At Stevens Creek Boulevard, Finch Avenue is signalized; however, northbound and southbound through movements are prohibited. Perimeter Road. Perimeter Road is a two-lane roadway extending around Cupertino Square Mall. There are signals at both the Stevens Creek Boulevard and Valko Parkway intersections. RighHurn-only driveways on Wolfe Road n0l1h of Valko Parkway provide access to parking areas behind the mall. Perimeter Road is grade separated at Wolfe Road with no direct access between the two roadways at that location. Existing Pedestrian Circulation V ALLCO SOUTH MASTER PLAN 11 of 28 2-30 Current pedestrian access in the plan area is not well delineated. Main pedestrian access points are along public right of ways and into Cupertino Square. While the sidewalks through the plan area technically make the area "walkable", the lack of relief from the intensity of the roadways, on-street parking, and street furniture does not make it pedestrian- friendly. FIGURE 1.5 EXISTING PEDESTRIAN CIRCULATION Pedestrian facilities iI?clude side\valks, crosswalks, and pedestrian signals at signalized intersections, as well as multi-purpose trails and other dedicated pedestrian right-of-ways. Currently, sidewalks are constructed on both sides of Wolfe Road, Stevens Creek Boulevard, and Finch Avenue. Alon'g Vallco Park\vay, Tantau Avenue, and Stevens Creek Boulevard, sidewalks have been constructed adjacent to developed parcels '(i.e. along the office developn1ents north of Vallco Parkway and east of Tantau Avenue). No, side\valks exist along Vallco Parkway east of the park -and-ride lot or along Tantau Avenue bet\veen Stevens Creek Bouleval~d and the Highway 280 overpass. A pedestrian walk\vay exists between the nOlth side of the Metropolitan condominium development and Wolfe Road. The existing sidevvalks vary in design - those along Wolfe Road, Finch Avenue, and Stevens Creek Boulevard west of the Metropolitan condonunium development are separated from the roadway by a grass planting strip; other side\valks are located adjacent to the roadvvay \vith no buffer between the roadway and walk\vay. V ALLCO SOUTH J\1ASTER PLAN 12 of 28 2-31 All of the signalized intersections in the plan area are equipped with pedestrian activated crossing signals, except for the 1-280 ramps at Wolfe Road where traffic must yield to pedestrians using the crosswalks. There are no marked crosswalks at the unsignalized and stop-sign-controlled intersections along Vallco Parkway. Existing Bicycle Facilities Bicycle facilities include bike paths, bike lanes, and bike routes. Bike paths (Class 1 facilities) are pathways, separate from roadways, designated for use by bicycles. Often, these pathways also allow pedestrian access. Bike lanes (Class 2 facilities) are lanes on roadways designated for use by bicycles with special lane markings, pavement legends, and signage. Bike routes (Class 3) are existing right-of-ways that accommodate bicycles but are not separate from the existing travel lanes. Routes are typically designated only with signs. Bike lanes are provided on Wolfe Road, Valko Parkway, and Tantau Avenue near the site. Existing Transit Operations The Santa Clara Valley Transportation Authority (VT A) operates bus service in Santa Clara County. Other transit agencies, such as Caltrain and ACE transit, operate shuttles within the County. Currently, VTA express bus routes 101 and 182 and VTA local bus routes 81 and 23 serve the plan area. Caltrain offers a shuttle from Lawrence Caltrain Station to employment centers in the area. There is currently a park-and-ride lot located south of Vallco Parkway at Perimeter Road. CHAPTER 3 VISIONS AND OBJECTIVES OVERALL VISION Through the community outreach process, the project team received a wide array of comments and input providing a broad perspective of the community's vision for South Vallco. Certain comments were consistently voiced that collectively form major themes. As an overall vision, the South Valko area serves as a gathering place, a gateway, and a focal point for Cupertino residents while holding regional appeal to visitors. Characteristics of this gathering place are best described as "downtown-ish" or, a Main Street-style setting that is pedestrian oriented, family-friendly, accessible, and well landscaped. OBJECTIVES The objectives help define input from the community, property owners and City into concepts that can be built upon and eventually turned into physical form. These V ALLCO SOUTH MASTER PLAN 13 of 28 2-32 objectives are categorized into three major topic areas and form the basis for the recommendations in this Plan: · Improve area identity and character · Improve circulation and connections · Promote compatibility with existing developments I. Improve area identity and character Objective (A) Downtown/Main'Street Character-Support the creation of a Main Street style environment with a downtown feel. This includes planning pedestrian oriented connections with good accessibility and attractive, high-quality design. The interface and streets cape between the properties should be inviting and have clear connections through the plan area. It is not anticipated nor contemplated that the area look identical, but the quality of the area should reflect the character of the City. A Main Street style setting that is eclectic in nature with varying architectural styles, massing, scale, and uses should be embraced. Objective (B) Aesthetics-Improve the plan area aesthetic The area should be cohesive in terms of the "look and feel". It should draw upon high quality materials and interesting design. The aesthetic should be consistent throughout the plan area and should address streetscape, landscaping, street furniture, lighting, signage, and street treatment. There are a wide range of styles that can address the appropriate "look and feel" of the area including aesthetics that draw upon Cupertino's history. Objective (C) City Gateway-Identify the area as an gateway to the City It should be clear that this area is a specific district of the City. District gateways require signage or monuments to delineate this area as unique to the rest of the City. Objective (D) Quality Landscaping-Encourage quality landscaping through the plan area The overall landscape plan should be consistent in the plan area incorporating existing landscaping areas. Maintain tree-lined character of area and support new tree planting if existing trees need to be removed or are no longer alive. II. Improve circulation and connections Objective (E) Pedestrian Connection - Improve pedestrian and bicycle environment on Vallco Parkway and Stevens Creek with accessibility to on-street parking, V ALLCO SOUTH MASTER PLAN 14 of 28 2-33 Fostering safe pedestrian walkways and convenient on-street parking along Vallco Parkway are critical to making the area welcoming and supporting retail viability. Pedestrian and bicycle connectivity must be enhanced to provide improved access between properties. Objective (F) Vehicular Connection - Improve connections for vehicular access. Create logical, safe, and attractive automobile connections within the plan area. Both existing and new streets should be visually appealing and inviting. Traffic calming elements that slow traffic to promote pedestrian and bicycle safety should be suppOlted. Objective (G) Traffic - Minirriize traffic impacts on local neighborhoods. Seek to minimize impact on adjacent neighborhoods by optimizing vehicular circulation plan. III. Promote compatibility with existing developments Objective (H) Development Compatibility - Promote compatibility with existing and new developments Proposed projects should be compatible with uses as described in the General Plan and it would be preferred that buildings in the plan area engage the street. Objective (I) Services - Ensure adequacy of services Proposed projects should analyze existing service levels to ensure service networks are adequate to support a respective project or require enhancement. Objective (J) Sustainability - Encourage and support sustainability and energy efficiency Proposed projects should study oPPOltunities and constraints to implement sustainability and energy efficiency measures. CHAPTER 4 COMMUNITY CHARACTER AND AESTHETIC It is anticipated that changes to the plan area may occur in the near-term based on the number of properties under redevelopment, cooperative ownership groups, and the community's desire for an improved pedestrian environment. The character and vitality of the plan area is and will be influenced by many considerations, including the existing street experience, buildings, and open space areas along with the desired "look" and "feel" defined by the community. V ALLCO SOUTH MASTER PLAN 15 of 28 2-34 The purpose of this chapter is to express policies to ensure that the character and objectives for the area are realized. The following policies and guidelines are intended to define the design style and aesthetic quality, and should be used as a general reference as the guiding concepts for the proposed implementation plan. Policy 4.1 Establish consistent, pedestrian friendly landscape and streetscape to promote a downtown and Main Street style setting. Policy 4.2 Identify the style and design features for lighting, street furniture, and way finding to promote a consistent aesthetic. Policy 4.3 Enhance and supplement cunent landscaped areas with quality landscaping. Policy 4.4 SuppOli a variety of architectural styles, heights, massing, and uses to create an eclectic Main Street style character. Policy 4.5 Support gateway features, signage, and/or monuments. Policy 4.6 Include native vegetation and drought tolerant landscaping The community was involved is defining the "look and feel" of this area. Qualitatively, the area needs to be high in quality, safe, pedestrian-friendly, tree-lined, and attractive. No one style embodies the entire plan area aesthetic and there are many ways to appropriately address the character of the area including drawing upon Cupertino's agrarian history. Practically implementing an area-wide plan that addresses overall landscaping, street treatment, lighting, signage, way finding, street furniture, and district monuments is an effective strategy to achieve the desired qualitative outcome. Landscape Figure 1.5 describes the overall landscape plan for the plan area. An existing feature is the ash trees that line the major arterials traversing the area. While some of these trees are in poor health or are no longer alive, the tree lined setting establishes an important tone for the area. The plan is to maintain the tree lined character of the area and enhance it by providing secondary street trees where possible. In addition, the area should include California native plantings and drought tolerant trees and landscaping to reduce water usage and encourage sustainability. All existing and new streets in the plan area should be lined with continuous sidewalks and street trees in order to provide a comfortable and attractive walking environment. V ALLCO SOUTH MASTER PLAN 16 of 28 2-35 FIGURE 1.6 OVERALL LANDSCAPE PLAN 1 ~ . \ / ~_. ~ ] KEY 'c ~ " ...... ./(1, ~ ~/,o , ~-?O " SC~~,L:: I... J- '_f ] ... , .... .-.J ~~~":YSTlIHT 111m .- " _ 1'lI00000CO ~ 11lCD I'" _ tXJrnHG ASH '111[8 · I , I I"~ _ rHH.r.H:W MrOIAA: PlANTING J ..".I ~ ... - - Ixtsl,NG WATlR 'lA'Ua( i .~I . TlltATlR UG,m o OtCOII"IM Stilt" LKiHT} I [Q IN....NCro (JIOUWAl<<\ .. nCONO..lIY ~luN4Ci[ ~ .. OI~TllICT GATlW'" ~ a GATEWAY T1IAH~Pl.AIlT OAIG _~=~~~G -:: o <: - I 0 I L ' ~ l. '.. Design Features The imagery shown in Figure 1.7 demonstrates the "look and feel" of the lighting, street furniture, walkway features, apd way finding. The design features are the basis of setting the quality and tone of the plan area. For this to be considered a Main Street style setting, the design needs to be of high quality and lend itself to be "pedestrian-scale," warm, and inviting. Current design features in the area are industrial and utilitarian in nature as exemplified by the lighting along Stevens Creek. The Master Plan recommends design features that.serve two purposes. First to serve as a use, whether in lighting, way finding, b~nches, but also to serve as a design aesthetic that sets the tone for the area. The Plan recommends blending existing modern-oriented design elen1ents with "old-\vorld" design elements that allude to Cupe11ino's agricultural 'history. This approach can serve as a template that can transition well into adjacent neighborhoods and districts. VALLCO SOUTH 1\1ASTER PLAN 17 of 28 2-36 -. FIGURE 1.7 ~ ..-.~~ ~;,p STORM WI.TEI\ ~' MANA.GEMENT ..,.....~.'....... "...1. --;-~ II...." '-it MEDIAN . PlANTING ..\ r. , b' ...'~~.j.~.~.' .\ ,",: .~ ..i:.~:.;~ -\.: f~' ':.V)~~'\~~f~ I, :. H d L fir' ( I ~ !,;b;II.I.III11' " "';0- ,. C :.. I ...1 .d.! . c..:..::::eOSAND \Jj.n':'~J rO;::'l too' ~ ORCHA.RD PLANTING ...'.... . . .'. ft.. EXI>TING RESIDENTIAL Collectively, the plan area needs to have various design elements to create an interesting pedestrian experience. Typical Main Street style environments change organically over time and are eclectic in nature with varying styles, heights, massing, and uses. This will also hold true for the plan area as ll1uch of the area is already established. Supporting ne\v gateway features to promote plan area businesses and/or cOil1ffiunity and city events will further help identify South Vallco as a vibrant district within Cupeliino. Gateway features may include Cupertino n10null1ents, banners, and signage. CHAPTER 5 CIRCULATION The character of an area is influenced by the scale and quality of its street system. The ; existing roadway net\vork in the planning area was developed with little emphasis placed on the non-vehicular eleil1ents of a road\~/ay. The Plan calls for creating a 1110re interconnected and pedestrian-friendly circulation systeil1 by scaling streets appropriately for the future uses expected to develop on the sUITounding parcels. To accoil1plish these goals, individual projects will l11ake focused ilnproven1ents to the local roadways that connect the planning area. This chapter describes the autoil10bile and pedestrian circulation systeln, as \vell as design and access considerations for road\vays \vithin the plan area. Empha$is is placed V ALLCO SOUTH MASTER PLAN 2-37 1 8 of 28 on creating safe, effective, and attractive streets. It should be noted that existing roadway elements, crosswalks, setbacks, and sidewalks are constraining factors affecting the degree of change that can be implemented. It is anticipated that circulation improvements will be proposed in conjunction with property red~velopment. Policy 5.2 Establish consistent, pedestrian and bicycle friendly stree,tscape improvements throughout the plan area. Develop an area-wide pedestrian circulation network including enhancing existing, and future crosswalks to promote safe pedestrian access Policy 5.1 FUTURE PEDESTRIAN CIRCULATION The connections shown in Figure 1.8 demonstrate a connected network of pedestrian and bicycle paths along public right of ways and within private developments. FIGURE 1.8 FUTURE PEDESTRIAN CIRCULATION PATTERNS This section describes the location of new and existing pedestrian and bicycle connections in the plan area and identifies hO\\1 the pedestrian network touches the public right of ways. For South Vallco to have more downto\vn-like attributes" consistency for pedestrian and vehicular use is necessal~Y. Connections between properties and to offices, shopping, neighborhoods, and schools will enhance the accessibility, usability, and viability of this area. V ALLeo SOUTH i\1ASTER PLAN 19 of 28 2-38 Bike paths that connect South Vallco to neighboring districts, in particular the major employment centers, will greatly aid in reducing vehicle trips and serve to enliven South Vallco with greater pedestrian activity. There are opportunities to develop bike paths within the plan area and they may be studied including contacting the Santa Clara Valley Water District to discuss potential opportuni ties. It is intended that improvements to eXIstmg and future crosswalks will improve the overall pedestrian circulation in the plan area. Desirable characteristics for safe, marked pedestrian crossings include: · Convenient locations to cross · Slow or controlled vehicle speeds · Excellent visibility for both pedestrians and drivers · Signage directing pedestrians to the safest and most adequate crossings · Signage alerting drivers to pedestrian right-of-ways where appropriate · Appropriate striping patterns or pavement · Informational signs, signals or markings · ADA accessibility Creative options should be explored for pedestrian activity and flow when the district activity warrants analysis. Items that can be studied include: · Lighted cross walks · Countdown pedestrian heads · Diagonal crosswalks Calabazas Creek is an important element to the plan area in identity and connectivity. There may be oppOltunities within the plan area for new developments to connect to and support the implementation of pedestrian and bicycle connections along the Calabazas Creek trail. Subject to input from various community stakeholders and sUlTounding landowners, and evaluating flood protection, security, and liability issues, the trail implementation may provide access to Vallco Parkway, Highway 280 underpass and Tantau A venue. FUTURE VEHICULAR CIRCULATION The Plan calls for the creation of an interconnected street system that will allow for convenient access throughout the plan area and into adjacent areas. The appearance and character of these streets should be equally attractive and designed considering their surroundings. The streetscape plan includes locations of vehicular ingress and egress access points. The Plan includes street treatments at select locations through the plan area, not only to signify and mark where the area begins, but also to make the area more V ALLCO SOUTH MASTER PLAN 20 of 28 2-39 visually appealing and updated.' If possible the streets in the plan area should be lined with tree shaded sidewalks, allowing safe and c'onvenient walking opportunities. FIGURE 1.9 FUTURE VEHICULAR CIRCULATION PATIERi~S Policy 5.3 Policy 5.4 Policy 5.5 Wherever it is safe and appropriate, as determined by professional traffic consultants on a ,project specific level, the Plan calls for on-street parking along Vallco Parkvvay accommodated by narrowing the roadway. The proposed modification, in conjunction with intersection-level improven1ents, will facilitate a pedestrian-friendly environil1ent by slowing down traffic on the street. The on -street parking \vill accoil1ffiodate the demand for parking and the future planned retail developments along ValIco Parkv/ay. On-street parking will help slow traffic which translates into a safer pedestrian environment and proil10tes viability for retail shopping along street frontages. While the design of SOil1e streets in the plan a~'ea are not oriented to\vards pedestrians due to a lack of on-street parking to shield pedestrians from traffic, there is an opportunity to improve the interaction between ll10torists and pedestrians in the 'plan area. This can be achieved by implementing several design solutions that more effectively delineate VALLCO SOUTH MASTER PLAN' 21 of 28 2-40 crosswalk areas and increases on-street parking along Valko Parkway to transform the street into something that is more approachable and accessible to pedestrians. Additionally, when appropriate new and existing properties should share ingress and egress access between properties to facilitate greater connections and cohesiveness throughout the plan area. Professional traffic consultants will need to verify the feasibility on a project specific level. CHAPTER 6 LAND USE The General Plein describes South Vallco as an area to be retained and enhanced as "large-scale commercial area that is a regional commercial (including hotel), office and entertainment center with supporting residential development." Cupertino Square, the regional mall fronting both sides of North Wolfe Road, and the office buildings lining Vallco Parkway comprise the predominant uses in this area. While the commercial tone of this area is set by the mall and office buildings, greater development intensity is also demonstrated by Metropolitan condominiums, a high density residential project which has frontage on Stevens Creek Boulevard (see Figure 1.10). Policy 6.1 Policy 6.2 Policy 6.3 Support proposed projects that conform to the General Plan and that fit with the character of the plan area Ensure the adequacy of core infrastructure and services for the plan area; evaluate additional impacts associated with specific projects on a case-by- case basis. Explore methods to ensure new buildings on the South side of Vallco Parkway that do not propose retail shall demonstrate that those building's frontages along Vallco Parkway can be converted to accommodate future ground floor retail (e.g. adequate ceiling heights, access etc.). In the event that there is significant redevelopment and use conversion to retail of the existing office developments located on the North side of Vallco Parkway, South Valleo Parkway property owners shall either implement the conversion or provide City Council th.e status of the market feasibility. The community voiced their desire for the plan area to serve as a positive focal point for the City, appeal to a regional audience and have Main Street type characteristics. Planning for a setting that addresses these goals starts with creating a pedestrian-friendly and accessible area and continues with creating a dynamic and complementary mix of uses that holds regional appeal. FUTURE LAND USES AND SERVICES Future South Valleo land uses are depicted in Figure 1.10 which shows how the envisioned uses are complementary and serve various purposes. Cupertino Square is the regional mall for the area and because of its size and location has the potential to be an agent of change. Offices in the plan area create a tremendous base of patrons requiring 22 of 28 V ALLCO SOUTH MASTER PLAN 2-41 community-serving retail, restaurants, and services. Existing residential and future housing uses generate evening and weekend activity. In order to achieve the community's goals and "complete the picture", the area needs a high quality mixed use project that sets the standard and spurs plan area improvement. The center would create a mixed-use, pedestrian-oriented shopping experience with main street style retail, office, senior housing, hotel, and possibly an athletic club. V ALLCO SOUTH MASTER PLAN 23 of 28 2-42 FIGURE"1.10 FUTURE LAND USES A .If . ... 1 ~ f'" '" ~. 't' t '~ ~ Collectively, the plan area. serves a diverse set of purposes. The housing work balance is addressed through existing and future residential and office. There is a wide range of retail uses that: are supported in the plan area including a traditional mall experience in Cupertino Square and community-serving retail and restaurants in pedestrian-friendly, open-air formats along VaIlco Parkway and Finch Avenue. Hotels, athletic clubs, and parks complem~nt the other uses offering a \\lide range of community serving services and activities. Retail uses along VaIlco Parkway, from Wolfe Road to Tantau Avenue, are encouraged in "future significant redevelopments. The opportunity to place retail along all of VaIlco Parkway is subject to each proposed project and will most likely depend on the amount of vehicular and pedestrian activity, parcel configuration, and site accessibility. There is an existing" infrastructure and services network that supports the plan area including, but not linuted to se\ver, \vater, electricity, gas, fire, police, and schools. As new projects are proposed, associated impacts compared to the baseline" should be assessed and deternuned if the service and infrastructure net\vorks are adequate or needs enhancemen 1. Studying the ~mpacts to existing service and infrastructure networks on a case-by-case basis enables more accurate aSSeSS111ent and better data to 111anage actual impacts to the area. VALLCO SOUTH MASTER PLAN 24 of 28 2-43 SUSTAINABILITY AND ENERGY EFFICIENCY Sustainability and energy efficiency are increasingly becoming important elements when evaluating a project and its impact on the community, the city, and the environment. While further study and analysis will be required to establish and implement a citywide environmental certification system and standard, the goal is to encourage and support sustainability and energy efficiency. Policy 6.5 Policy 6.6 Implement sustainable and energy efficient measures within individual developments and address the level of green building certification goals. Promote recycling by installing receptacles to collect recyclable and non recyclable trash. Each project within the plan area will have a different set of opportunities to reduce its environmental impact and implement sustainability and energy efficiency measures based on location, product type, and project scope. Project sponsors will need to study their respective opportunities, constraints, and methods to incorporate sustainable measures. CHAPTER 7 IMPLEMENTATION This chapter provides implementation steps to help weave the plan area together as a district. The implementation of the Master Plan is focused on the connective tissue between the properties including streetscape, lighting, way finding, signage, and street furniture. IMPLEMENT A TION STEPS Sidewalk Lighting Supplement existing lighting elements with new pedestrian-scale lighting for Stevens Creek Boulevard, Tantau Avenue, Valko Parkway and Wolfe Road. The CUlTent lighting program works for vehicular traffic, but the large scale canopy shields the light from illuminating the pedestrian areas making the area feel inactive and foreboding. New fixtures would add light to the ground and pedestrian activity area which would create a distinctive upscale look to these major streets. The light source would be shielded to prevent glare and light pollution. Median Improvements Enhance landscape design in medians to create a strong fresh landscape presentation. Existing planting looks dated, is not consistent in theme and scale. Specific improvements include: . Keep existing trees of value . Enhance shmb planting to provide color and interest . Reduce paved areas in left turn lane pockets V ALLeO SOUTH MASTER PLAN 25 of 28 2-44 . Develop new paved material palette unique to this district. . Add uplighting to median trees. FIGURE 1.11 lMPR 0 VEMENTS - LIGHTING, MEDIAN, CROSSWALKS I (' Woh. I (' ,....,: ,,,'" I "'Un_ ,uJl Stevens Creek Section Shrubs and Groundcovers ,- Informal Cobblestone Paving - , '-~---, ':, ~.~~", "-,~~' ,.., - " Plan Pedestrian Safety Paving - -,' Flowering Accent Shrubs -". .~,~..~.~:: ~"le'~t1JL Section Stevens Creek Median VALLCO SOUTH 1\1ASTER PLAN Existing Ash Street Tree~ Community Decorative Ught wi'th Banner Existing Cobra Head Streetlight Intersection at Stevens Creek and Wolfe 26 of 28 2-45 . Gateway Features Create new gateway features on Stevens Creek and Wolfe that identify entrance into this new district of town. It is anticipated that the gateway feature be managed by plan area property oVvners contributing to the Plan improven1ents~ This could include: . Cupertino monuments (replace entry sign on east median) . Community banner presentation' (replace current banner location west of district border near Portal) . A textured roadway pavement "threshold". FIGURE 1.12 IMPROVEMENTS - GATEWAY, LIGHTING Existing and New Olive Trees ~ \ } (' ....~~~i..J -r-n..~4i..~ l,-.\ -.r".......~ Jl"j;, '" ::..,.-_ ~'~...... ~ .f~,~ 'l""' .~~~" .~ ,.;<:::;: 1:1 .,.. ~:~ ~ "~.~~4qdjvr ~..~.. ..~. .. .~... '"~:Ul.:Ge'~~ ~ " \ r~ "'.... ~ ///~ ~ ..., ,... \ t.. -l,~ ......_or """ .rr.....'''' . ,-~ )1 .~ ~~i'l \fl \1,1, 1.1 . ...{,,,..;') t "; li.J.".,l,\jl '.. '~ ~" n~a~~. ~ I '. ,,' -~ - ~ - - - - Ash Street Trees (In Background) / .... -'.- Community Banner / ; r ---3----~ Gateway Column (In Background) 1 , [ - - - - --= Cupertino Sign .~..~K ( J ,//' 'f'~ Annual Color Flower Display ] ./., L . ,... ~ / Gateway Median Sections on Stevens Creek t Existing Ash Street Trees Decorative Pla;:a Lights (Ie Match AI-K Ughul Raised Concrete Planter /'? ~~ Section at Valko Parkway Plaza Intersection ~.. . ~~~: ~ . ,:-.~~ New Street Tree Planting Dra \v upon Cupertino's' history as an agrarian co llunUni ty vvi th orchards and wineries, by planting ne\v flowering pear trees to extend and fill in the existing tree canopy; this will build upon the tree-lined nature of the plan area which is a distinguishing design element in this district. New trees should cOll1plete the block betvveen the Metropolitan and Finch Avenue and along Vallco Parkway and Tantau Avenue where applicable. Incorporating the flo\vering. pear trees allows for transitions of scale at these activated frontages and further beautifies the area with a conunon tree feature that is more "pedestrian scale~'. Cross\valk Treatment Provide ill1proved crosswalks at select intersections along Stevens Creek Blvd., Wolfe Road, Valleo Parkway and Tantau Avenue to enhance pedestrian crossings into the Master Plan al~ea. These in1provements will need to support high intensity vehicular' use. The 111aterial may be stamped or colored textured concrete. VALLCO SOUTH I\1ASTER PLAN 27 of 28 2-46 ApPENDIX PLANNING AND OUTREACH SCHEDULE MARCH 4, 2008 CITY COUNCil.. MARCH 5, 2008 MARCH 13,2008 MARCH 17, 2008 MARCH 20, 2008 MARCH 24, 2008 MARCH 28, 2008 APRIL 1, 2008 APRIL 1, 2008 APRIL 7, 2008 APRIL 7,2008 ApRIL 10,2008 ApRIL 14,2008 APRil.. 18,2008 APRIL 21,2008 ApRIL 23,2008 ApRIL 24, 2008 APRil.. 29,2008 MAY 9, 2008 MAY 12,2008 MAY 13,2008 MAY 20, 2008 COMMUNITY DEVELOPMENT DEPARTMENT ORBIT RESOURCES & CUPERTINO PROPERTY DEVELOPMENT, LLC COMMUNITY DEVELOPMENT DEPARTMENT MENLO EQUITIES ORBIT RESOURCES & CUPERTINO PROPERTY DEVELOPMENT, LLC CONCERNED CITIZENS OF CUPERTINO RANCHO RINCONADA RECREATION BOARD ASSOCIATION CUPERTINO AGAINST REZONING (CARE) HEWLETT PACKARD COMMUNITY DEVELOPMENT DEPARTMENT FIRST COMMUNITY WORKSHOP APPLE INC. ROCKWOOD CAPITAL COMMUNITY DEVELOPMENT DEPARTMENT SECOND COMMUNITY WORKSHOP RANCHO RINCON ADA RESIDENTS METROPOLITAN HOMEOWNERS ASSOCIATION AND RESIDENTS ORBIT RESOURCES & CUPERTINO PROPERTY DEVELOPMENT, LLC COMMUNITY DEVELOPMENT DEPARTMENT METROPOLITAN HOMEO\VNERS ASSOCIATION BOARD MEMBER CITY COUNCIL 28 of 28 V ALLeO SOUTH MASTER PLAN 2-47 &bibU 0 CITY OF CUPERTINO 2005 General Plan Development Allocation System: Retail Commercial Development Revised 10/21/08 Monta Vista Approved Allocation Allocation! Balance (sq.ft) Approving Application Applicant Adoption Body File Number Property Location! APN Name Date 10,882 557/PC U-2006-08/ ;21761 Granada Ave.! Terry 8/22/06 ASA-2006-11 357-17-055, -056 Brown 10,325 1,082/PC U-2006-14/ 10056 Orange Avenue/ Terry 3/13/07 ASA-2006-25 357-17-058 Brown 9,243 Heart of the Approved City Allocation! Allocation Approving Application Applicant Adoption Balance (sa.ft) Bodv File Number Property Location! APN Name Date 281,951 37,233/CC U-2005-20 20955 SCB/APN 326- Peter Ko 1/17/06 ASA-2005-18 31-018, -020 244,718 19,000/CC U-2005-09 19620-19780 SCB/ Todd Lee 2/07/06 ASA-2005-06 APN 369-06-008, -009, -010 225,718 428/DCD DIR-2006-15 20955 SCB/APN 326- Peter Ko 5/05/06 31-018, -020 225,290 Hotel: 61,822* U-2007-04, 21265 SCB/326-27-035 Karen Ngo 9/2/08 Mixed Use: ASA-2007-06, 56,194 TM-2007-09, EXC-2008-07 107,274 * Hotel building area underestimated - closer to 79,000+ s.f. Vallco Park Approved South Allocation! Allocation Approving Application Applicant Adoption Balance (sa,ft) Body File Number Property Location! APN Name Date 250,414 19,114 U-2007-06, , Cup. Village/316-05- Brian 4/15/08 (partial)/CC ASA-2007-1O 050,-051,-052,-053,- Replinger 056,-072 231,270 2-48 Homestead Approved Road Allocation! Allocation Approving Application Applicant Adoption Balance (SQ.ft) Bodv File Number Property Location! APN Name Date - 45,057 CITY OF CUPERTINO 2005 General Plan Development Allocation System: Retail Commercial Development Revised 4/15/08 Other Approved Commercial Allocation! Centers Approving Application Applicant Adoption Allocation Body File Number Property Location! APN Name Date Balance (SQ.ft) - 986. North De Anza Approved Blvd. Allocation! Allocation Approving Application Applicant Adoption Balance (Sq.ft) Bodv File Number Property Location! APN Name Date 14,867 City Center Approved Allocation Allocation! Balance (sq.ft) Approving Application Applicant Adoption Body File Number Property Location! APN Name Date 14,867 Val1co Park Approved North Allocation! Allocation Approving Application Applicant Adoption Balance (sq.ft) Bodv File Number Property Location! APN Name Date 5,341 5,341 (partial)/ U-2007-06, Cup. Village/316-05- Brian 4/15/08 CC ASA-2007-10 050,-051,-052,-053,- Replinger 056,-072 0 2 2-49 Bubb Road Approved Allocation Allocation! Balance (sq.ft) Approving Application Applicant Adoption Body File Number Property Location! APN Name Date 0 . CITY OF CUPERTINO 2005 General Plan Development Allocation System: Retail Commercial Development Revised 4/06/06 . Other Approved Employment Allocation! Centers Approving Application Applicant Adoption Allocation Body File Number Property Location! APN Name Date Balance (sq.ft) 0 3 2-50 CITY OF CUPERTINO 2005 General Plan Development Allocation System: Office Development Revised 3/20/07 Monta Vista Approved Allocation. Allocation! Balance (sq.ft) Approving Application Applicant Adoption Body File Number Property Location! APN Name Date 38,584 525/PC U-2006-08/ 21761 Granada A ve./ Terry 8/22/06 ASA-2006-11 357-17-055, -056 Brown 38,059 1,264/PC U-2006-14/ 10056 Orange Avenue/ Terry 3/13/07 ASA-2006-25 357-17-058 Brown 36,795 11,015/CC M-2008- I Results Way Tim Kelly 03/ASA-2008- 05 25,780 Heart of the Approved City Allocation! Allocation Approving Application Applicant Adoption Balance (Sq.ft) Body File Number Property Location! APN Name Date 11,456 Vallco Park Approved South Allocation! Allocation Approving Application Applicant Adoption Balance (sq.ft) Body File Number Property Location! APN Name Date 0 4 2-51 Homestead Approved Road Allocation! Allocation Approving Application Applicant Adoption Balance (Sq.ft) Bodv File Number Property Location! APN Name Date 0 CITY OF CUPERTINO 2005 General Plan Development Allocation System: Office Development Revised 1/08/08 Other Approved Commercial Allocation! Centers Approving Application Applicant Adoption Allocation Body File Number Property Location! APN Name Date Balance (so.ft) -18,131 North De Anza Approved Blvd. Allocation! Allocation Approving Application Applicant Adoption Balance (so.ft) Body File Number Property Location! APN Name Date 218,185 10,000 (Actual U-2006-03 20565 Valley Green Tim 7/18/06 sf is higher- Dr.! APN 326-10-044 Reeves warehousing) 208,185 33,000/CC U-2006-06 10495 N. De Anza Cliff 8/15/06 Blvd.! Chang 175,185 City Center Approved Allocation Allocation! Balance (sq.ft) Approving Application Applicant Adoption Body File Number Property Location! APN Name Date 0 Vallco Park Approved North Allocation! Allocation Approving Application Applicant Adoption Balance (Sq.ft) Body File Number Property Location! APN Name Date 101,532 6,000/CC* U-2007-09 10900 N. Tantau Ave. Tantau 1/08/08 APN 316-09-029 Investments 95,532 5 2-52 *94,000 sq. ft. was built into the base for this property when the 2005 General Plan "Existing Built" calculations were determined. For the 100,000 square foot building, only 6,000 square feet needed to be allocated. CITY OF CUPERTINO 2005 General Plan Development Allocation System: Office Development Revised 4/13/06 HP Approved Development Allocation! Agreement Approving Application Applicant Adoption FAR Potential Body File Number Property Location! APN Name Date 7,786/staff Bldg. Permit # 19091 Pruneridge Ave. HP 9/12/06 (Manzanita Cafe 06090069 Conversion) Approved Bubb Road Allocation! Allocation Approving Application Applicant Adoption Balance (Sq.ft) Body File Number Property Location! APN Name Date 15,790 Major Approved employers with Allocation! sales office & Approving Application Applicant Adoption corporate Body File Number Property Location! APN Name Date headquarters 150,000 Other Approved Employment Allocation! Centers Approving Application Applicant Adoption Allocation Body File Number Property Location! APN Name Date Balance (Sq.ft) 0 6 2-53 CITY OF CUPERTINO 2005 General Plan Development Allocation System: Hotel Development Revised 2/6/08 Valleo Park Approved South Allocation! Allocation Approving Application Applicant Adoption Balance (SQft) Body File Number Property Location! APN Name Date 764* * 686 hotel rooms of the 764 are committed to Cupertino SquareNallco Fashion Park CITY OF CUPERTINO 2005 General Plan Development Allocation System: Residential Development Revised 9/12/08 Monta Vista Approved Allocation Allocation! Balance Approving Application Applicant Adoption (DU's) Body File Number Property Location! APN Name Date 87 2/PC M-2005-03 10075 Granada Ave/ Terry 9/13/05 Brown 85 2/PC U-2006-08 21761 Granada A ve./ Terry 8/22/06 357-17-055, -056 Brown 83 2/PC U-2006-14/ 10056 Orange Avenue/ Terry 3/13/07 ASA-2006-25 357-17-058 Brown 81 Net + l/PC U-2007-05/ 10217 Pasadena A ve./ Terry 8/14/07 TM-2007-10 357-18-025 Brown ] lICC appeal TM-2007-03 21871 Delores Ave/ Tracy Hsu 10/2/07 357-14-026 81 l/PC TM-2007-11 10121 Pasadena Ave/ Chang 11/13/07 357-17-045 80 Other Approved Neighborhoods Allocation! Allocation Approving Application Applicant Adoption Balance Body File Number Property Location! APN Name Date (DU's) 200 19/CC U-2006-13, 10855 N. Stelling Rd./ Lawrence 7/17/07 ASA-2006-22 326-07-037 Guy 181 l/PC EXC-2008-14 San Juan Rd/ 342-22- Amy 8/26/08 078 Cheng 180 7 2-54 Heart of the Approved City Allocation! Allocation Approving Application Applicant Adoption Balance DU's) Body File Number Property Location! APN Name Date 309 CITY OF CUPERTINO 2005 General Plan Development Allocation System: Residential Development Revised 8/23/07 Vallco Park Approved South Allocation! Allocation Approving Application Applicant Adoption Balance Body File Number Property Location! APN Name Date (DU's) 400 Homestead Approved Road Allocation! Allocation Approving Application Applicant Adoption Balance Body File Number Property Location! APN Name Date (DU's) 300 116/CC ASA-2007-03 20800 Homestead Rd.l Michael 7/3/07 329-09-029,-b4 7 ,-048,-056 Ducote 184 Other Approved Commercial Allocation! Centers Approving Application Applicant Adoption Allocation Bpdy File Number Property Location! APN Name Date Balance (DU's) 300 North De Anza Approved Blvd. Allocation! Allocation Approving Application Applicant Adoption Balance Body File Number Property Location! APN Name Date (DU's) 100 3/CC TM-2004-05 Greenleaf Ct.! APN Wayne 11/29/05 326-33-107 Aozasa 97 8 2-55 City Center Approved Allocation Allocation! Balance Approving Application Applicant Adoption (DU's) Body File Number Property Location! APN Name Date 100 CITY OF CUPERTINO 2005 General Plan Development Allocation System: Residential Development Revised 3/24/07 Vallco Park Approved North Allocation! Allocation Approving Application Applicant Adoption Balance Body File Number Property Location! APN Name Date (DU's) 300 PC/3 U-2007-0l, 10630 Linnet Lanel Frank Ho 3/24/07 TM-2007-0l 316-47-017 297 Bubb Road Approved Allocation Allocation! Balance Approving Application Applicant Adoption (DU's) Bodv File Number Property Location! APN Name Date 94 Other Approved Employment Allocation! Centers Approving Application Applicant Adoption Allocation Body File Number Property Location! APN Name Date Balance (Sq.ft) 100 9 2-56 EXHIBIT E COMMUNITY DEVELOPMENT 2~25 .: <!J eighborhood commercial component. P oject-specific development allocations be determined on a case-by-case basis. 1.' :\Vest Stevens Creek Boulevard (from ighway 85 to Anton Way): This a a includes the Oaks Shoppin C ter and the De Anza Communi Co ege campus. New development n this area should incorporate I)1i ed com ercial/residential uses. 2. Centr Stevens Creek Boulevard De An Boulevard east to Per' Road): ew development shall co commerc l/commercial office ses on the first flo r. Office uses are pe itted on the second oor. Residential an. residen- tial mixed u s are allowed. 3. Design lements: Buildings shall be 10 ted at the 'ont setback line defined in the H art of t City Specific Plan. Parking shall e loc ed to the side or rear of the buildings. Maximum height of 45 Valko Park South Policy 2-30: Val/co Park South Retain and enhance Valko Park South as a large-scale commer- cial area that is a regional commercial (including hotel), office and entertainment center with supporting residential development. .. Strategies 1. Master .Plan. Prepare a Master Plan for this area to ensure continuity of mass, scale, connectivity and adequacy of infrastructure and services, including schools. 2. Valko Parkway. Continue the Valko Parkway streetscape, which '.vas approved as part of the Valko Rosebowl mixed-use development, along the entire Parkway. Development Activities: A regional shopping mall and office and industrial buildings are the main features of this area. Hotels are also allowed in the Valko Park area. Daytime and nighttime regional entertainment activities, such as a movie theatre complex, are highly encouraged in the mall area. As part of the development agreement, office and industrial uses are also allowed. The precise mLX of land uses shall be determined via a master plan and an. approved use pem1it. The City has formed a redevelopment proj- ect area encompassing the regional mall properties. The redevelopment area allows for most of the funds derived from the "tax increment financing" to go to the redevel- opment area. "Tax increment" refers to the amount of the property tax value increase ,..:.,,~ if -"" . ... CITY OF C=UPERTINO Gr:NER..'I.L PLAN 2-57 2" 26 LAND USE/COMMUNITY DESIGN above the property tax value at the time of the redeveloPluent area approval. The regional. luaU site has a development agreement with the City to allow an addition... al535,000 sq. ft. of cOlumercial area above the 1,110,700 sq. ft. of space, V\Thich existed on July 1, 1991. The developn1ent agreement expires in 2006. Tb.is area can be used as additional con1mercial, office, industrial and/or hotel building space. The developn1ent agreen1ent ties many of the luaH's future developn1ent activities to th~ regulations and policies in effect at the tin1e of its adoption. Development Intensity: Development intensity shall be "determined in conjunction \\lith specific development revie\\T. Mixed commercial and residential develoPluent may be allo\ved if the residential units pro- vide an incentive to develop retail use, if the developn1ent is ,,,7eU designed, financially beneficial to Cupertino, provides comn1uni- ty an1enities and is pedestrian-oriented. Residential: Up to 35 units per acre. Commercial (sq. ft.) 2000 Built Buildout 1,110,700 1,902,564 ---CrT-Y-GF-CUPER'r-INO GENERAl.; FhA..N - Office (sq. ft.) 2000 Built Buildout 708,057 708,057 Hotel (rooms) 2000 Built Buildout 2000 Residential (DU) 2000 Built Buildout 764 711 Design Elements : To better integrate the shopping n1all with the sun-ounding comlUU'" nity, encourage any nevV' retail developn1ent to provide outdoor shopping experiences. in continuity with the present indoor shop- ping. New office development should also be pedestrian...oriented. .To achieve this, pro- posed proj ects should: 1. Parking Services: Avoid parking struc- tures along the Stevens Creek Boulevard frontage, and llliniluize the height and bulk of parking structures visible fr.om public streets. 2. Linkages: Develop pedestrian linkages between the indu;trial park and the regionalluall. 3. Active Retail: Provide active retail uses facing the street or outdoor pedes- trian cOITidor \vi th connections to the interior lllall area, residences and industi-ial park. 4. Barrier...free Parking: Design parking areas relatively free of pedestrian barri- ers and shopping islands. 5. Street Presence-: Site buildings to cre- ate a strong street presence. Buildings facing the street shall be designed in consideration of the scale of the build- ings across the street. 2-58 COMMUNITY DEVELOPMENT 2~27 6. Development Next to Residential Areas: Reduce heights and increase setbacks for new development pro- posed adjacent to residential areas. 7; Pedestrian Amenities: Include pedes- trian amenities: landscaping, furniture, lighting, fountains, canopies, special paving materials and other features to enhance pedestrian activity. 8. Trees: Retain the trees along the 1-280 frontage, Wolfe Road and Stevens Creek Boulevard as much as possible when new development is proposed. \ Building Heights: Maximum of 60 feet if there is a retail component and 45 feet if not. - lB' I / Develop ent Activities: .-\ commercial aTea will b located at the SOL heast comer of Hom stead Road and elling Road. Res.Sential uses are encouraged ong with the c nmercial component. A med m-density esidential aTea will be located in the id-block area between the two commercial aT s. 111e residential aTea will include a new public paTk. evelopment Intensity: Developme i tensity shall be determined in conjuncti n w'th specific development review. Mi ed co mercial and residential develop ent ma be allowed if the residential unit pro- vid an incentive to develop retail use if the deve opment is well designed, fin cially bene . cial to Cupertino, provides co muni- ty am nities and is pedestrian-orie ted. Offi e (sq. ft.) 000 Built uildout 69,550 69,550 126 126 484 784 Buildings facing the the scale of the build- . mum height of 45 feet Strategy Deve p a concep al plan for the HOIl stead Road Plan ing Area. Remain er Of Neighborhood Comme cial Areas olicy 2-32: Remainder of eighborhood Commercial Retain and enhance neighborh od commercial areas, which provide oods and services to neighborhood resi and visitors. These areas include: CITY OF CUPERTINO GENERA.L PLAN 2-59 2~28 LAND USE/COMMUNITY DESIGN · South De Anza Boulevard. · West side of Stevens Canyon Road across from McClellan Road. · Intersection of Foothill Boulevard and Stevens Creek Boulevard. · Homestead Road near Foothill Boulevard. · Northwest corner of Bollinger Road and Blaney Avenue. · Southeast corner of Homestead Road ap.d Blaney Avenue. · North side of Stevens Creek Boulevard between Highway 85 and Mary Avenue. · All other non-residential properties not referenced in an identified com- mercial area. . Development Activities: Developments are encouraged to include a neighborhood com- mercial presence along the street. Developments may be occupied solely by neighborhood commercial or residential uses, but hot solely by office, commercial-office or general commercial uses. Buildings may be one or two stories in height, to be determined on a case-by-case basis. Ground-level uses near the street must be neighborhood com- mercial uses with a traditional storefront appearance. Second-level areas may be com- mercial office or residential. Residential uses should be used as a buffer between commer- cial uses and neighboring low-density resi- dential properties. Landscaping may be used as a buffer in smaller developments. CITY OF CUPERTINO GENERAL PLA,"1 2-60 Development Intensity: Development intensity shall be determined in conjunction with specific development review. Mixed commercial and residential development may be allowed if the residential units pro- vide an incentive to develop retail use, if the development is well designed, financially beneficial to Cupertino, provides communi- ty amenities and is pedestrian-oriented. Residential: Residential density is depend- ent on the neighborhood context, with a maximum density of 15 dwelling units per gross acre. Commercial (sq. ft.) 2000 Built Buildout 494,576 495,415 Office (sq. ft.) 2000 Built Buildout 268,735 250,604 Hotel (rooms) 2000 Built Buildout2000 Residential (DU) 2000 Built Buildout 6 306 Strategy Neighborhood Commercial Zoning. Develop a Neighborhood Commercial Zoning Ordinance that defines the uses and development regulations for this zone. Rezone appropriate areas to this zoning district. o z =- ~ c:: w ~ ~ u ~ Q... ~ ~ ......... ~ ~ C' ,..,.; ~ I: ....... ~ ~ ~ ....... ~ ~c .g;: a ~ OJ ru c ~ c-a OJ C +-J OJ S -a Cl. 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CJ u 0.... 5 U ;p '-0 r- . ,- -..:::: :J) o ''"-' .:...J ~ .g CJ rJ) ~~ a 0 >- ~ > - ~ 0 .s ~ Q) ....c -B 0 2 0 CJ u .z: ~ o l'-.. ~ N M .j.....J I IS r:: ~ 6 !:::. .5 u ~ o ~ .~ ::Q ;::l CL -5 .~ ,..- v U [j) ~ ~ ~ u ~ 'B ~ 'u) E ~.1 U f r- o .<-.J OJ .~ I,; .~ - ~ -..;;-' ..... ': .... 1""v 1- " Exhibit G MAIN STREET CUPERTINO Summary of Community Workshop Community Center, Cupertino, California July 10, 2008 Community Meeting Format The public was invited to learn about, review, and discuss the proposed plans for Main Street Cupertino, the project located at Stevens Creek Boulevard and Finch Avenue. The project sponsor made a citywide notification and more than 50 people participated in the community workshop. The meeting was held at the City of Cupertino Community Center and attendees included the Community Development Director Steve Piasecki, Senior Planner Gary. Chao and Cupertino residents. The project team included Paul Downs - Paul Downs Consulting, meeting moderator; Ken Rodrigues - Ken Rodrigues Partners Architects, Architect; Gary Laymon - Guzzardo Architects, Landscape Architect; and Kevin Dare - 500 Forbes, LLC (an affiliate of Sand Hill Properties), Project Manager. After the presentation, the presenters held a question and answer session with all of the attendees. This document summarizes the main themes that emerged at the meeting. EXECUTIVE SUMMARY Overall Concept Participants discussed the overall identity and character they would like to see at the site. Some participants voiced their desire for a downtownish and Main Street style pedestrian environment. While participants recognize Main Street Cupertino is not an official downtown they realize this site can provide a pedestrian-oriented downtown feel while balancing a mix of uses that serve and represent Cupertino as whole through a mix of uses. The group expressed that the plan focuses on creating pedestrian walkways and attempts to connect with neighboring properties. Also, the plan focuses on creating a Main Street with a town square with the intent to create a "place." Overall, the community voiced support of the concept and design and believed this to be a benefit to the community as a whole. Areas that will continue to be studied will be fine tuning the site plan along with studying sustainability and energy efficiency through the site. Additional comments/ suggestions: . Like the general location of elements & East to West walkability through site . Better than old Toll Bros Project . LEED LEED LEED!!! . Phenomenal attention to community input, just add cross streets if possible for roarmng . Can you satisfy the unlimited wants & desires of the public? It seems well thought out. Realistic ratios being used. Good attempts to work with surrounding areas. 2-63 Architecture The group reviewed and discussed the architecture, design, scale, and elevations. It was eXplained that the basis of the plans drew from the community feedback that was previously received through the South Valleo Master Plan process and through individual community input. In short, community had previously expressed the desire to have architecture that drew upon Cupertino's rich agrarian and winery history. The architecture and landscape architect had reviewed several books that described Cupertino's history. The group developed specific ideas for how to achieve a small town/ old town look and feel: . Rural look that relates to local history such as orchard . Winery Additional comments/ suggestions: . For senior housing the community appreciated the U shaped building & garden space facing metropolitan. . Multiple individuals agreed with the idea of mixed styles & heights . Support of arched windows, lots of trees, low profile & mixed but integrated architecture . Something traditional fits with existing tasteful designs in use in the town . No architectural symmetry, want a downtown, eclectic feel with various heights, masses, and architecture styles that still flow well together. . Encourage sustainability Park and Gathering Spaces The community has voiced its desire to have park space that can be utilized and integrated well into the overall development. The site plan shows to main park areas, one along Stevens Creek Blvd that abuts to Metropolitan and in the Town Square area along Finch Avenue. The plan also recognizes the Calabazas Creek trail by having additional landscaping with orchard-like trees, flowering pear, at the corner of Finch Avenue and Vallco Parkway. A fundamental request was for quality landscaping and the inclusion of California native vegetation and drought resistant plants. There were a range of opinions on the park setting, location, and size. Integrating quality landscaping and park space that can be used was voiced. Additional comments/ suggestions: . Include nature plants and public restrooms . Use "Healdsburg" park as a model . A void trees that have droppings . Hope it will include some of those trees on the site . Include fountains in plaza . Use permeable surfaces . Don't build over the boxed culvert . Pay attention to the creek 2-64 Uses The community reviewed the types of uses proposed including retail, office, hotel, senior housing, and possibly an athletic club. An important quality of the uses proposed is that they foster opportunities to allow visitors to mix, mingle, and interact. The uses need to balance being a destination and draw for visitors outside of Cupertino to spend their money in Cupertino while also being community-serving offering dining and shopping that Cupertino currently doesn't offer. It is also important that the quality and nature of the development address needs of Cupertino's socio-economic population ranging from developing Senior Housing that Cupertino residents would consider, namely that they are larger and high-end. Additional comments/ suggestions: . Larger Senior Housing units . Create something that is child-friendly with public restrooms . Sufficient parking to service the uses is paramount . Incorporate a gym with a large pool like the Decathlon Club ete. . Have "eyes" on the park from retail & residents to dissuade loitering and encourage a sense of safe park space. . Use the size of the buildings as sound barriers Pedestrian and Vehicular Connections Safe vehicular, pedestrian, & ~icyc1e travel is important to the community, the project sponsor, and is integral in Main Street Cupertino project. Given that someone could conceivably ride a bike to this project from anywhere in town, accessibility and bicycle parking is also important. In terms of the pedestrian and vehicular circulation, the group was supportive of the pedestrian friendly concept. But they also want good, intelligent traffic design, and thoughtful parking concepts, especially in particular areas. Additional comments/ suggestions: . Slow traffic while coming into Main Street Cupertino . Provide sufficient parking . Insure public access with office patrons . Create safe connections within the project Traffic and Parking The community acknowledged that any successful project will generate traffic, but it is how traffic and parking needs are handled that make a difference in pedestrian and vehicular safety along with the quality of a visitor's experience. 2-65 The community referenced various projects within Cupertino and outside the city, citing examples of projects that for the most part haven't handled traffic and parking needs well. The consistent theme that was voiced was a need to mitigate traffic when possible along with providing sufficient parking to handle the needs of the uses proposed. The group recognized that the community wants a successful center, but also wants the center to be accessible and inviting. The traffic, parking, and other environmental studies are currently underway and will be available to the public for review as part of the entitlement process. Additional comments/ suggestions: . Be transit friendly, pedestrian friendly, bicycle friendly. . Provide enough parking for retailers . Slow the traffic coming into the center to be safe and encourage pedestrian friendliness . Not in favor of adding additional parking beyond the current scope. Timing - Estimated Schedule . Summer 2008 - Finalized South Valico Master Plan . Summer 2008 - Environmental Analyses . Summer-Winter 2008 - Public Hearings for site specific plan . 2009 - Construction to begin . Construction Timeline: 12-24 Months depending on uses 2-66 Gary Chao From: Sent: To: Subject: Bunninder F [bfalak@yahoo.com] Sunday, October 12, 2008 5:39 PM Gary Chao Sand hill property company proposed project Exhibit H Hi Gary, I am a resident of Cupertino living on Cupertino Road. I got a postcard regarding the proposed project by Sandhill property company. Upon reviewing it - I am extremely concerned by the size of the project and it's impact to the residents of cupertino as well as the schools and the property prices. I would be interested in hearing your feedback as to why this is a good project for Cupertino. Also I would appreciate it if you can let Dolly know about my concerns. I look forward to hearing from you as well as seeing you at the reviews. thx bunninder -- Bunninder Falak 1 2-67 Gary Chao From: Sent: To: Subject: jo christie [jchristie45us@yahoo.com] Wednesday, October 15, 2008 8:48 PM Gary Chao development the proposed sand hill property co. development is too big and too costly..we do not need more "upscale" anything, traffic is not managed properly around whole foods, let alone adding more pavement and congestion. cupertino square is deserted most of the time and a costly ghost town...use what is already built properly....homestead road is another congested, polluting nightmare with inadequate crosswalks and traffic control. jo christie 22162 bitter oak cupertino 1 2-68 Gary Chao From: Sent: To: Cc: Subject: Kent Vincent [kentvincent@ymail.com] Saturday, October 11, 2008 4:02 PM Gary Chao Dolly Sandoval South Vallco Master Plan Dear Gary, In reading the South Vallco Master Plan preliminary review meeting announcement, I am astonished to see the kitchen sink approach that the City of Cupertino and Sand Hill Property Co. are taking to build-out the last remaining major parcel in Cupertino. By kitchen sink I mean that Main Street is being designed to meet a plethora of unrelated city and developer constraints - such as a need for senior housing, hotel and office space. In my view, this is not the Main Street that will define a successful downtown Cupertino. It appears instead to be a condensed version of what the city already has with a fancy boulevard and parking. The key question is what will make this a magnet for retail business for the South Bay Area in the sense that Santa Row does for San Jose, or other "downtowns" do for their respective cities? What will give our Main Street economic longevity? Why will this be a "happen'n" place. What is it about the environment of our Main Street that will attract people away from other cities and downtowns to dine, have business lunches and go out with friends. Ifwe can't answer these questions then we don't have a valid plan for our Main Street and the last- chance parcel the city has for defining itself. As a quirk of fate, I have had conflicts with all other Main Street community meetings and will be out of the state for the upcoming October 28th preliminary review. I can only hope that you will see the wisdom of asking these questions as the City's Senior Planner. Best regards, Kent Vincent Cupertino (408) 255-6075 1 2-'69 () en s: s: ~)>)> )> m Z (f) - ~o ~ Z ~ I m (J) () r=;o -; :t>r ;u r 11 "'U (f) m o ;;C - m ~ 0 -I -i :t> "'U m m () ;;C-uC --fr-o -<:Pm OZ;tJ ~ :j "'U Z ~ 0 -< ~ " ""1J:S:~111 Q):J-001<: :.: g ~ <: <: (!) ...... 111 91. ~ -i :J :::r' ::t 0) 0) :5::: _. .,.., 01 01 -. 3 """ o ~ ~ Q) 0 . -:J t) ~~'"' ::a 0)0)~::a_ 001 OG) ~~~-~ ~ Cjo~C/)C/) ""-J 0 W S. 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CA 95110 408-467-9100 408-467-9199 (FAX) ~ ~ <;: ~ I' r ;> L CUPERTINO 0lWl'11tl~, P\.OTTlIlE, 1'Un"IID...., ~j:::::r~I~T~(PrtOll ,I..\0MIIZ03." .h.t ","".~I... 6"- ;:'51 ~~ '~~'~, j,,+:~~,"L ........~ - '.'~~F' ~'~~rj;;~~~;. . ~ -' .... :~,.i=s""'-- t' :.:::;,_n. ? " k-~q 1& ~~~ tl 511 ~ I (J)t. . .:--it!} . ..... .. ~ ~i ;l,ti ~. .l....m .:<:.: ..' .... t /'('f' .. .' ,. ; ;. :,,' p' .' ~ . (J) i~ . ,,', 1 n" · t~{"_?1 P3~." : m <1'1 I ~ ~ ~ -- 8. I ;~:>'3r. o ~ · ,;J I" .~i~..., I' Il)~ ~ :t:; ~ t) (H ~: ~ ~ ;On 250 z;c !i!~' (L.. ~ ~.";;A-'O nOl>-i 05~-+ :z 01"1 " O;Ctn 0_ ;cz ZC c;C ,,;Cc '~c: ~ "~..0, VI ,-, '.- . . . . nH~fmtV. .. . ." . .......... ........ /,/ I....:.: . . ". '< : '.': '"." . ., .. . ,.' . ..m......l YZ' . . . , ... ..... .....:.!r. ./ ; .... "'1 //.. ~" A"~, SeE SHEET C2.3 FOR CONTINUATION Job No:086021-10 CUPERTINO MAIN STREET CUPERTINO TENT A TIVE MAP - PLAN A SITE PLAN SANTA CLARA COUNTY ~Bkf 1650 TECHNOLOGY DRIVE SUITE 650 SAN JOSE. CA 95110 408-467-9100 408-467-9199 (FAX) EY CD ^ 'T] fT1 Z 9 z fT1 fT1 ::u (/) ~ Dote: 07/08/08 -..... () j' $c<lte: AS SH~ N if O.~gn. ...../Hsjl'c . 3 Drown: RO ... I\) ~ Approved:.J\,( U) No. Revisions ~ CALIFORNIA __,SUIVEY.- /PWBI m~= ~_I\ll5\T~IOllA\OlIf'K1O+," '" S'- ~ '1:1 il-!ii! E3 ~g " UJ " ? . >- E;:; I . - ~~~ tl ~II ~~ I SEE SHEET C2.2 FOR CONTINUATION IIII V ~.;, i" .1.i: i:i..,:.. . ~'>.) ...i.~ . ~. ~~ .. TANTAtlApVENt::IE . "v .' I - --- , 1'~30' a Dote: 07/08/08 Q) 0 J Scale: AS ~~ ~ I\) ~ Design: VM,MSjPC (.) ~ D~o_~~__ .... ~ Approved: JM CO No. Revisions Job No:086021-10 CUPERTINO EY MAIN STREET CUPERTINO TENT A TIVE MAP - PLAN A SITE PLAN SANTA CLARA COUNTY OJ ^ " fTl Z Q Z C'l fTl ::u (f) ~BkF 1650 TECHNOLOGY ORIVE SUITE 650 SAN JOSE. CA 95110 408-467-9100 408-467-9199 (FAX) CALIFORNIA E_'~'P~ ~~. :L~_'\lll1>\T~IOIIA\ottf'CDOl...... ';. . . .,. '.' r',,;'" '. ; .., .' .' , . ,'.... . . 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'..;".;'> ",:i,,';,:' : ',C.. ~ Dote' 07/08/08 <0 0 1 Scale; AS SHOYtN ~ (a) F Design VM!HS/PC O. g.. Drown:RO .... ~ Approved: .... <0 No, Revisions MAIN STREET CUPERTINO TENT A TIVE MAP - PLAN A OVERALL GRADING AND DRAINAGE PLAN CUPERTINO SANTA CLARA COUNTY CALIFORNIA ~BkF 1650 TECHNOLOGY DRIVE SUITE 650 SAN JOSE, CA 95110 408-467-9100 408-467-9199 (FAX) EY OJ ^ ..,., fT1 Z <;2 Z fT1 fT1 ::1J (f) Job No:086021-10 E.-s , SUllVEYuas/PWIIBII ~o!~: ~p-l\,tJ1lC\T~tOllA\IOIt'ClbN."",, I - --- , 1'=30' - 00 ~ ~ - - CO a Dote: 07/08/OS ~' Scole: AS SHOWll z Design: IIM!HSjPC i.. Drown; RO , Approved: J.t Job No:086021-10 '" :0 .- ~ ~!il ::<: ~g :;:; rn n . ~ No. Revisions C/) m m C/) :I: m m -t o CN i\> " o :D o o Z -t Z C )> -t (5 Z ." ." ...: , .....;,J" <D a ...... l CD Q 01 a. ~. .. ~~..i "W ~ /1 .' ~. ); " . , ?' 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CA 95110 408-467 -9100 408-467-9199 (FAX) [T z f: 2 [T [T ;1: V Job No: 086021-10 CALIFORNIA E_/SUIVET./PIA_ ~M:=: :.~l\1*t\T~wrtl>>lA\12l1'COO+... Et- g.2 ~i ? SEE SHEET C3.2 FOR CONTINUATION III II r j IIIIIIIIIIIIV 0< . ::,; r; ::t: (=j CIl n ~ . . .' , .'" ... < < .. ..... < T/JiNTAtJAVENtlE!~<~ << ~->' 1- --- , 1'=30' No< Revisions EY CO ^ '1 fTl Z c;:? Z fTl fTl ::u (f) !? Date: 07/08/08 ... 0 I\) 0 ~. ScoIe: AS SHOWl! ~ (AI ~ De;;: VMjHS/PC-- . 3 Drown: RO .-. (,) ~ Approved: JM~ <0 MAIN STREET CUPERTINO TENT A TIVE MAP - PLAN A GRADING AND DRAINAGE PLAN SANTA CLARA COUNTY ~BkF 1650 TECHNOLOGY DRIVE SUITE 650 SAN JOSE. CA 95110 408-467-9100 408-467-9199 (FAX) CALIFORNIA E..- /SUIIVEY.. /Pu.- Job No:086021-10 CUPERTINO mPE:;r:' ~~'''''''T~fPf'OlIl'''\I~I.'' :,:; l~ :II ~ :II ~ 01 Iii ~ 01 ~ ~ 01 '" ,.,., '" f"f1 '" ,.,., l- n l- n I- ~ I- ~ () I- ~ () I- () (') -; (') :::! 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V) f;1 Vl ~ ~ r., ~ 0 ::::! 0 ~~ Q ~ <: ~~ e) '" I ,... e) ~ ~ 50' ~~'~C> <;; ~ ., : 1?~ :~ .~ ,:z: :V) '0 :::t;! ,,.., ,,,, ''<: :ttl ,,... .~ o o ) ;) o n f) f) o o Z -I Revisions ..... .Ill. ~ Dote: 07/0B/08 1 Scale: AS SHOWN E Design: W!HS!PC 3 Drawn: RO ~ Approved:.J..t No. o " o .Ill. iu ..... CO Job No: 086021-10 CUPERTINO ii ~ ISl ~ f " V) iT1 Vl ~ ~ r., 0 V) ~ -t ~ ~~ <3 ,.., <: ~ ~~ r., '" I ,... "., ~ f'{J -->7. "'\:I " ~i 1- ~ v V) f;1 ;~ .:z: V) o .'" ,,,, .", ',"" ;OJ . ,... :~ MAIN STREET CUPERTINO TENT A TIVE MAP - PLAN A SITE SECTIONS SANTA CLARA COUNTY ~BkF 1650 TECHNOLOGY DRIVE SUITE 650 SAN JOSE. CA 95110 408-467 -9100 408-467-9199 (FAX) CALIFORNIA E_ISUIVEYIIlIIPu.- e CO ^ " '" z '2 z '" '" ;:0 (f) ~""-: ~1Cei-, ~j-=,_,'\prtt:o.,T~10II"\'5tt'dO.l.... .... a Date: 07/OB/08 en 0 ~. Scole: AS SHOWN ~ ~ 'i Design: YM/HS/PC . 3 Drown: RO ... (a) ~ Approved: At U) No, Job No: 086021-10 Revisions CUPERTINO CIl ;;:f ~ r::i ~ ~ (') :::! 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