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02. U-2005-09 KCR Dev., Inc. CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: U-2005-09, ASA-2005-06, EA-2005-06 Agenda Date: January 24, 2006 Applicant: Todd Lee Owner: Evershine VI Location: 19620-19780 Stevens Creek Boulevard, APN 369-06-008,009,010 APPLICATION SUMMARIES: USE PERMIT to demolish approximately 15,267 square feet of existing commercial space and construct a new 37,250 square foot two story building at an existing shopping center (Marketplace) ARCHITECTURAL & SITE APPROVAL to demolish approximately 15,267 square feet of existing commercial space and construct a new 37,250 square foot two story building at an existing shopping center (Marketplace) RECOMMENDATION: Staff recommends that the Planning Commission recommend approval of the use permit and architectural and site approval subject to the following conditions: ~ Reducing the size of the building C; ~ Providing additional parking stalls; ~ Implementing a tenanting management strategy to ensure that there is sufficient parking to accommodate future tenants Project Data: General Plan Designation: Zoning Designation: Total Site Area: Tenant Space Square Footage: Floor Area Ratio: Lot Coverage: Proposed Bldg. Height: Proposed Front Setback: Commercial/ Office/ Residential P (Heart of the City) 9.9 Acres (431,494 sq. ft.) 37,250 square feet Approx. 31 % Approx.25% Approx. 33' - 6" Approx. 35' Environmental Assessment: Mitigated Negative Declaration ;Z-( U-2005-09, ASA-2005-06, EA-2005-06 January 24, 2006 Page no. 2 BACKGROUND: The Planning Commission considered this item on its December 20, 2005 meeting and directed the applicant to work with staff to resolve the parking, architectural and neighborhood concerns. Since then, the applicant has met with staff twice on to discuss the parking issue. A revised parking projection spread sheet and a neighborhood newsletter dated January 14,2006 (Exhibit D) were submitted. Please refer to the previous December 20, 2005 staff report (attached) for a detailed description of the project. DISCUSSION: Building DesignfLandscaping Revised plans were submitted via email on January 18,2006 when the staff report was near completion. Both staff and the City Architect have not had sufficient time to formally review the plans. It seems that the applicant has attempted to address most of the recommendations from the City Architect. However, building C is still a large building with a long façade (over 200 square feet) facing Stevens Creek Boulevard. Staff suggests that the building be reduced by approximately 4,000 square feet (2,500 square feet from along the west side and 1,500 square feet to accommodate new recessed balconies along the east side and) in order to reduce the building width and mass along Stevens Creek Blvd. This will also provide additional land area to double load the parking aisle along the easterly boundary of the property (please see detailed analysis in the parking impact section) A condition is added requiring that the final architectural drawings return to the Design Review Committee for approval prior to any issuance of building permits. This allows the City Architect sufficient time to review the project. Shared Parking Analysis There have been some questions by the applicant and members of the Planning Commission regarding the applicability of the shared parking standards outlined in table 19.100.040-C of the parking ordinance. The Parking Ordinance provides shared parking standards (Table 19.100.040-C) for projects less than or equal to 5,000 sq. ft. of commercial and 10,000 sq. ft of office. If a project is larger, then a special parking study prepared by a professional traffic consultant is required to demonstrate that the proposed uses are compatible with the proposed parking supply. The intent of this requirement is to ensure that sufficient parking is provided for projects that are larger and more complex in nature. The total shopping center square footage was approximately 113,000 square feet with the prior approvals of buildings A and B. The shopping was not at capacity at the time and the restaurants spaces were not fully occupied. The shopping center now is close to being 100% occupied and consists of a total of 129,469 square feet. The center includes a major retail tenant (Longs Drugs), 2 :l-~ U-2005-09, ASA-2005-06, EA-2005-06 January 24,2006 Page no. 3 approximately eight existing smaller retail tenants (with the potential for more in the new building A and the proposed building C), two bank, nine existing office tenants (with the potential for more in the proposed building C), three medical offices, and 10 restaurants or food related uses. Therefore, in order to fully assess the parking demand of the center, the City retained an independent parking consultant, Pang Engineering, Inc., to evaluate the proposed project and conduct a parking demand study. An actual on-site parking demand survey was performed for a weekday (Thursday, November 17,2005) and a weekend-day (Saturday, November 19, 2005) for several peak periods. The intent was to capture the lunch and dinner peak periods in combination with the retail commercial and office uses for the Market Place shopping center. The parking demand study and survey concluded that the parking demand generated by the proposed expansion would exceed the number of spaces available on site. In addition, the field observation concludes that the actual parking stalls being used by patrons or employees of the existing restaurants in the center exceeds the standard ordinance requirement by about 20%. The follow chart illustrates the ordinance requirements in relation to the results of the parking analysis and the proposed parking by the project: b'1 ~ $¡'. 5% (C.o de -- toy' Re.16' ) . J¡.% 61[.7..* /5"Yc, (:fa. Y\::.mJ , - I. c:, II !f. 1ìl-rM.!'\d. -- $lJ.YVL.y K:P"'Yb~ 583~. -, - 11L1I'Ø+ S7b~. wI/of. Su,vvo/ (Adll.o..\ ~h~ ~ftfy ~t.ro t>Lt f"/'Iy) ~..( F~+.r) Liy :;¡,Qat( ~.¡;,r) )¿ I\\llno/) As the chart shows. the strict application of the ordinance requires 679 stalls for the proposed project. The shared parking analysis found the parking demand of the center to be within the range of 611 to 642 stalls, which is about 5 to 10% reduction from the Ordinance. The project proposes 583 stalls. In order to ensure that sufficient parking stalls are provided for the project. staff is recommending a combination of building size reductions, added parking and Transportation Demand Management (TDM) measures and parking management strategies as conditions of the project: 3 ,}-3 U-2005-09, ASA-2005-06, EA-2005-06 Page no. 4 Building Size Reduction & Added Parking Stalls Building C should be reduced by approximately 4,000 sq. ft. in order to provide additional architectural relief and reduce the mass of the building along Stevens Creek Boulevard. This will also reduce the parking demand from 642 to 626 stalls (4000/250 = 16 stalls) and increase the project parking supply from 583 to 600 stalls (from the 17 new stalls created). January 24, 2006 TOM Measures a) The shopping center management must implement TDM program including employee parking cash out, free bus passes, carpoolj shuttle programs to encourage alternative means of transportation. Such program shall be reviewed and approved by the City prior to final building approval of building C. b) The TDM programs shall reduce the demand equivalent to the amount parking deficiency. For example. if the deficiency is 5% (5% = 32 stalls) of the parking demand, then 32 employees must enter into the parking cash out programs to free up 32 too stalls. The initial TDM program proposal shall be reviewed and approved by the City prior to issuance of building permits. Parking Management Strategies c) The shopping center management must implement a parking monitoring program including policing the adjacent residential streets and the shopping center parking lot, signage, preferential parking system, and reimbursement for the City's code enforcement staff for enforcement services. Said program must be reviewed and approved by Planning Department prior to final building approval of building C. d) Another parking demand survey prepared by a professional traffic consultant must be prepared when the center is 70% occupied and/ or when building A is occupied (whichever comes first) to confirm that the parking supply meets the demand. Another report must be prepared when building C is 50% occupied. The remaining spaces will not be occupied unless the project can demonstrate that there is sufficient parking supply for the tenants at these two monitoring periods. Or alternatively, the remaining spaces must be limited to only low parking generating uses determined by the parking consultant. A covenant shall be recorded on the property to disclose this requirement to future tenants and/ or property owners. In addition, the applicant is responsible for reimbursing the City for administrative time required to review the additional parking analysis at an hourly basis. 4 ;2 --f U-2005-09, ASA-2005-06, EA-2005-06 Page no. 5 January 24, 2006 Backup Parking Management Strategies In the event that parking demands are above the supply with the above mentioned measures, the following strategies could be implemented to help reduce the parking demand for the project: .:. The shopping center and the restaurant tenants could implement a valet parking program approved by the Planning Commission. .:. The shopping center could implement an off-site employee parking program. The program may include employee shuttle services and off-site parking lots. Legal documents must be submitted to the City for review and approval prior to commencement of such program. Neighborhood Concerns The applicant held a neighborhood meeting on December 7, 2005 at the project site in the old Gateway Computer tenant space. Please refer to the staff report dated December 20, 2005 for a detailed summary of the comments and concerns raised at the meeting. The applicant is planning to hold another neighborhood meeting on January 19,2006. Feedback from the meeting will be reported to the Planning Commission at the public hearing. Traffic Chokers and Pedestrian Cross-walk Along Portal A neighborhood meeting was held by the City Public Works staff on January 5, 2006 to apprise the neighborhood of the status of the above improvements. The group discussion identified the following goals for the South Portal Improvements: 1) Traffic calming 2) A crosswalk location and design 3) A physical delineation between the commercial center and the residential neighborhood The neighbors commented that even if the crosswalk between the chokers were eliminated, there still should be some decorative painting or reflectors on the roadway to help slow down traffic. Since this improvement originated from a City Council condition, it must return to the Council for a decision. The Council is scheduled to consider modification to this condition at its February 7, 2006 meeting. 5 ,).--5 U-2005-09, ASA-2005-06, EA-2005-06 Page no. 6 January 24, 2006 Enclosures: Model Resolutions December 20, 2005 Planning Commission Staff Report (with attachments) Exhibit D: Neighborhood news letter prepared by the applicant Plan Set Submitted by: Gary Chao, Associate Planner ~ _ Approved by: Steve Piasecki, Director of Community Developme~ G:\Planning\PDREPORT\pcUsereports\2005ureports\ U-2005-09bpc.doc 6 ~-þ U-2005-09 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A USE PERMIT TO DEMOLISH APPROXIMA TEL Y 15,267 SQUARE FEET OF EXISTING COMMERCIAL SPACE AND CONSTRUCT A NEW 37,250 SQUARE FOOT TWO-STORY BUILDING AT AN EXISTING SHOPPING CENTER (MARKETPLACE). SECTION I; FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, as described in Section II of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; 2) The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of this title; and 3) The proposed development is consistent with the Heart of the City Specific Plan NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit is hereby approved, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application No. U-2005-09 as set forth in the Minutes of the Planning Commission Meeting of December 20, 2005, and are incorporated by reference as though fully set forth herein. )-1 Resolution No. Page 2 U-2005-09 January 24, 2005 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: U-2005-09 Todd Lee (Market Place Shopping Center) 19620-19780 Stevens Creek Boulevard SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits titled: "Use Permit & ASA submittal, Marketplace Shopping Center, Stevens Creek Boulevard, Cupertino, California, Resubmit: December 13, 2005" consisting of 8 sheets, except as may be amended by the Conditions contained in this Resolution. 2. TRANSPORTATION DEMAND MANAGEMENT Building Size Reduction & Added Parking Stalls Building C should be reduced by approximately 4,000 sq. ft. in order to provide additional architectural relief and reduce the mass of the building along Stevens Creek Boulevard. This will also reduce the parking demand from 642 to 626 stalls (4000/250 = 16 stalls) and increase the project parking supply from 583 to 600 stalls (from the 17 new stalls created). TOM Measures a) The shopping center management must implement TDM program including employee parking cash out, free bus passes, carpool/ shuttle programs to encourage alternative means of transportation. Such program shall be reviewed and approved by the City prior to final building approval of building C. b) The TDM programs shall reduce the demand equivalent to the amount parking deficiency. For example, if the deficiency is 5% (5% = 32 stalls) of the parking demand, then 32 employees must enter into the parking cash out programs to free up 32 too stalls. The initial TDM program proposal shall be reviewed and approved by the City prior to issuance of building permits. Parking Management Strategies c) The shopping center management must implement a parking monitoring program including policing the adjacent residential streets and the shopping .;l~ Resolution No. Page 3 U-2005-09 January 24, 2005 center parking lot, signage, preferential parking system, and reimbursement for the City's code enforcement staff for enforcement services. Said program must be reviewed and approved by Planning Department prior to final building approval of building C. d) Another parking demand survey prepared by a professional traffic consultant must be prepared when the center is 70% occupied and/ or when building A is occupied (whichever comes first) to confirm that the parking supply meets the demand. Another report must be prepared when building C is 50% occupied. The remaining spaces will not be occupied unless the project can demonstrate that there is sufficient parking supply for the tenants at these two monitoring periods. Or alternatively, the remaining spaces must be limited to only low parking generating uses determined by the parking consultant. A covenant shall be recorded on the property to disclose this requirement to future tenants and/ or property owners. In addition, the applicant is responsible for reimbursing the City for administrative time required to review the additional parking analysis at an hourly basis. Backup Parking Management Strategies In the event that parking demands are above the supply with the above mentioned measures, the following strategies could be implemented to help reduce the parking demand for the project: .:. The shopping center and the restaurant tenants could implement a valet parking program approved by the Planning Commission. .:. The shopping center could implement an off-site employee parking program. The program may include employee shuttle services and off-site parking lots. Legal documents must be submitted to the City for review and approval prior to commencement of such program. 3. RESTAURANT ODOR ABATEMENT All new and existing restaurants shall install odor abatement system to address the neighborhood odor concerns as identified in the Initial Study presented to the Environmental Review Committee on December 14, 2005. The odor abatement systems in new restaurants shall be installed prior to final occupancy of their associated tenant spaces. All existing restaurants shall install odor abatement systems prior to final occupancy of Building C. This condition does not apply specialty food uses as defined by the Ordinance. dl-~~ Resolution No. Page 4 U-2005-09 January 24, 2005 4. REPLACEMENT PALM TREES As identified in the Initial Study presented to the Environmental Review Committee on December 14, 2005, the 10 existing palm trees (lining up the existing entry drive) removed shall be replaced by 10 new field grown palms. The applicant shall work will staff and the City Arborist to locate the new palms along the new shopping center entry drive. This may mean some of the existing roof eaves and/ or concrete work along Building A will need to be modified to allow sufficient room for the new palms to grow. The existing dead canary island palm shall also be replaced by a field grown palm in kind. 5. TREE REPLACEMENT Seven (7) non-specimen trees are removed as part of this project. In addition, the City Arborist has identified eight (8) additional non-specimen trees will suffer from severe root lost from the construction activities. All trees removed shall be replaced at a 1 to 1 ratio. Final landscaping plan shall be reviewed by the City Arborist prior to issuance of building permits. 6. NEW ABOVE-GRADE SIDEWALK The existing sidewalk along Stevens Creek Boulevards in front of the project shall be replaced with a new walk constructed above the existing grade. The final design of the walk shall be reviewed and approved by the Public Works Department and the City Arborist prior to issuance of building permits. 7. RECIPRICAL ACCESS AND PARKING EASEMENT A reciprocal access and parking easement covenant shall be recorded between the three parcels as part of the shopping center. In addition, the applicant shall record a deed restriction for necessary reciprocal ingress and egress easement between the subject property and the abutting shopping center to the east. The easement language shall be reviewed and approved by the City Attorney prior to issuance of final occupancy. 8. TRASH AND DELIVERY ACTIVITIES A detailed refuge and truck delivery plan must be prepared by the applicant. The plan shall specify locations of trash facilities, refuge pick up schedules and truck delivery schedules and routes. All trash facilities must be screened and enclosed to the satisfaction of Public Works Department. The final plan shall be submitted to the City for review and approval prior to issuance of building permits. 9. USE LIMITATION - REAR CORRIDOR As per use permit 16-U-76, the existing restaurant and specialty food services involving on-site food preparation which are located adjacent to the gated portion of the rear corridor may remain; however, new food services involving on-site food preparation shall not be permitted in this area. The intent of this condition is rJ-fO Resolution No. Page 5 U-2005-09 January 24, 2005 not only to prevent an increase in the number of above described food establishments adjoining the rear corridor, but also, upon termination of occupancy, to preclude replacement of existing establishments with food services that require a new use permit. For example, an existing sit-down restaurant could be replaced by another sit-down restaurant) provided the new restaurant was no larger than the existing one and had similar operating characteristics), but an existing sit-down restaurant could not be replaced by a specialty food store. 10. USE LIMITATION - SITE Uses allowed on-site shall be any such use that is permitted in the CG (General Commercial) zoning district. The applicant shall provide documentation that shows sufficient parking is available for any change in use, subject to staff approval. 11. USE LIMITATION - TWO-STORY BUILDING The ground floor of the two-story building along Stevens Creek Boulevard shall be occupied solely by retail uses. The second floor may be occupied by office uses, but the total amount of office square footage on site shall be limited to twenty-five percent of the shopping center's gross square footage. 12. BICYCLE PARKING The applicant shall install one secured bicycle device, such as a bicycle rack, for every 6,500 square feet of the commercial building floor area throughout the entire center. In addition, six enclosed bicycle lockers shall be provided for each of the two-story retail/ office building (buildings A and B). 13. CONSTRUCTION MANAGEMENT PLAN A construction management plan shall be prepared by the applicant and approved by staff prior to issuance of building permits. Staging of construction equipment shall not occur within 250 feet of any residential property. 14. RECYCLYING OF BUILDING MATERIALS The building materials from the demolished buildings shall be recycled to the maximum extent possible. Proof of recycling shall be submitted to the City for review prior to final occupancy. 15. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that J--II Resolution No. Page 6 U-2005-09 January 24, 2005 the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. 16. SIGNAGE Signage is not approved with this use permit application. Signage shall conform to the City Sign Code. Applicant may apply for a sign exception as needed. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 17. STREET WIDENING Street widening, improvements and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 18. CURB AND GUTTER IMPROVEMENTS Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and standards as specified by the City Engineer. 19. STREET LIGHTING INSTALLATION Street lighting shall þe installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be no higher than the maximum height permitted by the zone in which the site is located. 20. FIRE HYDRANT Fire hydrants shall be located as required by the City. 21. TRAFFIC SIGNS Traffic control signs shall be placed at locations specified by the City. 22. STREET TREES Street trees shall be planted within the Public Right of Way and shall be of a type· approved by the City in accordance with Ordinance No. 125. The developer shall submit the proposed tree type to the Corporation Yard for approval. 23. GRADING Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact Army Corp of Engineers and/ or Regional Water Quality Control Board as appropriate. ) ~f:? Resolution No. Page 7 U-2005-09 January 24, 2005 24. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post- development calculations must be provided to identify /row much runoff will be directed to our storm drain facîlities. 25. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, park dedication fees and fees for undergrounding of utilities. Said agreement shall be executed prior to issuance of construction permits. Fees: a. Checking & Inspection Fees: b. Grading Permit: c. Development Maintenance Deposit: d. Storm Drainage Fee: e. Power Cost: f. Map Checking Fees: g. Park Fees: Bonds: a. b. Faithful Performance Bond: Labor & Material Bond: On-site Grading Bond: c. $ 6% of Off-Site Imp.Cost or $3,440.00 $ 6% of On-Site Imp.Cost or $2,000.00 $ 1.000.00 Paid NjA NjA NjA 100% of Off-Site Improvements 100% of Off-Site Improvements 100% of On-Site Improvements. -The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 26. TRANSFORMERS Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be screened with fencing and landscaping or located underground such that said equipment is not visible from public street areas. 27. DEDICATION OF WATERLINES The developer shall dedicate to the City all waterlines and appurtenances installed to City Standards and shall reach an agreement with San Jose Water for water service to the subject development. 28. FIRE ACCESS LANES Emergency fire access lanes shall meet Central Fire District standards. )-(3 Resolution No. Page 8 U-2005-09 January 24, 2005 29. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP' s), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your grading and street improvement plans. Erosion and or sediment control plan shall be provided. 30. TRASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Department. Clearance by the Public Works Department is needed prior to obtaining a building permit. The trash enclosure for the Marketplace Shopping Center at Stevens Creek Blvd should be able to accommodate all garbage, cardboard and recycling associated with this site. 31. MAINTENANCE AGREEMENT' A maintenance agreement between the developer and the City shall be required to have the applicant maintain the WILLISTON PARK NEIGHBORHOOD GATEWAY FEATURE and any other non-standard items within the City's right of way. 32. TRAFFIC After review of draft traffic analysis and parking demand study, we offer the following comments. 1. The traffic analysis determined independently that the mid-block pedestrian crossing on Portal Avenue is inappropriate and recommends its removal. Public Works concurs. The pre-existing bulb-outs may remain, but · The ramps shall be removed and the cub brought back to full height. · The crosswalk shall be obliterated by grinding and seal-coating. · The opening in the walls in the bulb-outs shall be closed by extending the walls over the openings, or the walls shall be removed. If the openings in the walls are closed, it shall be verified that the walls are less than three feet in height. · The bulb-outs shall be replanted with appropriate plants and irrigation · Appropriate signing and striping shall be installed. 2. As an alternative to a crosswalk at the mid-block bulb-outs north of Bixby Drive, the project shall install pedestrian crosswalk improvements across South Portal A venue at either Bixby Drive or Price Avenue. J-rtf Resolution No. Page 9 U-2005-09 January 24, 2005 3. Since the neighborhood has expressed an interest in a "gateway" to the neighborhood that includes a crossing of South Portal A venue in the vicinity of the project, the City should conduct a neighborhood meeting to discuss the crosswalk requirements prior to proceeding with "1" and "2," above. 4. The project will be required to make operational improvements to the Stevens Creek BoulevardjPortal Avenue intersection. . The improvements may include minor traffic signal indication modifications and retiming, as well as provision of pedestrian countdown signal heads and upgrade of emergency vehicle preempt (EVP) equipment. The project may also be required to alter the crown of the road at the intersection if Public Works determines that the current road topography presents an impediment to the efficient movement of traffic through the intersection. 5. The project shall determine whether there is a potential pedestrian conflict at the driveway at the eastern edge of the site. If it is determined the potential conflict exists, the project shall propose and implement measures to mitigate the conflict. 6. The available parking for the project appears to be slightly insufficient. Appropriate measures shall be taken to reduce the parking demand or provide additional parking. PASSED AND ADOPTED this 20th day of December 2005, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development G:\ Planning \ PDREPORT\RES\200S\ U-200S-09 res. doc Marty Miller, Chairperson Planning Commission d- -(5 U-200S-09 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A USE PERMIT TO DEMOLISH APPROXIMA TEL Y 15,267 SQUARE FEET OF EXISTING COMMERCIAL SPACE AND CONSTRUCT A NEW 37,250 SQUARE FOOT TWO-STORY BUILDING AT AN EXISTING SHOPPING CENTER (MARKETPLACE). SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, as described in Section II of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; 2) The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of this title; and 3) The proposed development is consistent with the Heart of the City Specific Plan NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit is hereby approved, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application No. U-200S-09 as set forth in the Minutes of the Planning Commission Meeting of December 20,2005, and are incorporated by reference as though fully set forth herein. ~ -/10 Resolution No. Page 2 U-2005-09 January 24, 2005 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: U-200S-09 Todd Lee (Market Place Shopping Center) 19620-19780 Stevens Creek Boulevard SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits titled: "Use Permit & ASA submittal, Marketplace Shopping Center, Stevens Creek Boulevard, Cupertino, California, Resubmit: December 13, 2005" consisting of 8 sheets, except as may be amended by the Conditions contained in this Resolution. 2. TRANSPORTATION DEMAND MANAGEMENT a) Building C should be reduced by approximately 4,000 sq. ft. in order to provide additional architectural relief and reduce the mass of the building along Stevens Creek Boulevard. This will also reduce the parking demand from 642 to 626 stalls (4000j250 = 16 stalls) and increase the project parking supply from 583 to 600 stalls (from the 17 new stalls created). b) All restaurants must strictly adhere to the employee and seating arrangements specified in the parking analysis. c) The shopping center management must implement an employee parking cash out program including but not limited to free bus passes, carpoolj shuttle programs and cash incentives to ensure alternative means of transportation. Such program shall be reviewed and approved by the City prior to final building approval of building C. d) The shopping center management must implement a parking monitoring program including but not limited to policing the adjacent residential streets and the shopping center parking lot, signage, preferential parking system, and reimbursement for the City's code enforcement staff for enforcement actions. Said program must be reviewed and approved by Planning Department prior to final building approval of building C. e) Another parking demand survey prepared by a professional traffic consultant must be prepared when the center is 70% occupied andj or when building A is occupied (whichever comes first) to confirm that the parking supply meets the demand. Another report must be prepared when building C is 50% ;J..~17 Resolution No. Page 3 U-2005-09 January 24, 2005 occupied. The remaining spaces will not be occupied unless the project can demonstrate that there is sufficient parking supply for the tenants at these two monitoring periods. Or alternatively, the remaining spaces must be limited to only low parking generating uses determined by the parking consultant. A covenant shall be recorded on the property to disclose this requirement to future tenants andj or property owners. In addition, the applicant is responsible to reimburse the City for administrative time required to review the additional parking analysis at an hourly basis. f) The TDM programs shall amount to a 5% reduction in parking demand. For example, if 32 stalls = 5% of the parking demand. Then 32 employees must enter into the parking cash out programs to free up 32 too stalls or 64 employees must enter into a carpool program. The initial TDM program proposal shall be reviewed and approved by the City prior to issuance of building permits. Additional fail-safe measures that could be implemented to help reduce the parking demand for the project: .:. The shopping center and the restaurant tenants could implement a valet parking program approved by the Planning Commission. .:. The shopping center could implement an off-site employee parking program. The program may include but not limited to employee shuttle services and off- site parking lots. Legal documents must be submitted to the City for review and approval prior to commencement of such program. .:. 3. RESTAURANT ODOR ABATEMENT All new and existing restaurants shall install odor abatement system to address the neighborhood odor concerns as identified in the Initial Study presented to the Environmental Review Committee on December 14, 2005. The odor abatement systems in new restaurants shall be installed prior to final occupancy of their associated tenant spaces. All existing restaurants shall install odor abatement systems prior to final occupancy of Building C. This condition does not apply specialty food uses as defined by the Ordinance. 4. REPLACEMENT PALM TREES As identified in the Initial Study presented to the Environmental Review Committee on December 14, 2005, the 10 existing palm trees (lining up the existing entry drive) removed shall be replaced by 10 new field grown palms. The applicant shall work will staff and the City Arborist to locate the new palms along the new shopping center entry drive. This may mean some of the existing roof eaves andj or concrete work along Building A will need to be modified to allow ;¿-:JD Resolution No. Page 4 U-200S-09 January 24, 2005 sufficient room for the new palms to grow. The existing dead canary island palm shall also be replaced by a field grown palm in kind. S. TREE REPLACEMENT Seven (7) non-specimen trees are removed as part of this project. In addition, the City Arborist has identified eight (8) additional non-specimen trees will suffer from severe root lost from the construction activities. All trees removed shall be replaced at a 1 to 1 ratio. Final landscaping plan shall be reviewed by the City Arborist prior to issuance of building permits. 6. NEW ABOVE-GRADE SIDEWALK The existing sidewalk along Stevens Creek Boulevards in front of the project shall be replaced with a new walk constructed above the existing grade. The final design of the walk shall be reviewed and approved by the Public Works Department and the City Arborist prior to issuance of building permits. 7. RECIPRICAL ACCESS AND PARKING EASEMENT A reciprocal access and parking easement covenant shall be recorded between the three parcels as part of the shopping center. In addition, the applicant shall record a deed restriction for necessary reciprocal ingress and egress easement between the subject property and the abutting shopping center to the east. The easement language shall be reviewed and approved by the City Attorney prior to issuance of final occupancy. 8. TRASH AND DELIVERY ACTIVITIES A detailed refuge and truck delivery plan must be prepared by the applicant. The plan shall specify locations of trash facilities, refuge pick up schedules and truck delivery schedules and routes. All trash facilities must be screened and enclosed to the satisfaction of Public Works Department. The final plan shall be submitted to the City for review and approval prior to issuance of building permits. 9. USE LIMITATION - REAR CORRIDOR As per use permit 16-U-76, the existing restaurant and specialty food services involving on-site food preparation which are located adjacent to the gated portion of the rear corridor may remain; however, new food services involving on-site food preparation shall not be permitted in this area. The intent of this condition is not only to prevent an increase in the number of above described food establishments adjoining the rear corridor, but also, upon termination of occupancy, to preclude replacement of existing establishments with food services that require a new use permit. For example, an existing sit-down restaurant could be replaced by another sit-down restaurant) provided the new restaurant was no éJ. ~bll Resolution No. Page 5 U-200S-09 January 24, 2005 larger than the existing one and had similar operating characteristics), but an existing sit-down restaurant could not be replaced by a specialty food store. 10. USE LIMITATION - SITE Uses allowed on-site shall be any such use that is permitted in the CG (General Commercial) zoning district. The applicant shall provide documentation that shows sufficient parking is available for any change in use, subject to staff approval. 11. USE LIMITATION - TWO-STORY BUILDING The ground floor of the two-story building along Stevens Creek Boulevard shall be occupied solely by retail uses. The second floor may be occupied by office uses, but the total amount of office square footage on site shall be limited to twenty-five percent of the shopping center's gross square footage. 12. BICYCLE PARKING The applicant shall install one secured bicycle device, such as a bicycle rack, for every 6,500 square feet of the commercial building floor area throughout the entire center. In addition, six enclosed bicycle lockers shall be provided for each of the two-story retailj office building (buildings A and B). 13. CONSTRUCTION MANAGEMENT PLAN A construction management plan shall be prepared by the applicant and approved by staff prior to issuance of building permits. Staging of construction equipment shall not occur within 250 feet of any residential property. 14. RECYCLYING OF BUILDING MATERIALS The building materials from the demolished buildings shall be recycled to the maximum extent possible. Proof of recycling shall be submitted to the City for review prior to final occupancy. 15. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. J,-d;{ Resolution No. Page 6 U-2005-09 January 24, 2005 16. SIGN AGE Signage is not approved with this use permit application. - Signage shall conform to the City Sign Code. Applicant may apply for a sign exception as needed. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 17. STREET WIDENING Street widening, improvements and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 18. CURB AND GUTTER IMPROVEMENTS Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and standards as specified by the City Engineer. 19. STREET LIGHTING INSTALLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be no higher than the maximum height permitted by the zone in which the site is located. 20. FIRE HYDRANT Fire hydrants shall be located as required by the City. 21. TRAFFIC SIGNS Traffic control signs shall be placed at locations specified by the City. 22. STREET TREES Street trees shall be planted within the Public Right of Way and shall be of a type approved by the City in accordance with Ordinance No. 125. The developer shall submit the proposed tree type to the Corporation Yard for approval. 23.· GRADING Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact Army Corp of Engineers andj or Regional Water Quality Control Board as appropriate. 24. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post- development calculations must be provided to identify how much runoff will be directed to our storm drain facilities. /)/23 Resolution No. Page 7 U-200S-09 January 24, 2005 25. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, park dedication fees and fees for undergrounding of utilities. Said agreement shall be executed prior to issuance of construction permits. Fees: a. Checking & Inspection Fees: b. Grading Permit: c. Development Maintenance Deposit: d. Storm Drainage Fee: e. Power Cost: f. Map Checking Fees: g. Park Fees: Bonds: a. b. Faithful Performance Bond: Labor & Material Bond: On-site Grading Bond: c. $ 6% of Off-Site Imp.Cost or $3,440.00 $ 6% of On-Site Imp.Cost or $2,000.00 $ 1,000.00 Paid NjA NjA NjA 100% of Off-Site Improvements 100% of Off-Site Improvements 100% of On-Site Improvements. -The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 26. TRANSFORMERS Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be screened with fencing and landscaping or located underground such that said equipment is not visible from public street areas. 27. DEDICATION OF WATERLINES The developer shall dedicate to the City all waterlines and appurtenances installed to City Standards and shall reach an agreement with San Jose Water for water service to the subject development. 28. FIRE ACCESS LANES Emergency fire access lanes shall meet Central Fire District standards. 29. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans cl- dtf Resolution No. Page 8 U-200S-09 January 24, 2005 shall be included in your grading and street improvement plans. Erosion and or sediment control plan shall be provided. 30. TRASH ENCLOSURES The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Department. Clearance by the Public Works Department is needed prior to obtaining a building permit. The trash enclosure for the Marketplace Shopping Center at Stevens Creek Blvd should be able to accommodate all garbage, cardboard and recycling associated with this site. 31. MAINTENANCE AGREEMENT A maintenance agreement between the developer and the City shall be required to have the applicant maintain the WILLISTON PARK NEIGHBORHOOD GATEWAY FEATURE and any other non-standard items within the City's right of way. 32. TRAFFIC After review of draft traffic analysis and parking demand study, we offer the following comments. 1. The traffic analysis determined independently that the mid-block pedestrian crossing on Portal Avenue is inappropriate and recommends its removal. Public Works concurs. The pre-existing bulb-outs may remain, but · The ramps shall be removed and the cub brought back to full height. · The crosswalk shall be obliterated by grinding and seal-coating. · The opening in the walls in the bulb-outs shall be closed by extending the walls over the openings, or the walls shall be removed. If the openings in the walls are closed, it shall be verified that the walls are less than three feet in height. · The bulb-outs shall be replanted with appropriate plants and irrigation · Appropriate signing and striping shall be installed. 2. As an alternative to a crosswalk at the mid-block bulb-outs north of Bixby Drive, the project shall install pedestrian crosswalk improvements across South Portal Avenue at either Bixby Drive or Price Avenue. 3. Since the neighborhood has expressed an interest in a "gateway" to the neighborhood that includes a crossing of South Portal Avenue in the viciIÚty of the project, the City should conduct a neighborhood meeting to cJ-;;¿5 Resolution No. Page 9 U-200S-09 January 24, 2005 discuss the crosswalk requirements prior to proceeding with "1" and "2," above. 4. The project will be required to make operational improvements to the Stevens Creek Boulevard/Portal Avenue intersection. . The improvements may include minor traffic signal indication modifications and ret:i:miJ;lg, as well as provision of pedestrian countdown signal heads and upgrade of emergency vehicle preempt (EVP) equipment. The project may also be required to alter the crown of the road at the intersection if Public Works determines that the current road topography presents an impediment to the efficient movement of traffic through the intersection. S. The project shall determine whether there is a potential pedestrian conflict at the driveway at the eastern edge of the site. If it is determined the potential conflict exists, the project shall propose and implement measures to mitigate the conflict. 6. The available parking for the project appears to be slightly insufficient. Appropriate measures shall be taken to reduce the parking demand or provide additional parking. PASSED AND ADOPTED this 20th day of December 2005, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development G: \ Planning \ PDREPORTlRES\ 2005\ U-2005-09 res. doc Marty Miller, Chairperson Planning Commission ~-d~ ASA-200S-06 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF AN ARCHITECTURE AND SITE APPROVAL TO DEMOLISH APPROXIMA TEL Y 15,267 SQUARE FEET OF EXISTING COMMERCIAL SPACE AND CONSTRUCT A NEW 37,250 SQUARE FOOT TWO-STORY BUILDING AT AN EXISTING SHOPPING CENTER (MARKETPLACE). SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, as described in Section II of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1. The proposal, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; 2. The proposal is consistent with the purposes of this chapter, the General Plan, and zoning ordinance; 3. The proposal will use materials and design elements that compliment neighboring structures; 4. The proposal conforms with the design guidelines and standards of the Heart of the City Specific Plan; NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Architectural and Site Approval is hereby approved, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and . That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application c2 -:0 Resolution No. Page 2 ASA-2005-06 January 24,2006 No. ASA-200S-06 as set forth in the Minutes of the Planning Commission Meeting of January 24, 2006, and are incorporated by reference as though fully set forth herein. SECTION 11: PROTECT DESCRIPTION Application No.: Applicant: Location: U-200S-09, ASA-200S-06 (EA-200S-06) Todd Lee (Market Place Shopping Center) 19620-19780 Stevens Creek Boulevard SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits titled: "Use Permit & ASA submittal, Marketplace Shopping Center, Stevens Creek Boulevard, Cupertino, California, Dated January 18, 2006" consisting of 7 sheets, except as may be amended by the Conditions contained in this Resolution. 2. LANDSCAPING PLAN A complete landscaping plan shall be submitted to the City for review. The final landscaping plan shall be approved by the Design Review Committee prior to issuance of building permits. All of the trees approved as part of the center's landscaping plan shall not be removed without obtaining approval from the Planning Commission. 3. BUILDING DESIGN CHANGES The applicant shall address the concerns and comments of the City Architect and the Design Review Committee shall approve the revised plans prior to issuance of building permits. 4. SITE IMPROVEMENTS Pedestrian connection and crosswalks shall be enhanced in the Center. Special paving materials or markings shall be provided at pedestrian intersections in the center. In addition, the entrance of the driveway along the easterly property line must be enhanced to promote better pedestrian crossing and vehicular movements. This may include but not limited to landscaping buffer enhancements, curb alterations, driveway re-aligrunent and deletion of existing parking stalls. Revised site plan shall be submitted to the City for review. The Design Review Committee shall approve the final site plan prior to the issuance of any building permits. óh2ß Resolution No. Page 3 ASA-2005-06 January 24,2006 S. TREE TRIMMING Mature trees along the frontage of Portal Avenue and Stevens Creek Bouleyard shall not be trimmed in the process of construction of this project without the approval of the Director of Community Development 6. REPLACEMENT PALM TREES As identified in the Initial Study presented to the Environmental Review Committee on December 14, 2005, the 10 existing palm trees (lining up the existing entry drive) removed shall be replaced by 10 new field grown palms. The applicant shall work will staff and the City Arborist to locate the new palms along the new shopping center entry drive. This may mean some of the existing roof eaves andj or concrete work along Building A will need to be modified to allow sufficient room for the new palms to grow. 7. TREE REPLACEMENT Seven (7) non-specimen trees are removed as part of this project. In addition, the City Arborist has identified eight (8) additional non-specimen trees will suffer from severe root lost from the construction activities. All trees removed shall be replaced at a 1 to 1 ratio. Final landscaping plan shall be reviewed by the City Arborist prior to issuance of building permits. 8. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. 9. SIGNAGE Signage is not approved with this use permit application. Signage shall conform to the City Sign Code. Applicant may apply for a sign exception as needed. J ~:;2C1 Resolution No. Page 4 ASA-2005-06 January 24,2006 PASSED AND ADOPTED this 24th day of January 2006, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development Marty Miller, Chairperson Planning Commission G:\Planning\PDREPORT\RES\2005\ASA-2005-06 res.doc d. -go CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: U-2OO5-09, ASA-2005-06, EA-200S-06 Agenda Date: December 20, 2005 Applicant: Todd Lee Owner: Evershine VI Location: 19620-19780 Stevens Creek Boulevard, APN 369-06-008, 009, 010 APPLICATION SUMMARIES: USE PERMIT to demolish approximately 15,267 square feet of existing commercial space and construct a new 37,250 square foot two story building at an existing shopping center (Marketplace) ARCHITECTURAL & SITE APPROVAL to demolish approximately 15,267 square feet of existing commercial space and construct a new 37,250 square foot two story building . at an existing shopping center (Marketplace) RECOMMENDATION: Staff recommends that the Planning Commission: 1. Discuss and continue the item to give the applicant sufficient time to address project concerns *Standard resolution of approval will be provided at the hearing should the Commission decide to approve the project. Project Data: General Plan Designation: Zoning Designation: Total Site Area: Tenant Space Square Footage: Floor Area Ratio: Lot Coverage: Proposed Bldg. Height: Proposed Front Setback: Commercial/ Office/Residential P (Heart of the City) 9.9 Acres (431,494 sq. ft.) 37,250 square feet Approx. 31 % Approx.2S% Approx. 33' - 6" Approx. 35' Environmental Assessment: Mitigated Negative Declaration BACKGROUND: In December of 2000, the applicant (Evershine) obtained approval from the City to build buildings A (recently completed) and B (Elephant/RamenRarna/RedMiso). Since then, ;. -3f U-200S-09, ASA-200S-06, EA-200S-06 December 20, 2005 Page no. 2 the Elephant Bar building is completed and operating. Building A has recently been completed and tenants will be moving in shortly. Please see the following diagram. '- ./ '- - , - []D~[]DDDD[;J~ :g fJ The applicant is now seeking approval of their final phase of the shopping center expansion plan to construct a two-story commercialj office building (Building C) located across the shopping center drive from building A (See diagram below - delineated in red). '- ./ . '- ~ - []DCJDDDDD[;J~ 'V 8 2 J. -32 U-2OOS-09, ASA-200S-06, EA-2ooS-06 Page no. 3 December 20, 2005 The existing bank building and a large shopping center tenant space (previously occupied by gateway computers) will be demolished as part of this approval (shaped in red - see diagram below). .... ./ 1/ '- , - OOCJ[jDDDD[;=J~ [? 8 Staff recommends that the Planning Commission discuss the project at its December 20th hearing. However, there are several substantial issues that should be resolved prior to the Commission making its recommendation. The issues are as follows: ~ Parking Impact ~ Building Design/Landscaping ~ Neighborhood Concerns DISCUSSION: Parking Impact Pang Engineering conducted a parking demand study for the proposed expansion project (Exhibit A). An actual on-site parking demand survey was performed for a weekday (Thursday, November 17, 2005) and a weekend-day (Saturday, November 19, 2005) for several peak periods. The intent was to capture the lunch and dinner peak periods in combination with the retail commercial and office uses for the Market Place shopping center. The parking demand study and survey concluded that the parking demand generated by the proposed expansion will exceed the number of spaces available on site. The site provides 583 stalls, 59 stalls short of 642 stalls that the parking 3 J. -33 U-200S-09, ASA-200S-06, EA-200S-06 December 20, 2005 Page no. 4 demand study finds that the proposed project will need to sufficiently facilitate both the existing and new tenants. As a point of reference, if the Parking Code were strictly applied, the center would be required to provide 679 stalls, resulting ina 96-stall deficiency. Either the expansion Will need to be reduced in size or additional parking must be made available. The applicant has several options to rectify this problem. Option 1: The first option is to delete the proposed second floor office spaces. The proposed second floor office is approximately 15,870 square feet, which requires 1 parking stall per each 285 square feet of office area. This equates to 56 stalls of parking demand. With a deletion of approximately 750 square feet of either existing or proposed commercial space parked at 1 stall per 250 square feet, the parking deficiency would be balanced. Please see the following chart: Parkin Stalls 583 524 59 +56 (Demand Stalls) +3 (Demand Stalls) New Deficien Option 2: The second option would require the applicant to delete portions the proposed second story office space (2,700 sq. ft.) and portions of the proposed ground floor commercial space (2,700 sq. ft.), equating to approximately 20 stalls of parking demand. In addition, the applicant would have to reconfigure the deleted parking area and provide at least 39 new additional stalls in order to balance the parking deficiency. Please see the following chart: 4 ~-?J"¡ U-200S-09, ASA-200S-06, EA-200S-06 Page no. 5 Oecember 20, 2005 Parking Stalls Required Parking Per Parking Demand 583 Study Parking Stall Proposed by the Project 524 Deficiency 59 Delete Approximately 2,700 sq. ft. of +9 (Demand Stalls) New Second Story Office Space Parked at 1 stall/285 sq. ft. . Delete Approximately 2,700 sq. ft. of +11 (New Stalls) New Ground Floor Commercial Space Parked at 1 stall/250 sq. ft. New Deficiency o (Balanced) Option 3: The third option requires the applicant to eliminate portions of the existing commercial square footage by approximately 5,625 sq. ft., equating to approximately 23 stalls of parking demand. The area eliminated would then be reconfigured into the existing parking lot to create approximate 36 additional new stalls to balance the parking deficiency. Please see the following chart Parking Stalls . Required Parking Per Parking Demand 583 Study Parking Stall Proposed by the Project 524 Deficiency 59 Delete Approximately 5,625 sq. ft. of +23 (Demand Stalls) Existing Commercial Space Parked at 1 stall/2S0 sq. ft. Add 36 new stalls +36 (New Stalls) New Deficiency o (Balanced) The applicant suggested that another survey be taken during regular shopping seasons as opposed to the peak of the shopping period during November. Staff recommends that the Commission continue this project so a second survey may be performed per the applicant's suggestion. 5 ,,2-95 · U-200S-09, ASA-2ooS-06, EA-200S-06 Page no. 6 December 20, 2005 Building DesigIýLandscaping The final complete architectural drawings were submitted a day before the preparation of the Commissions staff report. Currently, the City Architectural Consultant is reviewing the most recently revised architectural drawings and will provide additional design comments. Likewise, the applicant is anticipating some alternations to the proposed building footprint; therefore the project-landscaping plan has not been provided as part of this review. The project is proposing approximately 15 non- specimen trees to be removed. Staff recoinmends that the Commission continue this item in order to allow staff sufficient time to review the complete architectural and landscaping drawings. Neighborhood Concerns The applicant held a neighborhood meeting· on December 7, 2005 at the project site in the old Gateway Computer tenant space. The concerns raised by the are summarized below: Landscapin!l Concerns were raised regarding the previous removal of approximately 10 palm trees that use to line up the entry drive of the shopping center. One neighbor suggested that these trees are of significance to the area and the center as they were there prior to the development of the shopping center. Staff Comment Replacement palm trees will be required as a condition of the project. The applicant should incorporate them into the revised landscaping plan. The replacement palms should also line up the new entry drive of the center. Restaurant Odor Many neighbors expressed concerns about the odors from existing restaurants. The neighbors wanted odor abatement systems to be installed on all (new and existing) restaurants in the center. . Staff Comment: In response to this concern, the Shopping Center management has elected to require the installation of odor abatement hood systems on all new restaurant tenants including but not limited to the following tenants: New Restaurants Wahoo Fish Taco Prima Taste Potsticker King (new relocated space) As a mitigation measure of the project, a condition will require that all existing restaurants install odor abatement system to help reduce the amount of odor generated 6 ;¿ -?:& U-200S-09, ASA-200S-06, EA-200S-06 December 20, 2005 Page no. 7 by the existing restaurant. The applicant is aware of this condition and is not expressing opposition. Based on the information provided by the applicant, this condition would apply but not limited to the following existing restaurant tenants: Existing Restaurants Olarn Thai Cuisine J.T. McHart's Pizza RamenRarna/Red Miso Elephant Bar (odor abatement system already ordered and being designed) Operational Issues Neighbors expr.essed concerns on some of the operational issues of the shopping center, such as late night garbage service activities and the delivery schedule of the new . building. The neighbors questioned the location of the new garbage enclosures and suggested that the hours of garbage services be re-evaluated to avoid impacts to the adjacent residential neighborhoods. Staff Comment The project site plan does not specify the location and size of the new garbage enclosures associated with the expansion project. The applicant will need to provide an updated site plan providing details of any new trash facilities in order to fully evaluate this issue. In addition, the applicant should provide a trash activity/pickup and delivery truck schedule for evaluation. PaTkin~ Concerns were raised regarding lack of parking and whether if the project is provide sufficient parking to facilitate the expansion plan. Neighbors stated that the existing parking lot is already insufficient and that the new proposed building will create a parking problem. Also some neighbors expressed concerns that some new park stalls are being proposed close to the residential properties to the south and cause impacts. Also. Staff Comment As mentioned previously, staff is recommending that the parking deficiency issue be addressed either by providing additional parking stalls or reduce the size of the proposed building. According to the applicant, the stalls adjacent to the residential properties to the south along the rear service drive area will be employee parking only. The parking logistics and the employee-parking program should be provided for review prior to the Commissions making a recommendation to the Council. On-site Circulation Concerns were raised on the lack of distinct pedestrian paths and crossings within the center that help connect pedestrians from Stevens Creek Blvd. to the interior of the center. Also, one neighbor expressed concerns about the east service driveway 7 :J..-31 U-200S-09, ASA-200S-06, EA-200S-06 December 20, 2005 Pa~e no. 8 conflicting with the driveway of the adjacent shopping center. These two driveways are right next to each other and potentially may create an unsafe situation for pedestrians. Staff Comment: Staff suggests some pedestrian path enhancements to the center (enhancement paths delineated by red lines - see diagram below). The applicant should submit a pedestrian enhancement plan clearly showing the connections from the main entrance drive from Stevens Creek into the shops along the south boundary and connection to Portal neighborhood. '- / ... , DDDD~ !l fJ In addition, the landscaping island at the end of the east service drive (located at the northeast corner of the site) will need to be enhanced to provide additional buffers between existing driveways. Revised site plans should be provided prior to the Commission making its recommendation on the project to ensure that these issues are addressed. Pedestrian Cross-walk Along Portal Neighbors were concerned that the pedestrian crosswalk and traffic choker improvements along Portal Avenue have not been completed yet. Staff Comment: One of the conditions from the previous shopping center approvals was for the applicant to work with City staff to install a mid-block crosswalk on Portal Avenue along the easterly boundary of the shopping center. Since then, the applicant has installed the chokers and the pedestrian crossing improvements without obtaining any design review from the Public Works Department. Public Works Department is concerned about the pedestrian safety at the proposed choker and crossing location. The Public Works Department is evaluating this issue and a neighborhood meeting will be arranged shortly to apprise the neighborhood of the status of the improvements. 8 ;2-3ß U-200S-09, ASA-200S:06, EA-200S-06 Page no. 9 December 20, 2005 Traffic Analysis A traffic study was performed by Pang Engineers to evaluate the impact of the expansion project on the surrounding traffic network. According to the study, the proposed expansion project is expected to generate a net of approximately 29 daily vehicle trips, and 13 AM peak hour trips with 12 inbound and 1 outbound, and 15 PM peak hour trips with 4 inbound and 11 outbound, based on the Institute of Transportation Engineers (ITE) and San Diego Association of Governments (SANDAG) Trip Generation references. All positive net project trips are fewer than 100 during the AM and PM peak hours. Since the positive directional peak hour trips do not exceed the the 100 or more peak hour trip threshold, a Traffic Impact Analysis (TIA) report is not required, per VT A guidelines, for the expansion project. Thus, the project is considered to have an insignificant traffic impact with the trip generation estimate and analyses. However, there are operational deficiencies in the surrounding transportation network that the project will be required to correct as conditions of the approval. Enclosures: Model Resolutions (will be provided at the meeting) Comments from City Architect (will be provided at the meeting) Exhibit A: Traffic and Parking Analysis Exhibit B: Arborist Report Exhibit C: Mitigated Negative Declaration Plan Set Submitted by: Gary Chao, Associate Planner ? 0 Approved by: Steve Piasecki, Director of Community Developm~ G:\P1anning\PDREPORT\pcUsereports\2005ureports\ U-2005-09pc.doc '----::> ~ 9 ,}/?ft EXHlBlT A i=:PANG ENGINEERS, - TRAFFIC AND TRANSPORTATION CONSULTANTS GAVI.AWl'ŒHŒ"I'ANß.C.E..T.£. 0514-2 November 30, 2005 Mr. Gary Chao Associate Planner CITY OF CUPERTINO 10300 Torre Avenue Cupertino, CA 95014-3255 Re: Parking Survey The MarJretP1ace Stevens Creek Boulevard Dear Gary: Pursuant to an agreement with the City of Cupertino, it was determined that the proposed expansion of the existing combined retail commercial and office complex on the south side of Stevens Creek Boulevard, easterly of Portal Avenue, known as 'The MarJretP1ace", would require a parking survey. The intent of the parking survey is to collect information on the existing parking demand and parking accumulation which would then be a predictor of the future parking accumulation with the proposed expansion, known as Building C, a 37,250 square foot building with 21,380 square feet of retail commercial but excluding restaurants, and 15.870 square feet of office space. The MarJretP1ace has recently completed the construction of Building A, a 24.461 square foot building. Building A is currently unoccupied and is planned to be occupied with 12,410 square feet of restaurants, 1,150 square feet of retail commercial, 3,260 square feet for a bank, and 7,641 square feet of office space based on information from the applicant At the time of the survey, there were 10,093 square feet of vacant retail commercial space formerly occupied by Gateway Computers. A parking survey was performed for a weekday (Thursday, November 17,2005) and weekend-day (Saturday, November 19, 2(05) for several peak periods. The peak periods selected were 11:30 AM to 1:30 PM, 2:30 PM to 3:30 PM. and 7:00 PM to 8:00 PM for a Thursday, and 1:00 PM thru 4:00 PM on a Saturday. The intent was to capture the lunch and dinner peak periods in combination with the retail commercial and office uses for the MarketPlace. The information may then be compared with the City of Cupertino's requirements for the number of parking stalls that reasonably could be expected to be occupied during the maximum parking accumulation periods. EXISTING CONDmON PO BOX 4255 MOUNTAIN VIEW CA 94040 The Marketplace has the following number of parking stalls by the survey: (6S0) 948-1030 FAX: (SSO) 941~PANG Regular Compact Handicap Total 404 stalls (75.8%) 114 stalls (21.4%) 15 stalls ( 2.8%) 533 stalls (100%) ;-tf<; The applicant's numbers are slightly different: Regular Compact Handicap Total 400 stalls (76.3%) 109 stalls (20.8%) 15 stalls ( 2.9%) ,524 stalls (100%) For purposes of the. parking analyses, the applicants' more conservative numbers are utilized, since some of the striping of the existing parking stalls in the areas to be demolished were either faint or difficult to sunnise. Based on the applicants' land use summary at The MarketPlace, there are currently the following building square footages: Retail Commercial (including Specialty Foods) Restaurants OffIces (including banks) Medical Offices Total 52,908 square feet; 27,527 square feet; 26.094 square feet; 957 square feet. 107,486 square feet The cu=nt unoccupied space includes the Gateway Computer retail commercial outlet of 10.093 square feet, and the recently constructed Building A with 24,461 square feet. Thus, the total occupied space at the time of the parking survey was 72,932 square feet, and included retail commercial, office, bank and restaurant land uses. The MarketPlace parking survey had the following parking accumulation for the various day and time periods: 1HURSDAY 1l:30AM 12:00 12:30PM 1:00PM 1:30PM 2:45PM 6:30PM 7:15PM 8:00PM Parking Accumulation (Stalls) 210 261 295* 292 220 186 261 241 235 *Maxirnum Accumulation of Occupied Stalls -2- ¡;;;¡~~~~.mm ;..41 SATURDAY 1:00PM 2:15PM 3:30PM Parking Accumulation (Stalls) 221 214 165 During the parking survey, there were vehicles searching for a parking space while the survey was in progress. Approximately 10% or 30 vehicles is utilized in the analyses for purposes of providing a small safety factor to account for the uncounted vehicles. Thus, the maximum parking accumilition for the existing condition is estimated at 325 parking stalls, which excludes the occupancy of Building A and the former Gateway Computer space. If the unoccupied space is included, the current parking demand would be mcreased. The parking stall increase by zoning code requirements per the applicant is estimated as follows: Building A with 24,461 square feet, 163 parking stalls Restaurant: 12,410 square feet and with the estimated number of employees, 119 . parking stalls;** Retail Commercial: 1,150 square feet, 5 parking stalls; Bank:: 3,260 square feet, 12 parking stalls; Office: 7,641 square'feet, 27 parking stalls. **The estimated number of restaurant employees appears low; for example, at Building B which includes the Elephant Bar and Restaurant, Red Miso and Ramen Rama restaurants, the parking survey for the 12:30 PM peak period had about 139 occupied parking stalls and an estimated 10% or 14 vehicles searching for a stall; the 153 stalls represents the parking demand and may be compared with the 124 stalls calculated by the applicant; thus, there is an estimated 29 parking stall deficiency for the restaurant uses for Building B, and implies that the number of required parking stalls would be understated at the current unoccupied Building A. Unoccupied former Gateway Computer with 10,093 square feet, 41 parking stalls Retail Commercial: 10,093 square feet and a parking [atio of 1 stall per 250 square feet, 41 parking stalls. . Thus, the estimated maximum existing parking accumulation would consist of the 325 parking stalls by survey, plus the 163 stalls for the unoccupied Building A, and the 41 stalls for the unoccupied former Gateway Computer space, to total 529 parking stalls. The 529 parking stalls represents the estimated maximum existing parking accumulation, but excludmg a safety factor for Building A, and may be compared with the 524 exisling parking stalls. Thus, there is a current mirúmum deficiency of 5 parking stalls based on the parking demand survey. This number is considered insignificant for the existing or current condition. -3- Q~~~W.J~ c2 -4:/. FUWRE CONDmON WITH EXPANSION The applicant is proposing to construct a new Building C consisting of 37,250 square feet, with 21,380 square feet of retail commercial but excluding restauiants, plus 15,870 square feet of office space. Additionally, the existing U.S. Bank building with 5,174 square feet and the former Gateway Computer space with 10,093 square feet will be demolished. . The applicant's site plan and calculations contain the parking summary for this future expansion condition with Building C in place. There will be a total of 583 parking stalls on the entire site. The regular size and compact stalls on the current site which will not be disturbed will remain, while the expansion portion of the site will contain all uni-size parking stalls. The number of regular, compact, and handicap stalls should be verified with the expansion project, since there could be discrepancies with the submitted site þlan and what is actually on the ground. The parking stall summary follows: Regular Compact Uni-size Handicap *** 332 stalls (56.95%) 76 stalls (13.04%) 160 stalls (27.44%) 15 stalls ( 2.57 %) Total 583 stalls (By Applicant) ***The number of h2ndicap stalls shall be 2% or more of the total number of parking stalls to satisf)r the American Disabilities Act (ADA) requirement The 583 parking stalls were calculated by the applicant based on the assumption that mixed land uses and shared peak parking times were applicable for the MarketPlace. The City of Cupertino permits the shared peak parking concept only for projeçts with land uses less than or equal to 5,000 square feet of commercial, 10,000 square feet of offices, and 8 or less units of residential development. Otherwise, a special and detailed parking study is required. Thus, the applicants' shared parking calculation for a mixed land use development does not apply to the MarketPlace since the project site, with the future expansion, exceeds the threshold square footage for commercial and office land uses. Based on the zoning code, the new Building C would require 86 parking stalls at 1 stall per 250 square feet for the retail commercial but excluding restaurants, plus 56 parking stalls at 1 stall per 285 square feet for the office space. Thus, there is a requirement of 142 parking stalls for Building C. There would also be a reduction of 19 stalls for the removal of the U.S. Bank building at 1 stall per 285 square feet, and a reduction of 41 stalls at I stall per 250 square feet for the removal of the former Gateway Computer space. With the current parking demand of 529 parking stalls, and a net addition of 82 (142-19-41) stalls, there will be an estimated maximum parking accumulation of 611 stalls. The 611 parking stalls may be compared with the 583 parking stalls provided by the applicant with the new expansion project of Building C. Thus, there will be an estimated deficiency of 28 parking stalls or 4.58% (28/611). -4- Q~MC¡U~~ J-'f3 The parking stall deficiency would increase if the estimated number of restaurant employees is understated and/or a 10% safety factor included for Buildings A and C. With the zoning code requirement, there would be a need for 679 parking stalls or higher. This results in a deficiency of96 parking stalls or 14.14% (96/679). Another alternative is to include the 10% factor for Buildings A and C. Building A is estimated to have a safety factor of about 17 stalls, while Building C's estimate is 14 stalls. The 31' parking stall safety factor, when added to the 611 parking accumulation estimate, results in a 642 maximum parking accumulation for the entire site. This would represent the worst case situation, and compares favorably with the 679 parking stalls required by the zoning code. Since it appears that the project site will be unable to include the 28 additional parking stalls assuming no safety factor for Buildings A and C, then the new Building C may be required to be downsized from the proposed 37,250 square feet with 21,380 square feet of retail commercial but excluding resbnrants and 15,870 square feet of office space to satisfy the maximum parking accumulation estimate. As an example, if 583 parking stalls is the maximum that may be constructed on the entire site, and with the existing parking accumulation at 529 parking stalls, then 54 (583-529) stalls would yield the size of Building C. If the new Building C Were only for office use, then a 15,390 (54 stalls x 285 square feet per stall) square foot office building could be constructed. If only retail commercial excluding any restaurant use was considered, then a 13,500 (54 stalls x 250 square feet per stall) square foot retail commercial building could be constructed. With the 17 parking stall safety factor for Building A included, there would remain only 37 stalls (54-17) available for the new Building C. Thus, for the worst case condition, the new Building C would be required to be downsized to either a 10,545 (37 stalls x 285 square feet per stall) square föot office building, or a 9,250 (37 stalls x 250 square feet per stall) square foot retail commercial but excluding restaurant building. If the new Building C is constructed with 37,250 square feet and not downsized, and 583 parking stalls are available on the entire site, the estimated maximum parking accùmulation for the entire MarketPlace site during the peak periods of restaurant use, will probably exceed the available parking stalls. Should this occur, then the parking demand will be diverted to the public street, Le. Portal Avenue and to the existing residential neighborhood to the south. SUMMARY In summary, the parking survey and analyses for the existing condition initially excludes Building A and the vacant Gateway Computer spaCe and then includes Building A and the vacant Gateway Computer space, and finally, includes the future expansion project with a new Building C and the removal of the U.S. Bank building and about 10,093 square feet of retail commercial space. Table A contains the Parking Summary and Analyses in the attachments. -5- ~~&g¡~...~ ;( -<I t/ The existing condition has an estimated maximum parking accumulation of 529 stalls and a parking supply of 524 stalls. The estimated deficiency is 5 parking stalls and is considered insignificant When the new Building C expansion project is constructed and occupied, the applicant is proposing 583 parking stalls as shown on the site plan and based .on the concept of mixed land uses and shared parking during peak times. Unfortunately, this shared parking calculation is not applicable for the MarketPlace. The estimated maximum parking accumulation when the entire MarketPlace is built out with Building C is 611 parking stalls. The 611 stalls do not include the potential understatement of parking stalls due to the estimated low number of restaurant employees as evidenced by the parking survey and observations at Building B, nor a safety factor for Buildings A and C. Thus, the maximum parking accumulation may be higher than the 611 stalls, and is estimated for the worst case situation as 642 parking stalls with the 10% safety factor. The 611 desired parking stalls may be compared with the 679 stalls per the zoning code. and is a reduction of 68 stalls or 10.01 % (68/679) from code requirements. The 611 desired parking stalls with the maximum accumulation analyses exceeds the 583 stalls calculated by the applicant The minimum deficiency of 28 (611-583) parking stalls or 4.58% (281611) would suggest that the proposed Building C be reduced in size to either a 15;390 square foot office building, or a 13,500 square foot retail commercial but excluding any restaurant land use. Alternatively, for the worst case situation, the parking deficiency could be as high as 59 (642-583) stalls or higher, with an increase in the number of estimated restaurant employees. The proposed Building C would then be reduced in size to either a 10,545 square foot office building, or a 9,250 square foot retail commercÎJÙ but excluding restaurant building. . If the new Building C remams as proposed by the applicant, the estimated 28 or worst case 59 or more parking stall deficiency during the peak accumulation periods would be diverted to the public street, Le. Portal Avenue, and could potentially intrude into the existing residential neighborhood to the south. Very Truly Yours, ~-J3-?K _ / Gay Lawrence Pang (J- cc:G1enn Goepfert (wI encl) Enclosures: Site Plan-Existing Site Plan-Future or Proposed Project Information by applicant Parking Calculation by applicant (2 pages) TableA-Parking Summary and Analyses (3 pages) -6- ræa~~~~~ ).-cf5 MARKETPLACE SHOPPING CENTER -- '-:=-~"14 -- ~ "ftO"IT.OT. 'He. ::'%.-==' -- - - ---- ~ -- - - - - - - ~ -------~ CREEK BLVD ¡-- STEVENS i iii ¡ , ! a lli --- I ~ == -=. . IIIIIIIIILI_ -- - ~ Iii. !!llUI!!'!!L- v_.." A~ œ.JIIS".œIIII._ þp --- ffi ~. -- Iwll! ~ -- ,. AC!!&TOTAL. '01' ra;~Ac:TJ ... .... ...-.. ¡¡m¡;;;; - ~ -l ~ , !'-'!JI1=>:. ~ --- FiE:=' ~ W o::::¡¡ WIL !z 9 1:.. W I!! ~ E 0¡jj 8:!! ~c ~ð j::! h IL~ ii Iii ° .u i:ío::" ~~ ::¡¡ o o - SITe PlAN KEY NOTES 'lltl!1II:II.'--__,"'__ -. ~ I. 1IOf_ a 'I'l1O_·41..... ". \'J~...::=,....-IIP):\ to G:'"~~.J .. fdCÙIiÍ ~ r._I'O__"" iIcí~~_ .. ...--... .. 111___ ....-- Fg fJ //--... ./1}F3//::Jf:/: f /$¿;;1r;kr:')~;}>':;%}~ .~t://'>';':'~;;/fi:; ,._,.-:~,)" . .~;-:: . ".,¡-,. ~.:-";:.'~% :..:' õ'oCJ Q 0 DO D [j~ o -- A1 .. . . 1._' . N EB SITE PLAN -~ I I j I I \U ~ ..:¡ MARKETPLACE SHOPPING CENTER REDEVELOPMENT PROJECT INFORMATION As of November 10, 2005 Total Building Area Exlstina BuDdina Area Original Shopping Center 73.078 BuDding "B" (Eber) - Bum & Occupied 9.947 BuDding "A" (2-story - Shell Buill 24.461 Domonshed (11.611) Tl 107,486 Prooosed BuDdina Area Buiding ·C· 37.250 To be Demolished U.S. Bank (5.174) To be Demolished (former Gateway Computers) (10,093) Net +21,983 Tl 129.469 SUMMARY Actual Projected Projected SQ. FT. RATIO OF USES Occupancy Occupancy Occupancy TENANT USE (E) Incl B Sq. I't. (E)+ A Sq. I't. (E), A, C Sq. Ft RetaU . General Merchandise 37,929 40.095 61,475 Restaurants 16.133 27.527 27,527 Speclelly Foods 2.720 2.720 2.720 OfIIcelBanks 15.193 20.920 36.790 Medlcel 957 957 957 Vacant to be Demolished 10.093' 15.26f 0 ~i~~~"M~~~~!,~~~1;~.gt'.~~,:çr,·,:: '_ _,' _, ,,,~j¡¡T, _ Þi'.,..!Ri"rn;'", ...,.,."..... "",,'"'¡-~'T,~- ,-,- TOTALS 83,025 107,486 129,469 Net +24,461 +21,983 Parking Comparison Summary Stalls Provided 5243 5243 583 Staßs Required based on shared peak time 351.85 471.78 574.14 Net +172.15 +52.22 +8.86 NOTES For detaUed summary of parking calculations and square footage by tenant, see 3 spreadsheets attached 1 10,093 = Former Gateway Computers space to be demoßshed 2 15,267 = Former Gateway Computers + U.S. Bank to be demolished 3 524 stalls bum out at time of this report as construction is in progress. MPExisting vs Proposed111 0905 Occupied+A&C J.-1?; ~'MA1UŒ11'LACE SHOPPING CENTER REDEVELOPMENT PARJaNG CALCULATIONS EXISTING icd. "S" + BLDG. "A" BtlSdU. "ÂcÞlaJ&PrÞ"ecJdúue40ccll ø ~ [If ~[I\'embc"- ] 0, ~005 A,.. Address (Sq.Ft.) boO "-"'" '" - hrtd"l'_ '" ".<1_ --. .-- /No.ofEl.. ~- Ra.Ia....'" R..lauron! .. V.~"1o P.FI<m , ~, Parkin Ta1'lllnt ...1'1<....1_ ND.ofÞlnl.. 171" k.1O" "arkIng'" P_In~I..'13 _II ulIo _w v"""'" r_Gm....... F:!nnIt!I.i.". ,ÞM 1O.11U , 5.1'11 '.N '.N .:1U.J0It "..78 "..n ""... ..... ,,,,œ - .........- . ,MEDICAl. :8PECIIILTYI'OOOS ~"""'IT. .. ..... ,:RESTAURANT'I IŒtAL.GnoÞod~ '.N '.D ...... ,', 11.+1 11.... .. -,- '" 'PHU!IEXPAlGIDNOc:t:UPAllf:'t ¡TOTAL '0 DUllHED """""""~ "........, - '" SUMMARY DCaI..AIIC'Y GItAND TOT .~ ..N 110,095 ",,, ,,.__ ~sn ,_. ,. '" '" 287.11 ,:250.,,. _·'11 ,."" - " " 10.88 "." 1;285 , , 7340 :.,,;9f! '" 82,:t1l 11&7.15 1154.n 471.78 415.2' 524 537.84 """""'" ¡~_GuIInII--"" -- ,.... ~buIcI....... _ _oI-sIII SnlI:6;Iøod......KC1......._,D%/~ ,,:" CIoIaIIIIIIII........... ......'-lsIIIl ~ æ..'o....UOD....._. .-.,s. ~ ~...---- L.-llllllcMl\llrMlr lbar.IIIn¡..a.........II...n....." IIP~C.'OTll6~ ~'41 MARKETPLACE SHOPPING CENTER REDEVELOPMENT J'AJUaNG CA.LCVLA nONS EXISTING Ind "B"}'" BLDGS. "A..... "C" Buu Vi Oil ÁCfuøl & Pro aclr:¿ Leut:i Oee /III As ofNoyember 10. 2005 ..~ - ,.........,.... m ~- Reo_ 1'1__ Reo_'" 1'Ioo_.n1 Parkin TM'" Address .~. ,Sq.A.) ,..'""'....151 "'-"'- ..."'DInIng n, _ ~.- ~~ ..........'H "~ "~'Q,.=.do, "., ..- - TO II! D810l5IŒÞ ...<'""'"~..('.- ",,,,,,.'U.S.Í! ...... """" ". - 4.') -- ., 14.0'/ ~~ """"'- '" = on 8PeClALTYFOOÞI ... ~ = ",. ..... = ",. ............" IœI"AIL.~LrM ..... """","-"",,,,--. = ~ EM Tn SA = ,.1.2. '" f'M..nIEXPoII,NSION~ OCCUJÞANCYTD'r ,,,.. ,.." .no 3T -- '''' ~ - 61.('/' ".. .., ~. 114_' "'" ,- .., ,. m "a , " " ,.,.. '" " " .".," ---. ITDT.....EXPANIIDM..~Jl:IQN;JI:!OUI "',.21 "'Wf!;]¡~_':i,:!-" !;,:'t:"";.,-,.,'ti~~i" <'V'-":-;-';_" c''';;''". , SUM Mot R rSRAlU!l> ,..eRIJNG -- ._- .- - :~ ...... OCW,.A/llcYIiftANDTDT 129 469 574.14 m." =. ~., 583 679.04 '~ :;>!;,j<; ....~- _ ...-"-___....I_......._-.""__'~oI_. ~_.....-_......-....... ~.._1IId """_,""",,I"~ ....a.-r____ ~vo........_"1D!1OS~.-,¡c !) -~ TABLE A PARKING SUMMARY AND ANALYSES DESCRJPTION -------------------------------------------------------------------------------------------------------- PARKING PARKING PARKING ACCUMULATION SUPPLY SURPLUS OR DEFICIENCY EXISTrnG CONDffiON -------------------------------------------------------------------------------------------------------- 1. Existing Parking Accumulation at 12:30 PM on a Thursday with unoccupied Building A and the former Gateway Computer: Existing 10% Safety Factor Maximum Parking Accumulation 2. Existing Parking AcCumulation at 12:30 PM on a ThUrsday with Building A occupied and no other vacancies: Existing Building A Gateway Computers Maximum Parking Accumulation 295 stalls 30 325 stalls 325 stalls 163 41 529 stalls 524 stalls 5 stall deficiency -------------------------------------------------------------------------------------------------------- -1- Q~~~~~ :2-51 -------------------------------------------------------------------------------------------------------- PARKING PARKING PARKING ACCUMULATION SUPPLY SURPLUS OR DEFICIENCY DESCRIPTION -------------------------------------------------------------------------------------------------------- FUTURE CONDmON 1. Future Parking Accumulation with the new Building C: Existing 529 stalls BwmngC 142 US Bank (remove) -19 Gateway Computers (remove) -41 Maximum Parking Accumulation 611 stalls* 583 stalls** 28 stall çleficiency (WITHOUT safety factor) *Without 10% Safety Factor for Bwmngs A and C ** As compared with the 679 parking stalls per zoning code requirements by the applicant 2. Future Parking ACcumulation with the new Bwmng C, Worst Case Condition: Future Parking Required 10% Safety Factor Bwmng A Bwmng C Maximum Parking Accumulation 611 stalls 17 14 642 stalls* 583 stalls** 59 stall deficiency (WITH safety factor) *With 10% Safety Factor for Bwmngs A and C, but without an increase in the estimated number of restaurant employees ** As compared with the 679 parking stalls per zoning code requirements by the applicant -------------------------------------------------------------------------------------------------------- -2- 1ä~9..Mg¡~ J -5;{ BUILDING C . Proposed Building C Retail Commercial (excluding restaurants) 21,380 square feet Office 15,870 sqaure feet Tow 37,250 square feet -------------------------------------------------------------------------------------------------------- Constramed Condition: 583 parking stalls supplied on site plan, less 529 parking by demand = 54 stalls* for Building C A. 54 stalls x 285 square feet per stall = 15,390 square foot office building; OR B. 54 stalls x 250 square feet per stall = 13,500 sq= foot retail commercial excluding restaurant building. *Without a 10% Safety Factor for Building A --------------------------------------------------------------------------------------------------~----- Constrained Condition-Worst Case: IF a Safety Factor for Building A is included for the worst case condition: 583-(529+ 17) = 37 stalls** for Building C A. 37 stalls x 285 square feet per stall = 10,545 square foot office building; OR B. 37 stalls x 250 square feet per stall = 9,250 square foot retail commercial excluding restaurant building. **With a 10% Safety Factor for Building A only ---~---------------------------------------------------------------------------------------------------- -3- At.4~5¡n~g¡~I~~ J. -53 i=;PANG ENGINEERS, INC. -- TRAFFIC AND TRANSPORTATION CONSULTANTS 0514-3 December 5, 2005 GAY LAWRENCE IWG. c.£.. T.E. Mr. Glenn Goepfert Assistant Director of Public Works CITY OF CUPERTINO 10300 Torre Avenue Cupertino, CA95014-3255 ATTN: Vicki Guapo RE: The Marketplace Expansion . Portal Avenue/Stevens Creek Boulevard Signal Operations and Portal Avenue Traffic Calming Dear Glenn: Pursuant to an agreement with the City of Cupertino, we have visited the Portal Avenue/Stevens Creek Boulevard intersection, and the existing Portal Avenue Traffic Calming "barrier" and mid-block crosswalk adjacent to the MarketPlace Expansion project site. The objective for this phase of the work is to provide Traffic Engineering consultation and an objective viewpoint to the exisitng traffic signal operations at the Portal Avenue/Stevens Creek Boulevard intersection, as well as comments on the existing Portal Avenue "barrier" and mid-block crosswalk. PORTAL A VENUE!STEVENS CREEK BOULEVARD INTERSECI10N The Portal Avenue/Stevens Creek Boulevard intersection currently operates with five signal phases and a protected and/or permissive left turn phase operation for the left turns (phase 1 + Phase 5) on Stevens Creek Boulevard. This protected/permissive left turn phase operation also exists at three other locations in the City of Cupertino where special or unique circumstances are prevalent. At this particular location, the protective/permissive left turns phase operation has been present since the early to mid- 1990' s. The Manual on Uniform Traffic Control Devices (MUTCD) indicates. in Section 4D.06, "Application of Steady Signallndicatons for Left Turns", the criteria for the protected/permissive mode, that is, both modes occur on an approach during the same cycle. In reviewing the standard criteria, there are several options that may be applied. The question posed is which standard criteria exists at the Portal Avenue/Stevens Creek Boulevard intersection? PO BOX 4255 MOUNTAIN View CA 94040 Based on field observations with members of your staff, the FLASHING RED ARROW for Phase I and Phase 5 of the existing traffic signal, was a clear and comfortable indicator for some drivers, while uncertainty was evident for other drivers. The flashing red arrow does not apear to be a standard criteria nnder MUTeD for the permissive portion of the left turns on Stevens Creek Boulevard. According to a State (650) 948-1030 FAX: (650) 941-PANG :1-5+ of Oregon Department of Transportation reference, a FLASHING YELLOW ARROW is recommended for the permissive portion of the cycle. Th~ flas)¡ing yellow arrow indicates that drivers are allowed to turn left after yielding to oncoming traffic, which has the green indication, as long as there is an adequate gap. MUTCD is unclear regarding the flashing yellow arrow indication. Thus, based on a relatively small sample of observations, the ttaffic signal operations for Phase 1 and Phase 5 should either retain the flashing red mow with the four ball heads, e.g.red, red arrow, yellow arrow and green arrow from top to bottom, or modify the applicable four ball signal heads to add a FLASHING YELLOW ARROW indication at the four applicable pole locations, e.g. red arrow, yellow arrow, flashing yellow arrow, green arrow from top to bottom. This assumes that the protected/permissive left turns are retained on Stevens Creek Boulevard. Additionally, the applicable sign revisions should be performed and . included if the flashing yellow arrow alternative is selected. The accident history at this intersection should be veriÏ1ed and thoroughly reviewed by the City of Cupertino to ascertain whether the protected/permissive left turn traffic signal operation is the primary cause of any accidents. If there is any confusion by the drivers, there could be accidents or near accidents that either were reported, or may be unreported or undocumented. Since this intersection does not have any Level of Service (LOS) issues, the increase in left turns during the peak hours· on Stevens Creek Boulevard either results in a decrease in the vehicular delay throughout a signal cycle, or has the familiarity of residents living in the proximity of the intersection. The balancing of the residents' f"miH"rity and/or positive attributes of the existing traffic signal operations with the potential for confusion by drivers remains the oritstanding issue. If the City of Cupertino is comfortable with the protected/permissive signal operation after the evaluation and review of the accident history, then retaining the flashing red arrow or modifying the signal heads to include the flashing yellow arrow should be the decision. However, if confusion by some drivers are evident and/or the accident history reveals that the primary cause of the accidents are due to the protected/permissive mode, then the ttaffic signal should be modified to a standard five phase operatiÖn, with three ball heads, and without the permissive left turns on Stevens Creek Boulevard. A review of the recently provided accident history at the Portal A venudStevens Creek Boulevard intersection from January 1,2002 thru August 25, 2005 indicates that there were 38 reported accidents within the intersection itseJf. This equates to more than nine (3814) reported accidents per year over the four year period. Eight of the reported accidents or about 21% (8138) within the intersection may be directly or indirectly attributable to left turn movements from Stevens Creek Boulevard to Portal Avenue. While there is some uncertainty with respect to the actual cause of these eight accidents. the potential driver confusion with the protected/permissive modes for Phase 1 and Phase 5 is considered a sttong pòssibility. -2- R~N"~C¡¡¡~ J--5'5 Thus we are recommending the removal of the protected/permissive mode for Phase I and Phase 5, the left turns on Stevens Creek Boulevard, due primarily to the strong accident history. The intent of the recommendation is to alleVÎJl.te any concerns regarding driver confusion, unless there are extenuating circumstances of which we may not be aware. PORTAL AVENUE TRAFFIC CALMJNG BARRIER AND MID-BLOCK CROSSWALK The MarketPlace project previously instJllled without the City of Cupertino's prior approval, a "barrier" structure on both sides of Portal Avenue and a mid-block crosswalk immediately south of the most southerly project driveway. The "barrier" includes a curb which protrudes onto and narrows Portal Avenue on both the east and west sides, plus two handicap ramps which appear non-standard, and a marked crosswalk with raiSed pavement markers which also appears non-standard. Additionally, there are no advance street signs nor pavement markings which would alert drivers to this mid-block crosswalk. The City of Cupertino may retain, modify, or remove these prior improvements to meet the City's street improvement standards with the proposed MarketPlace Expansion Project To the best of our knowledge, there has not been a study to warrant this mid-block crosswalk installatiOli. An engineering study is required according to MUTCD, Seètion 3B.17, "Crosswalk Markings", for locations away from traffic signals or STOP signs. Based on field observations, the mid-block crosswalk should be removed unless there are extenuating circumstances of which we may not be aware. If the mid-block crosswalk is retained for other reasons, there should be documentation regarding its justification. Additionally, the crosswalk should be the standard width of 10 feet inside to inside, with an additional one foot stripe on both sides of the crosswalk. The existing crosswalk is only five feet in width with an additional six inch stripe on both sides of the crosswalk. There should also be advance signs and advance pavement markings which would indicate that a pedestrian crosswalk for both the north and south approaches along Portal Avenue is imminent Since the mid-block crosswalk is at the location of the "barrier" on Pörtal Avenue, the street is narrowed to permit two non-directionallanes of traffic but without a centerline stripe. The sight distance at the two driveways, one on the east immediately north of the crosswalk at the project site, and another on the west just south of the crosswalk, is severely restricted by the "barrier". Additionally, the street drainage is compromised with the prior "barrier" construction. Thus, there is the potential that drivers could hit the protruding curb on Portal Avenue, and/or have a sight visibility restriction as a vehicle exits from either driveway. -3- EJ~~~~~ J -5& Another possibility is to place a new crosswalk, if warranted, at the Price A venueIPortal Avenue intersection immediately southerly of the existing crosswalk at the "barrier". There already exists traffic ca1ming devices at the curb returns to slow traffic down at this intersection. These traffic calming devices were installed by the City of Cupertino. IT the new crosswalk is relocated to this intersection, it should be on the south side of Price Avenue to minimize the conflicts with the left turning vehicles from Price Avenue to Portal Avenue. Thus, based on field observations, we are recommending that the existing "barrier", two handicap ramps. and mid-block crosswalk be removed from Portal Avenue, and that Portal Avenue be reconstructed and returned to the original geometric design prior to the installation of the previously unapproved improvements. The sight distance restrictions, unapproved mid-block crosswalk location, and street drainage issues would be rectified.. We trust that the above information is sufficient for your needs at this time. Should you have any questions, please do not hesitate to call. Lawrence Pang cc: Gary Chao -4- ~~"~J!~j~ J~57 i=; PANG ENGINEERS, INC. - TRAFFIC AND TRANSPORTATION CONSULTANTS GAY LAWRENCE ~.CL, T.E. 0514-1 November 17,2005 Mr. Gary Chao Associate Planner CITY OF CUPERTINO 10300 Torre Avenue Cupertino. CA 95014-3255 RE: The Marlretplace Expansion Stevens Creek Boulevard at Portal Avenue Dear Gary: Pursuant to your verbal authorization to proceed on or about November IS, 2005, we have visited the project site and reviewed the applicable project information which will expand The Marketplace retail commercial, restaurant and office site by adding a new building with retail and office uses, and removing a bank and other retail commercial square footage. The objective for this phase of the project is to provide the appropriate Trip Generarion for a 37,250 square foot gross floor area (GFA) building. This Building "C" is expected to have the first floor with 21,380 square feet of retail commercial and the second floor with 15,870 square feet of offices. Addirionally, an exisitng bank building with 5,174 square feet and retail commercial of 10,093 square feet of GFA will be removed. This is known as the expansion project An additional task is to compare the total estimated trip generarion for The Marketplace after the expansion, with the information contained in the prior approved traffic report dated November, 2000 for the project site. EXISTING CONDmON PO BOX 4255 MOUNTAIN VIEW CA94040 The subject site consists of about 107,486 total square feet of GFA with 52,908 square feet of retail commercial, 27,527 square feet of restaurants, 5,174 squre feet of banks. 20,920 square feet of offices, and 957 square feet of medical office land uses. The square footage is provided by the applicant and should be reviewed by the City of Cupertino. The project site is bounded on the north by the six lane major arterial street Stevens Creek Boulevard with a posted speed limit of 35 miles per hour and the Valleo Park regional shopping center, on the west by Portal Avenue, a two lane collector street with a posted speed limit of 25 mph arid a multi-family residential complex, on the south by residential development, and on the east by other commercial land uses. There are existing traffic signals in place along Stevens Creek Boulevard at Portal Avenue and at Perimeter Road in front of and adjacent to the project site. (650) 948-' 030 FAX: (650) 941..f'ANG ... ;¿ -5ß FUfURE CONDmON The 107,486 square feet Marketplace will be replaced with the expansion project as dermed above. With the completion of the expansion project, The Marketp1a.ce will consist of 129,469 square feet It will contain 64,195 square feet of retail commercial, 27,527 square feet of restaurants, 36,790 square feet of offices, and 957 square feet of medicaI offices. TRIP GENERATION ESTIMA1E The proposed expansion project is expected to generate approximately a net of 29 daily trips, and 13 AM peak hour trips with 12 Îllbound and 1 outbound, and 15 PM peak hour trips with 4 Îllbound and 11 outbound, based on the Institute of Transportation EngÎlleers (ITE) and San Diego Association of Governments (SANDAG) Trip Generation references (Table I). All positive net project trips are less than 100 during the AM and PM peak hours. SÎllce the positive directional peak hour trips do not exceed the 100 or more peak hour trip threshold, a Traffic Impact Analysis (TIA) report is not required for the expansion project Thus, the expansion project is considered to have an Îllsignificant traffic impact with the trip generation estimate and analyses. ADDmONALANALYSES The Marketp1a.ce had a prior Transportation Impact Analysis (TIA) report performed Îll November, 2000 by MultiTrans. That analysis accounted only for 10,400 square feet of offices, 27,800 square feet of retail commercial, and 12,582 square feet of vacant retail . cornmercial space. for a total of 50,782 square feet GFA of development At that time, the estimated square footage of the site was 113,280 square feet Thus, there appears to be about 62,498 square feet of GF A that is unaccounted for Îll that prior analysis. Another potential discrepancy is the estimated 113,280 square feet of GF A at that time versus the total of 107,486 square feet of GF A as currently submitted by the applicant Thus, about 56,704 square feet (62,498-5,794) may be the approximate square footage of GF A that remains unaccounted for Îll tbe prior analysis. Notwithstanding these discrepancies, the trip generation of the prior Marketplace TIA is reiterated and shown on Table II. The priorTIA had a trip generation estimate of 3,061 daily trips, 100 AM peak hour trips, and 291 PM peak hour trips. -2- Iät~ÃÌä~~~ )-5q TRIP GENERATION ESTIMATE-ENTIRE PROJECT SITE Based on the City of Cupertino's request, a trip generation estimate of the entire project site after the proposed expansion was performed. Utilizing similar assumptions in the trip generation estimate for the expansion project, the entire project site is expected to have about 5,149 daily trips, 139 AM peak hour trips, and 462 PM peak hour trips (fable llI). The trip generation differences are calculated by subtracting the results on TableIl from Table ill. Thus, the expectation is that there will be an increase of 2.088 daily trips, an increase of 39 AM peak hour trips, and an increase of 171 PM peak hour trips from the results contained in the prior approved TIA in November, 2000. That information is shown on Table IV. These increases apparently do not include the prior square footage that was on the site before November, 2000. The square footage information prior to November, 2000 has not been made available at this time. . We trust that the above information is sufficient for your needs at this time. Should you have any questions, please do not hesitate to call. # cc: Glenn Goepfert (wI incl) Enclosures: Tables L II, ill, and IV-Trip Generation . -3- ~~~Aìä~~~~ d. -btJ Table I TRIP GENERATION EXPANSION PROJECT LAND USE UNIT TRIP DAILY AM PEAK HOUR PM PEAK HOUR RATE TRIPS TRIPS TRIPS IN OUT IN OUT PROPOSED EXPANSION PROJECT: I. New Building - 37,250 Sg. Ft. . A. Retail Commercial (I) (2 . 21.380 38.646 (.) 826 61% 39% 48% 52% sq. ft. 0.927 (b) AM ........... .......... 12 8 20 PM .......... 3.375 (b) .......... .......... .......... 35 37 72 B. Offices (I) 15,870 11.01 (.) 175 88% 12% 17% 83% sq. ft. AM .......... 1.55 (b) .......... 22 3 25 PM .......... 1.49 (b) .......... .......... .......... 4 20 24 Existing Credits: I. Bank (2) 5,174 112.50 (.) 582 70% 30% 40% 60% sq. ft. AM .......... 4.5 (b) .......... 16 7 23 PM .......... 9.0 (b) .......... .......... .......... 19 28 47 2. Retail Commercial (I) (2) 10,093 38.646 (.) 390 61% 39% 48% 52% sq. ft. 0.927 (b) AM .......... .......... 6 3 9 PM .......... 3.375 (b) .......... .......... .......... 16 18 34 Page 1 of2 11-17-05 110514 J;1~~~~ () -/p I Table I TRIP GENERATION (continued...) LAND USE UNIT TRIP RATE DAlLY TRIPS AM PEAK HOUR TRIPS IN OUT PM PEAK HOUR TRIPS IN OUT NET EXPANSION PROJECT: DAlLY AM .......... .......... PM .......... .......... 15 AM = Morning Peak Hour PM = Evening Peak Hour Sq .ft. = square feet 29 .......... .......... 12 13 .......... .......... 1 4 11 1. Ref.: Institute of Transportation Engineers. Trip Generation, Seventh Edition. 2003. 2. Ref.: San Diego Association of Governments, Traffic Generators, 2002. with 10% passby for restaurants and strip commercial, and 25% passby for banks. (.) Per 1,000 square feet per day (b) Per 1.000 square feet per peak hour Page 2 of2 11-17-05 . #0514 Q~~~ él ~:t Table II TRIP GENERATION PRIOR PROJECT LAND USE UNIT TRIP RATE DAILY TRIPS AM PEAK HOUR TRIPS IN OUT PM PEAK HOUR TRIPS IN OUT MARKETPLACE: DAILY AM 3,061 .......... .......... .......... 71 29 100 PM .......... .......... .......... .......... .......... 133 152 291 AM = Morning Peak Hour PM = Evening Peak Hour Ref.: Marketplace Shopping Center, Transportation Impact Analysis by Multitrans, November 9.2000, Table 4-1 (Including 40,382 square feet of vacant space) Pagel of 1 11-17-05 #0514 Q~~g¡~ f). -fp '5 Table ill TRlP GENERATION ENTIRE PROJECT SITE LAND USE UNIT TRIP DAILY AM PEAK HOUR PM PEAK HOUR RATE TRIPS TRIPS TRIPS IN OUT IN OUT ENTIRE PROJECT SITE: 1. Retail Commercial (I) (2) 64,195 38.646 (.) 2,481 61% 39% 48% 52% Sq. ft. AM .......... 0.927 (b) .......... 37 23 60 PM .......... 3.375 (b) .......... .......... .......... 104 113 217 2. Restaurants (I) (2) 27,527 80.955 (0) 2,228 60% 40% 67% 33% sq. ft. AM .......... 0.729 (b) .......... 12 8 20 PM .......".. 6.741 (b) .......... .......... .......... 125 61 186 3. Offices (I) 36,790 11.01 (.) 405 88% 12% 17% 83% sq. ft. AM .......... 1.55 (b) .......... 50 7 57 PM .......... 1.49 (b) .......... .......... .......... 9 46 55 4. Medical Offices (I) 957 sq. 36.13 (.) 35 79% 21% 27% 73% ft. AM .......... 2.48 (b) .......... 2 0 2 PM .......... 3.725 (b) .......... .......... .......... 1 3 4 Page 1 of2 11-17-05 #0514 Q~q~¡m~ ~ ~fR tf Table ill TRIP GENERATION ENTIRE PROJECT SITE (continued...) LAND USE UNIT TRIP RATE DAIT..Y TRIPS AM PEAK HOUR TRIPS IN OUT PM PEAK HOUR TRIPS IN OUT TOTAL PROJECT: DAILY AM 5,149 .......... .......... .......... 101 38 139 PM .......... .......... .......... .......... .......... 239 223 462 AM = Manring Peak Hour PM = Evening Peak Hour Sq .ft. = square feet I. Ref.: Institute of Transportation Engineers, Trip Generation, Seventh Edition, 2003. 2. Ref.: San Diego Association of Governments, Traffic Generators, 2002. with 10% passby for restaurants and strip commercial, and 25% passby for banks. (.) Per 1,000 square feet per day (b) Per 1,000 square feet per peak hour Page 2 of2 11-17-05 #0514 liI~qM~~~ c2--fv5 Table IV TRIP GENERATION COMP ARlSON LAND USE UNIT TRIP DAll..Y AM PEAK HOUR PM PEAK HOUR RATE TRIPS TRIPS TRIPS IN OUT IN OUT DIFFERENCES: Table ill less Table IT DAll..Y +2.088 AM .......... .......... .......... +30 +9 +39 PM .......... .......... .......... .......... .......... +106 +65 +171 AM = Monring Peak Hour PM = Evening Peak Hour . Page 1 of1 11-17-05 #0514 QrMg,MY.!~ J..-(¿(P · BARRIE D. COATE and ASSOCIATES Hordcutural Consultants 23535 Summit Road Log GaIx>II. CA 95033 4081353-1052 EXHIBIT B EVALUATION OF TREES LOCATED AT MARKET PLACE SHOPPING CENTER STEVENS.CREEK BOULEVARD A T PORTAL A VENlJE CUPERTINO Prepared at the request of: Gary Chou City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 Prepared by: Michael L. Bench Consulting Arborist October 26th, 2005 Job # 10-05-236 c1-/P '1 EV ALUATJON OF lREES AT THE MARKET PLACE SHOPPING CENTER. STEVENS CREEK BOULEVARD AT PORTAL AVENUE. CUPERTINO Assignment I was asked by Gary Chou, Planner, City of Cupertino, to evaluate the trees located at the Market Place Shopping Center, Stevens Creek Boulevard at Portal Avenue, Cupertino, California. The plan provided for this evaluation is the Site Plan prepared by YHLA Architecture, Oakland, California, Sheet A.I.O, dated 8-3-05. I made the site visit on October 26th, 2005. Summal'Y There are 138 trees included in this tree inventory. Of these, 132 are located on this property and 6 are located on a neighboring property. All of the trees are identified here and given a condition rating. Some trees and/or . circumstances concerning them are briefly described. The risks to specific trees are described here. Procedures are recommended which will facilitate preservation of the existing trees in their present condition. Observations The redevelopment of this property is in progress and is being done in two phases under separate permits. The first phase, which is near completion, is outside the scope of this report, except for the fact that there are a few trees within the first phase area that are performing poorly. possibly as a result construction procedures. For this reason, all of the trees on this entire site have been surveyed for this report. There are 132 trees located on this property and 6 trees located on an adjacent neighboring property included in this inventory. The attached map shows the estimated locations of all of these 1 38 trees. The 1 38 trees are classified as follows: Trees # 1-8, 10 - Chinese elm (Ulmus parvifolia) Trees # 9, 1 1-24, 29-40, 43-51 - Shamel or Evergreen ash (Fraxinw; uhdei) Trees # 25, 26, 41, 42 - Canary Island date palm (Phoenix canariensis) Trees # 27, 60-105,106 (representing 27 trees) 109, 110, III - Coast redwood (Sequoia sempervirens) Tree # 28 - Pin oak (Quercuspalustris) Trees # 52, 53, 58 - Saucer magnolia (Magnolia soulangiana) Trees # 54, 59 - Southern magnolia (Magnolia grandiflura) Trees # 55, 56, 57 - Strawberry tree (Arbutus unedo) Trees # 107, 108 - Monterey pine (Pinus radia/a) Tree # 1 12 - Mexican fan palm (Washing/onia robus/a) Prepared by: Michael L Bench. Consulting Arborist October 26", 2005 /l-bß EV ALVA nON OF TREES AT THE MARKET PLACE SHOPPING CENTER. STEVENS CREEK BOULE V ARD 2 AT PORTAL A VENUE. CUPERTINO The particulars about these trees (species, trunk diameter. height, spread, and structure) are included in the attachments that follow this text. The health and structure of each specimen is rated on a scale of 1-5 (Excellent - Extremely poor) on the data sheets attached to this texi. Based on these health and structure ratings combined, I have given each tree an overall condition rating as follows: Excellent Good Fair Poor Extremely Poor Dead Snecimens Snecimens SDecimens SDecimens Specimens Specimens 3,25,26,42, 4,9, ]0, II, 1,2,5,8,12. 6,20,39,45 58 7,41 55,56,57.60, 16,17,27,28, 13,14,15.18, 83-91,94.101, 32,35,36,37, 19,21,22,23, ] 03, I 04,105 44,48,50,61, 24,29,3031, 112 62-82,97,98, 33,34,38,40, 99,100,102, 43,464749, 106,107,108, 51,52.53,54, 109,110,11 I 59,92,93,95, 96 I affixed metallic labels to Trees # 1-105 for field reference. Tree # ] 06 represents an estimated 27 coast redwood trees (Sequoia sempervirens) located in a row in a restricted area, protected by locked chain link gates on the east and west sides. The tops of these trees can be seen over the top of the eJÚsting commercial building on this site. In addition to the 132 trees (estimated) on site, there are approximately 60 small trees with trunks approximately 1-2 inches in diameter that have been recently planted. The majority of these are New Zealand Christmas trees (Metrosideros excelsus), but there are also Silk tree (AlbizziajuJibrissin), flowering pear cultivar (Pyrus calleryana), purple plum cultivar (Prunus cerasifera), and Crape myrtle (Lagerslroemia indica). These are located in planter beds in the parking lot. Comments about Specific Trees Chinese elm Tree # 7 has died, and the Chinese elm Tree # 8 is in poor heaJth. Because these two are located near each otherand because they are in the area ofthe first phase of construction, it appears that these may have suffered construction damage. I recommend replacement of both trees. In addition Tree # 8 has suffered a primary leader failure Jeaving a large wound on the trunk. This does not appear to be related to construction, but appears to be as a result of a genetic defect. I recommend that this tree be removed. Canary Island date palm (Phoenit canariensis) Tree # 41 has died. Mr. Todd Lee, who I met on site during the tree survey, informed me that this tree will be replaced. Prepared by: Michael L. Bench. Consulting Arborist October 26"'. 2005 :).-~q EV ALlJA TJON OF TREES AT THE MARKET PLACE SHOPPING CENTER. STEVENS CREEK BOULEVARD AT PORTAL A VENlÆ. CUPERTINO , J The coast redwood Trees # 60-105 will decline ¡fthey are not irrigated frequently throughout the construction period. Just prior to the site visit, the landscaping company had rototilled the soil over the majority of the root zone of Tree # 38 in preparation for a new sod lawn. This destructive procedure has likely destroyed a large percentage of absorbing roots of this tree. Tree #38 may decline in the next 6-10 months from this root loss. Trees # 39 and 40 have also been damaged by the same process but to a lesser degree. I do not expect that Trees # 39 and 40 would decline. Risks to Trees by Proposed Construction This plan shows that Trees # 42, 43, 45, 46, 48. 52, 53, 54, 58, 59, 78, 79, 94, and 100 would be in conflict with construction features and, therefore, would be removed. However, Mr. Chou states that the design plan has changed and that Trees # 42, 43, 45, 46,48,52, and 53 may be preserved. Thus, it appears that only 54, 58, 59, 78, 79, 94. and] 00 would be removed. The expansion of the parking lot on the south side of the site would reduce the planter bed in which Trees # 84, 85, 86,87,88,89,90,91,92,93,97,98,99,10],102,103 and ]04 exist. It appears that Trees # 84, 85,97,98,99,101-104 would survive, provided they are thoroughly irrigated frequently. However, it appears that Trees # 86, 87, 88, 89, 90, 91, 92, and 93 would suffer severe root 1055 and would not survive. It is preferred that the curb and paving adjacent to Trees 5], 60-77, and 80-82 be retained. ¡fthis curb and paving are removed and replaced, it would be essential to preserve the entire existing planter bed to the edge of the existing curb. Otherwise these trees will be at risk of significant root damage. Regardless, it would be essential to irrigate these trees frequently during the entire construction period. The coast redwood (Sequoia sempervirens) trees demands larger quantities of water as they mature. For this reason, a permanent irrigation system for the existing coast redwood trees must be installed if no system exists or functions currently. If new irrigation lines must be installed, the trenching must not cross the root zones in the existing planter beds. If the existing cement wall! fence on the south side of this property is retained, there should be minimal if any risk to the neighboring Trees # 107, 108, 109, 110, II], and 112. If the restricted area remains restricted, there would be no risk to the 27 coast redwood trees represented by Tree # 106. Mr. Chou states that a "choker" has been installed near the southwest comer of this property on Portal Avenue. Mr. Chou has asked for a recommendation for replacement tree (s) on the opposite side of the street. The west side of Portal Avenue for most of the . length of this property has an irregular row of European olive trees. For consistency, I Prepared by: M;chael L. Bench. ConsuJ¡jng Arborist October 26'h. 2005 ¡)..-70 EV ALUA TJON OF TREES AT THE MARKET PLACE SHOPPING CENTER. STEVENS CREEK BOULEVARD 4 AT PORTAL AVENUE. CUPERTINO recommend that the olive cultivar Swan hill olive (Olea europea 'Swan Hill') be used at this location. This cultivar produces an insignificant quantity of very sma]] fruit making it quite acceptable for this application. Construction damage The trees at this site would likely be at risk of damage by construction or construction procedures that are common to most construction sites. Tliese procedures may include the dumping or the stockpiling of materials over root systems, may include the trenching across the root zones for utilities or for landscape irrigation, or may include construction traffic across the root system resulting in soil compaction and root die back. If any underground utilities are to be replaced or upgraded, it will be essential that the location of trenches be planned prior to construction and those locations are shown on plans, and that the trenches be dug at the locations shown on the plans. Recommendations I. I recommend that protective fencing be provided during the construction period to protect those trees that are to be preserved. This fencing must protect a sufficient portion of the root zone to be effective. In most cases, it would be essential to locate the fencing a minimum radius distance of ¡o times the trunk diameter in all directions from the trunk. For example, a tree with a trwlk diameter of 15 inches dbh (Diameter at Breast Height) would require that protective fencing be erected at least 1 3 feet from the trunk. Ifhardscape (i.e., curbing, paving, etc.) exists inside this] 3 foot radius, the protective fence must be erected at the edge of the hardscape feature and be located at least 13 feet from the trunk on all other sides. Occasionally it may be essential to have a certified arborist make decisions about the 10cation(s) of protective fencing at the project site. I recommend that protective fencing must: · Consist of chain link fencing and having a minimum height of 6 feet. · Be mounted on steel posts driven approximately 2 feet into the soil. · Fencing posts must be located a maximum of 10 feet on center. · Protective fencing must be installed prior to the arrival of materials, vehicles, or equipment. · Protective fencing must not be moved, even temporarily, and must remain in place until all construction is completed. Note: In my experience, less substantial fencing is not respected by contractors. 2. There must be no grading, trenching, or surface scraping inside the driplines of protected trees, unless specifically described in another section ofthis report. 3. Trenches for any utilities (gas, electricity, water, phone, TV cable, etc.) must be located outside the driplines of protected trees, unless approved by a certified arborist. Prepared by: M;chaeJ L. Bench. Consul¡jng Arborist October 26'h. 2005 .) -7/ EV ALUA TJON OF TREES AT TIlE MARKET PLACE SHOPPING CENTER, STEVENS CREEK BOULEVARD 5 AT PORTAL A VENUE. CUPERTINO 4. I recommend that the preserved trees must be irrigated throughout the entire construction period during the dry months (any month receiving less than I inch of rainfall). Irrigate a minimum of 10 gallons for each inch of trunk diameter every two weeks. A soaker hose or a drip line is preferred for this purpose. 5. I recommend that a permanent irrigation be installed if none exists to irrigate the coast redwood trees every 2 weeks with 10 gallons of water per I" of trunk diameter during the dry months of the year. 6. Materials must not be stored, stockpiled, dumped, or buried inside the driplines of protected trees. 7. Excavated soil must not be pi1ed or dumped, even temporarily, inside the driplines of protected trees. 8. Any pruning must be done by an arborist certified by the ISA (International Society of Arboriculture) and according to ISA, Western Chapter Standards, 1998. Respect ""'- Michael L. Bench, Associate ~t~E~ MLB/sh Enclosures: Assumptions and Limiting Conditions Map Tree Charts Prepared by Michael L Bench, Consulting Arborist October 26'h. 2005 / J.. - 7 :;¿ Job Name: Market Job #: 10-05-236 Place Shopping Center. Stevens Creek Boulevard Cupertino = Best. 5 = Worst Measurements Condition Pruning/Cabling Needs PesUDisease Problems Recommend Status : : : : I. : ,. : . : : .. I , . I ,. I 'I I I I , I I I I I I I , " _, I " I : : : :: : :: 10::: _: :: I I I I I I I " I'L()I,-.. I I : : : : 0: : :: ..- ~::: ~: IrJ : : -' M L-t . I '~I I I II.{) I I , I t w' , , "'- 'Z 1-'" W', 0 ~ , '<{':- BARRIE D COATE W:: : :~: N : 0 I:: ~ Cf):: LU LU : : > _ . , . a I . ~ '- I - «" U)' 'o~ u... 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I I a I a a I I a I I I .-~-~--- ~-~~~~~~~~------------------- __~_JL___l___JL___JL___l~_~1_1º _~_l_~JL___j___ ___J____l___JL___l___JL___J___ _____JL___l____l___J______J____ ___J____t___JL___ ____ ____ a I I I a I I I I I I 'I I I I I I I I I I I I I a I I I I I I I . I , I. I. I I I I I I I I I I I I a I . I I I I I I I 35 Shamel Ash 11: : 1 t ¡ 351 30 1: 2:: I::::: I:::: ::: -------------------------------- ----~---~---~---~---~---~--- ---~--~---~--- ---~----~---~---4----~---~--- ------~---~----~---~------4---- ---~----~---~--- ---- ~-- a . I I I I I I I I I I I I I I I I I I I I I : : : : -J: ::: : I I : I: J:::: ::: a I a a I I I I I a a a I 'I a I I I a I. I 36 Shamel Ash 13: J : I : 35: 30 1: 2:: : ~ : I :: : I : :: I I : -------- -------------------------------- -----t---t---~---1_---t---t--- ---t---~---1--- ---1----t---~---t---"t---1--- -----~---1----r---~------t---- ---1----t---~--- -------- I , I I I I I a I I I . ,a . I I I 'a a I I I I I I I I I I I I I I I I I I a I I . , I . I I 'I I I. I I 'I . I I I' I I , 37 Shamel Ash 4: : : : : 12: 10 1 ~ 3:: :::: I: ::::: ::: -------------------------------- -----~---r---_r---,.---r---T--- ---T----r---,--- ---'----T---~---T----r---'--- ------~---'----r---~------,---- ---~----r---~--- ____ -- a . I I I I I I I a I , I I I a I a a I I I I I I a I a I I I a I a 'I I a I I I I , I a I I I I I I , I 'I a I I 'I ,. I a . I a a . I I 'I' I I a I I I I I I' 1 38 Shamel Ash 27: : : I : 50: 50 2: 2: I :: I : :: ::::: ::: Iv -------- --------- ----------- ---- ----~-- -~ - ---:-----+....- t---t--- ---t..---:----1--.. ---1---- t- --i----t----t---1- -- -----~---1----t---_:------1---- ----:--- - t- -- +--- ----t·....· a I I I I I I I I I , I a , I I I . , . a a I I' I' I I I a I J I . I I I I , I I I a I I I I I' I I I a I' I I I 'I I 1./ 39 Shamel Ash 28 ' I I 160 I 40 3 I 4: I : I : I I: :: J :: J:: "1', v -------- -------------------------------- ----+---r---+---+---r---t--- ---t---T---'--- ---l----r---T---t----r---l--- ------r---l----r---l------1---- ---l----r---T--- ---- ...... I I I . I I I I . I I I 'I .. a I I 'I I I I I I 'I I I I" I 'I I I , I I I : : : : :: ::: :.::::: ::::: ::: !-I 40 Shamel Ash 27, . I ,45. 40 2 I 2 I I I I I . a I . I , I I a I . V --- --- -- ---- ----- - -------- -- ---- --- -1- - - -~- ---:----+---t--- t- -- --- t---+---1--- -- --1-- -- t---+ - --1------- -1-- - - --- --t--- -1-- -- t----1------1---- ---i- -- - t -- - t- --- ____J....... : : : : :: I I I I::: I! ::::: :: J I " ~ C- , C"( Job Name: Market Place Shopping Center. Stevens Creek Boulevard. Cupertino Job # 10-05-236 r'\~I~. r"\_. = Best. 5 = Worst 49 Shamel Ash ~~._---------- 50 Shamel Ash ------------ 8 ¡ j ! ! ! 1St 15 '---r- --I" ----..--- .....--- "'---T- _e. I I I I I I I I I I I I I I I I I I I , I I 11: : : : :20: 20 .~___L____L___~____L___£___ I I I I I I , I I I I I I I I I I 2: 3! ! ---T---....---,---- , , , · , , , . . , . . 1 : 2: : ___£___-L___~___ , . . , , . , . . I I I I I I I I I I I ..1........1.................1 I I I I I I I I I · · · ..L... , , · : , , , , , , , , , , , , , , ...........1........1....... , , , , , , , , , , , . , , , , , , .1........1........1....... , . , , . , · . , 1 : I I I I . : I I I I ---~----~---~---~----~---~---- I I I I I I I I I I I I I I I I I · I I I I I I I I I I I I , I ------r---'----r---~------,---- · I I , I I I I I I I I I I I , , , , , , , , , ---,----..---.....--- , , , , , , , , . 48 28 ¡ ! ! ! ¡ 60! 45 ----r---r----r---.....---r---T---· I I I I I I I I I I I I I I I I I , I . I I I Shamel Ash 29: : : : : 50: 40 ------------____________________.____-L___~~_~~___~___~___¿___ I I I I I I I I I 1 I , I I I 1 , I 2 ¡ 2! ! ---T--~_r---,--- · , , · . , · . , 1 ! 3 ¡ ! ,---¿---~--_.I_-- · , , · , , , , , I I I I I , 1 1 I , , , I 1 I I , 1 ---'----r---_r---T----~---,--- I' I 1 1 , I I I I I , 1 I , 1 I , 1 , , I 1 I I I I I I I I I 1 , I I 1 ___~____L___~___¿____~___.I___ I I 1 I , I I I I I 1 1 1 1 I 1 , 1 , , I 1 1 I 1 , I 1 , , 1 I I -----~-~~.I_---~---~-----_.I_--- 1 I 1 I , 1 I 1 , 1 1 I I , , 1 I 1 I I · I I I , I I I , 1 ------r---'----r---'------,---- I I I , I I I 1 , 1 I I I , , , . , , , . , , . ---'----r~--~--- , , . , , . , , . , . , , . , · , , ___.I____L___~___ , , , , , , , , , oJ oJ 41 º-~!l-~~~y_!~~~~q-º~~~£5!J!!1___ 42 º-~!l_~~_'.~J5!_':!~_º~!~_~~!~____ - 43 Shamel Ash .-------------------------------- - 44 Shamel Ash .-------------- - 45 Shamel Ash ._-..~---------- - 46 Shamel Ash ------------~ 47 Shamel Ash ------------------ 19 I : : : 145125 314: I ---~---~---~---~----~---4--- ---t---~---~--- I 1 I I I I I 1 , , I 1 1 1 I 1 I I I I 1 1 I I 1 1 I I I I 1 I I I 1 I 31: : : : 155:403:2: : __~___L___~___~___L__~¿___ ___¿___~___.I___ I I I , 1 I 1 I 1 , , I I I 1 I I 1 , , I I 1 I I 1 I 1 1 I I I 1 1 I I , I I ---~----~---~~--t----~---~--- 1 I I 1 I I 1 , I I I 1 I I I , I 1 I I I 1 I I I I I 1 1 I I I I I 1 I ___~___L___~___¿____L___.I___ 1 1 , I 1 , I 1 , I I I I I I 1 1 I , I , 1 I 1 I I I I ------}---~----~---~------4---- I I I I 1 I I 1 I 1 I I I I I , , I I 1 , I I I I , , I I I -----~--_.I_---~---~-----_.I_--- , I 'I , 1 1 I I , 1 I I I , · . , , . , ---~----~---~--- · . , , . , · . , · . , , . , , . , ___.I____L___~___ , , . , , . , , . oJ oJ 32 I : ~ : : SOl 50 -----~---~---~---~----~---f---· I I I 1 I I , I 1 1 , , I , I I , I , , I 1 , I 27 I : : : 150: 35 _______L___~___~___L___¿___ I I I I I I I , I 1 I 1 , , I , I I 1 1 4: : ---.---~---~--- · . , , . , , . . 1 i 2! ¡ ,---¿---~---..._-- , , . · , , , , . , ¡ I I 1 1 I I I I 1 I ---~----~---4_---¡----~---~--- , , I 1 I I I 1 , 1 I , I I , I I , I I , 1 , I I I , I , , I 1 , 1 , , ---~---~-------_.I_--~--_.I_-- I I I I , 1 I 1 , I , 1 I 1 I I , 1 I I I I , -----~---~----~---~------~---- 1 I I I I I I 1 I , 1 1 1 I , I I I 1 1 1 1 I I 1 1 I 1 1 I __________.I____L___~______¿____ I 1 I I I 1 I 1 , I I 1 I , 1 , , . , , . ---~----~---4_--- , , , , , , , , , , , , , , , , . , ___.I____L________ , . , , , , · . , oJ oJ , , I , I 1 31: : : : :35: 15 ---------~---~--------~---¿--- , , I I 1 I , 1 I I 1 I , I I 1 1 1 30: : : dead : -----~---~----~---'----r---~--- I I I 1 , 1 1 , I I I I I -' I 1 , ! , , . · , . ---¡---4----~--- 1 I· I , , . , , . , , , 1: 11 : ---¿--------.I--- , , . · , , · , , 1 1 I 1 , I 1 1 I I , I ---~----~---4_---¡----~---~--- I I I I I I I 1 I I 1 1 I I I I , 1 1 1 1 1 1 1 I I I , 1 1 1 I 1 1 1 1 ---~---.--------+----~---.I--- I I I , 1 I . 1 1 I I I 1 I 1 1 1 I I , , I 1 , I I 1 I , I , 1 1 ----------.I--~-~---~------.I---- , , I I I , I , I , , , 1 I , I I I 1 , 1 I 1 ------~---¡----~---~------~---- I I I 1 I , I I 1 1 ! 1 I 1 ~ · , , · . , ---~----f---4_--- ---- · , . · , . · . , , , , · , , , , . ---.1----.-------- , , , , , . , , . oJ -- ree# .-.-. ~ BARRIE D. COATE ~ and 1~~;~;!2A TES rJ535 SlIM_it Road Lt'Ii!Cal/li,CA 95030 Plant Name 1 : , , , , , , f--' w: w: "- ' , N' -' ~. .q.:~ ~:w ""',f-- a:::1(/) w'>- .....:(1) w' . ~:~ «I...J -J=> Q:~ Measurements :J: £C o Condition , , , , , , , , , , . , , . , , . , . . , .........., 1 , 0, , , ..-' , , .'.......... I Z ! ~! ~ ¡ 0 I- Q 0 , C)" I ¡::: W W ~ !..........,z!~ ~ ~ ~ ~ I- ~ I~I~:~ ~ z a::: ~ ~ '~I~IZ Z Z- 0 C'\I ~ I _, -.... I _ « ..... @ ~ ~ tõ: w! a::! I- UJ ~ W If) W IIO:::IZ,« ...J I ill a::: UJ W ~:=>IOJO::: ü I- a::: 'J-UJ I- Q I:I-I~:Q ~ ~ ~ JUJ ::r: « .....:ülõta::: :> s: > ::r:!~ º ~ ~!æ¡zi~ 0 0 0 mIce UJ ~ W:.....:O:< 0::: a::: a::: 0:- ::r: W I:ro:üJI ü ° ü Pruning/Cabling Needs I I , , , . , , , . . , , , , . ,. - ,. on f-- . I ~ G _ >- - - f-- G L¡J 0 - :> w 0:: ~ , 0 0 ~ 0 w ëi: « z w 0.. 0:: W Z ~ ~ If) ~ ow - ...J Z o ::¡; £c => 0:: W « 0:: Ü a::: 0:0.. "I T I , . . , . , · , . '-1 . I.() I 1 I " I ''''-1 I I-I . · . , I W. I : U) : : : « : : 'WI I.......... : U): -: ut I-L(),..- IO:~I_ '~' -, >- - ,~ uti o:ò ~'o O:W -, ~' wI a::: 10 .....:0 !~ o:w OIZ w:w <el::> W'a::: W:a:: ~!..... 0:1- Pest/Disease Problems 1 , , , , -, 00, . , -, -, 0: w' 0::: w' >: 0: 0: 0::: :s: ...J: 0: 0' , f--' 0: 0: 0::: Recommend , , : , , . I : : : ! : ií) : I...J:M . : , :. ...... , I « I .,.... '-" : :>:- ~ I : 0: ì: j t--. ¡:j .........'fY":~I_ w 1.()1L.1..,oI::l_ ('-. W . 'WI Wi..... W !Q ~¡~:a:::Q w g: o er:::1::::!:c:n:: a:: 0 a::: W:.....:z:~ I- w :5 ~:a::lw:....I w ..... -oJ ::>J~I:'!!ct> G U 0>1 J:EI «w o (1):(1):0:0 ..... ..... t- OJoJo:::i æ 0 o wJw,W:W w a::: o W:UJ:O:::ID::: I. a.. cr: '7 17' I 1 __ ! , Status ¡- <:-- I ~ Job Name· Mamet Place Shopping Center. Stevens Creek Boulevard. Cupertino Job #: 10-05-236 Dale October 26th. 2005 = Best. 5 = Worst Page 6 of 12 57 ~)!?~~~~)!!!_~---------.----- - 58 ~_~~.£~~}~1.~9Dç>!~~_ (s9: ~_~~!~_~~_'!'_~9Dg~i! --------- - 60 Coast Redwood ----------------- 8! ! ! ! ! 15:20 ·---r---r----r---,----r---~---· I I I I I I I I I . I I I I I I I I I I I I I 23: : : : : 60: 20 --~---~---~---i_-~-~---t--- I I I I I I I I I I I 2! 2! ! ---T----r---,--- o 0 0 o 0 , , 0 0 , , , 1: 1: : ---~---~---~--- , , , o , , o , , I I I I I I I I I , I I I I I I I ---~----r---_r---T----r---'---- I , I I I I I I I I I I I I I I . . I I I I I I I I I I I I I I I , I ___~____~___~___~____L___J____ I , , I , I I , I I I I I I I I I , I I I I I I I I I I I I ------r---'----r---'------,---- I I I I I I I I I I · I .. 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I I. 1 1 .. 1 1 ., 1 , , , , , , o , , ·T·····..,····..·......... , , 0 o , 0 o , 0 , , , , , , · , , ,..1........1........1....... , , , · 0 , , 0 , 55 .~.-... , . 1 1 I , .~.54 .~1~_~~!~_~~Q_~~ilQ9J~~___________._J_~JL___l._.JL___JL___l~_~l_~~ , , 1 . , Magnolia grandiffora : : : : : 1 ~ BA'''' D. COATE and ASSOCIA TES 14')))353-1052 ~ =~~ lO!G.tIDS,CA 95030 Tree # Plant Name - 51 Shamel Ash .-- --------- - - -. - - --._- --. - 52 .~_~~.£~~M_~9D.ç>!i~_____. - Magnolia sou/angiana 53 ~_~~£~~_~_~9D.9!~a ~-~-i2:~:l----l---~---lJ-~¡-~~ · 1 1 1 1 , · 1 I . , 3: 1: : ---t----}---t--- , , , , 0 , , 1 1 o 0 0 2: 3: J -_..I.---.....---~--- , , , , , , , , , 6 ! ,,¡ 5 ! 3! ! 15120 -.....---~---~--------~---.l.--- 1 . . 1 1 1 1 , 1 , 1 1 . 1 I , 1 2 i 1! ¡ ---.l.---.....---~--- , , , , , , . , , I . 1 . 1 1 . , , 1 , 1 ·...·............I.......~................ , 1 . 1 , , . , , 1 I 1 , I' . 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('-. · _, LO' LO 1 LI..- 00::::._ ,U) 1.0' ,. > "w'w'tk:: C'- W :-0 ':....-: 0 !1 ""-:N ~:o W· UJ · ....- I - 0 '"' -I _ LL. 1 æ '~ -, >- L.I ~ 1 -I - W L..... -, 1- C 0::: ..---- u;>: 0« n:: n::w:t--z.a..~o ~'OOü .::5 ::51-'D::w f-w - 0 W -J -J~: w ..J w u)D::oSO OO$iu..::;:c(Øt) t--ü: ~ ° 0oolcn:E>«w Ü WoO Z f- f- 0'0 0 0 f- f- m wf«::> 0 0 w:w o:E ë2 0 zo:::wn::: 0 OWILUWWW~ 1-10 1-. n:: n:: zlz 0::: 0::: I a... · , , , · , "'1 .......}.......~_.....+............ ...-... , 1 I. . · , I. 1 ! . ,. ! j , ..{....... . , . , ,- , 0 . , , ' ·t·..····:·······.:.······· o , . 1 : ..¡ - E I r-- I '''r-' L 1_ t L I ., .- 1 , 1 I I · I , 1 .~.......~.......:.......~.......}...... , I , 1 I I , 1 I . 1 I I I 1 , 1 1 I , , 1 , , . I I . , , ............................~........I....... I I , I , , I , . . 1 1 1 . I · I. I , " , I I' . ........................................... 1 I. , , I. , , I 1 I , , 0 , , 0 ,·}......·I....·..~..·.... , , , · , , , , , , . . , , , · 0 , ...........1................ , 0 . , 0 , , , , ; Status i . <;:Q t- \ ~ Job Name: Market Place Shopping Center, Job #: 10-05-236 r.~._, r'\~I_"'_ Stevens Creek Boulevard. Cupertino = Best 5 = Worst 69 70 Coast Redwood 15: ! ! ! :45: 20 '-------------------------------··-----r---r----r---~---r---y---· , I I , I , I I , I I I I I I I Coast Redwood 20! ! ¡ !.! 50! 20 -----------------__~___L___~___~___L___~___ I I . . I I I I I I I I , I I I I I 1 ¡ 2 ¡ ! ---T----r---,--- · . . · . , · , . 1 ! 2! ! ___~___~___J___ , , , , , , , . . , , , , , , .J........J........ , , · , · . , . , , . , , . , ·T..··..·r..·····,····· , , , , . , · . . , , , . , . ·~..·....1 , . , , , ¡ , : · . · , · . ...........1.... · . · , · . I I I I I I I I . I I ·...·..·..·r·..·..·'..···...·..·.··....··· , I . . I . I I I I I I · , , · , , · , , ....................&....... , . , , , . , . . · · · T · · · · · ...... · · · .J i 67 68 Coast Redwood 15 ¡ ! ! ! ! 45: 20 .-------------------------------- -----r---r----r---,----r---T---· , I I I I I I I I I , I I I I I Coast Redwood 13: ! ! ! :40115 ---------------_________________ ____-L___L___~___~___~___~___ I 1 . I . I I 1 . I I I I . I I . 1 ! 2 i ¡ ---~---~---,--- · . . · . , , . . 1 ! 2! ! ---~---~---~--- · . . · , , · . . I 1 I 1 . I I 1 I 1 I I I I 1 1.......~·......,...·..···I..··....r··..···T...... I . I 1 I I I I I I 1 I I I 1 I I . I I , I · I 1 I 1 I 1 1 1 I 1 I _..................~.......I........J....n..~._.._. I . 1 1 I I 1 I I I 1 1 I 1 I · · , ..1.. , · · · , . · , . · . , .,........1............1......... , . , · , , · , . , . . , . . · . . .~........_............... · , . · . . · . . · , , , . , , . , ·r·······.·······.,······· , . , , . , , . . .J 66 Coast Redwood '----------------- 13: I : : : 45: 15 ---~---~---~---~---~---~--_. 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Recommend I I I · . . , . . , . . , , . , . . , . 1- íÕ : : ~: ~ ~ : I c::(:....- - : : >:- W I 10. >- ('-. f/) I I I.... W <í Lò: a:: : :æ : ë2 ('-. i w uJ 'IWIWlo W 0:: ~ ~I t::=' : a:: : _ ill t- o O:::~: 0'0:: a::: 0 tr:: W:~lz!o.. I- w :5 1-1 a:::::WI..J w ...- ...J ~lw:::E:c( " u o >:LL:E:> « w o (():OOIO:O t: ...-0 I- O:OIO:::E a:: o w:w:W:UJ w cr: o WI w: r:t:1 a:: I a", tr:: 7tZl , ___ Status ~ c- I ~ Job Name: Market Place Shopping Center. Stevens Creek Boulevard, Cupertino Job #: 10-05-236 Dale' October 26th, 2005 = Best. 5 = Worst Page 8 of 12 80 Coast Redwood 20! ! : ! ! 50! 20 .- -- ----.--~ - -- -- -- ,. - --...... -r----,--- -.,---- r--- ,.---. I I . . I I I I I I I , I I I I I I I I I I Coast Redwood 15: : : :.: 45: 20 --------------------------------.----~---~---~---i_---~---t--- I I I , I I , I I I I I 1 ! 2! ! ---,.----~---,--- , , . , , . , , . · , . 1 : 2: : ---¿---~---~---- · , , · , . · . . 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I I . , . . , I , I , , , , . , I , · . , I , .~........L.......,.......~........L....... · , , , , · , . I , · I I I 1 I . I . , I I . , .. . ·........·r·..·..·......·..·..·.·······.. · I I . · .. I · I I I I I , I I , I 'I , .~........I....................,......... I I' . I ., . I . I 1 · . . , . . · . . ·r..·..··I····...........· · . . · . , · . , , . . , , , , , , ..L.......I.......~....... , , . , . . , . . ..¡ ..¡ 73 Coast Redwood ------------------ 74 Coast Redwood ------------------ 75 Coast Redwood ------------------ ........... 76 Coast Redwood ----------------- 77 12: 1 I I t 351 20 ----~---~---~---4_---~---~---. I , I I . . I 1 . , I 1 , . I 1 I . . I . . I 13: : 1 : 140120 _______.L________~___~___~___ I , I J 1 I I , I I . , , 1 I I 1 I 1 I 2: : ---~---~---4--- · . , · . . · . . , , . 1 1 2 : ---~---~---~--_. · , , · . , · . , I , . I I I 1 . J I I 1 I I I .~....... .I.... ....1.... ...~. ..... .~....... 1 I J I 1 1 I , , , I I 1 1 , I I I . 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I . 1 Coast Redwood 17: : : : : 45: 20 --------------------------------.--_______~___~___~_._~___.L___ . I , . . I . I I . I . . I . I · . . 1 : 2: : ---..---~---..--- · , . · , , · , . .-. 72 18: : : : : 45: 20 ,--+---f---+---{----f---I--- I 1 I I . I I , . . 1 1 : 2: : ---I---+---~--- · . , , . . · , , · , , · , , ...........L................... · , . · . . · . . · I. . I . I , ·4....·..~·..·....:..·..·..··,·:--· · J. J · I. I I I 1 - ,- , , · ...-- · , · ~ BAR"E D. COATI ~ "d ~s;,;,~~A m 23S1SSUII.jIR~d losc'¡los,CA 9smo ì Tree # ì Plant Name - 71 Coast Redwood .---------------- -. ~ w W LL ~ "7 ::;: " , AI W, "'" 1-, a:::(J): w:>-: 1-'(/)1 W" . ,-. ~II-J "::::..J: I «¡:JIm o!~! 0 Pest/Disease Problems I ,--¡ · . , · , , · , , -. J , L{). ,_ . ,1.0, ...-¡ " _I <0-' , - ill : 0 w 'w « : et:: ill ¡¡;-: w ~ í.õ: .: > o ':s., 0 'r'""'>-' ü 0': ~ 0' <C,¡ ~ .......:> 0 UI ~ -:0 0 W: ...J (1).0:: S O. 0 ~!ü ~! 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Cupertino Job #: 10-05-236 n;HA' ndnhAr ?Rth ?('¡().I:\ = Best. 5= Worst P'">t"'1.:;:, 0 nf 1') Coast Redwood ____ww____________ umm ç~!!_~~~~_ct.~~9s! :90' Coast Redwood ....,,:~....... ----------------- - 19: ! ! ! :60:25 ----r---r---~---~---r---T---· I I I I I I I I I I I I I I I I I I I I I I 20: : 1 :. :60:25 ,__...r.. _ _.L __. -L__..___.L. _ _ "-___ I I I I I I I I , I I I I I I I I 1! 1! ! ---T----r---,--- , . , , . , , . , , . , 1: 1: : ___...___-1.___...___ , , , , , , , , . : I , I I I : I I I . I ---~~-~-~---~---~----~---~--- I I I I I I I I I . I I I I I I I I , I I I I I I I I I I I I ,..I........,L.......I........I........I....... 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COATE ~ ..d ~~~~Aru TIS3SS....itRo¡d L~ GJlos, CA 95030 I I free # i Plant Name 81 Coast Redwood ------------------. 82 Coast Redwood ------------------. 83 Coast Redwood ------------------. .ŒD Coast Redwood ------------------, 85 Coast Redwood ------------------ 86 Lç_~!!_~~~~5!~~9.9. 23: : : : 150:25 ----}---~----~---~---~---~--_. , I I I I I I , 1 1 I I 1 I I I I , · I I I I I 19: : : 1 150125 __~___L___~___~___L___~___ I I I I , 1 I I I , 1 1 1 I 1 1 1: 11 1 ---~---~---~--- o , . o , . o 0 , · . , 1: 1: : ,---&_--~---~--- o , . o 0 . o 0 . o , 0 · , 0 ---~----~---~--- ---- o , 0 , . . , 0 0 o . , , , , o , 0 _ .L··__.l--._I__ _ , , 0 , , 0 · 0 0 y ..¡ ¡ I I I I 1 I 1 , I 1 : I I I 1 I I I 1 1 I ---~----~---~---~----~---{--- ------~---4----~---~------4---- I I I I 1 I 1 I I 1 I I 1 1 1 I 1 I I I I I I 1 I I I I I I I I 1 1 1 , I' '" I I I 1 1 " 'I I I I I I I I 1 I I I 1 I -- ----a.....-._...__I--._._._.__ ____.._.__1--__1-__.........__1--_ I I I 1 I I 1 1 1 I , I I , 1 I I' 1 1 I , 1 I I 1 "I 1 I -+ +--+ - 1 1 I 1 I , 1 , , 1 1 I I I I I I , 1 1 I I I I 1 I I I -m-,----~I·--'....--r----,-··---~---- -- '--'T 1'''-'' '-r"- I , , , I 1 I 1 1 , , I I , 1 , 1 1 , , 1 I I I I I , 1 , I ..¡ Pest/Disease Problems Recommend 1 1 , 1 I' , I I' , I " , 1 :~: :-: , 'I 'U), , ..-, " to _ : -: : s: ..;.. ...J ~ :w: : 0: -- <! 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Stevens Creek Boulevard, Cupertino Job #: 10-05-236 Date: October 26th. 2005 17: ! ! ! :60:20 ---_yo - - -r ---.,.---.,----r---"'---· I I I I I I , I I , I I I I I I I I ("·~1 """ ,....~q,9.....ç_l?~_~~~~E.~~9~C!______________.-~?1___L___L__l.:.t?Ql'?'Q l ' I I I I I I I I I I I I I I I 2! 1! ! ---"'---.,.---,--- , , , , , , , , , , , , 2 : 1: : ___.1.___-'-___.1___ , , , , , , , , , I I I . I I I I I I I I I I ..I.................I........1.......J........ I I I I I , . . I . I I . , , , , , -¡-, ,. , " , " , ............1............1......... " , " , " , , , .J : : ...................1..._.... , , , , , , , , , , . - I = Best. 5 = Worst Page 10 of 12 : I I I I : I , , I ---~----~---~---~----~---~--- I I I I I I I I I I I I I I I I I I I I I I I , I I I I I I I I I ------r---,----~---~------,---- I I I I I I I I I I I I I I , , , , , , , , , ---'----r---~--- , , , , , , , , , 99 98 Coast Redwood 19 ¡ ¡ i ¡ ¡ 70: 20 -------------------------------------.,.---r---.,.---,----r---'1'---- I I I I I I I I I I I I I I I I I I 1 I 19: : : : : 70: 20 __~___L____L___~___L___~___ 1 I 1 1 I I I I I 1 I I I I , Coast Redwood ~---------------- Coast Redwood ----------.------ 2! 1¡ ! ---T----r---,--- , , , , , , , , , 2 i 1 ¡ ¡ ,---~--_..I.._-_.I_-- , , , , , , , , , I , 1 I 1 . I I I I I 1 , I I I I I ___~____L___~___~____~___~___ I I . , I I I , I 1 I , I 1 , , 1 I I' . I , I 1 I I , " ----_..I.._--~----~---~------~---- I I I I I I I 'I . I , I , . , , , , . , , , ___~____L___~___ , , , , , , , , , , , , ---,- , , , , , , r--· , , , , , , , , , r---,- , , , , , , , , , . , , , , , . . , , , , , , .- r , , , , , , -....-. , , , , , , , , , , , , , . , , , , , , . , , , I.J ·r" ...L 1.J omf I'" - __J~. ; , 97 96 Coast Redwood ----------------- 8: : i ¡ ! 25110 ·---r---r---y---,.."--r---T---· I , , , I , I I I I I I I I 1 1 I 1 I I I 1 I I 9 1 t J 1 135115 _~___L___~___~___L___~___ I 1 I I , I I I I I 1 I I I 3! 2! ! ---T----r---,--- , , , , , , , I I , , , 31 4: 1 ---~---~---~--- , , , , , , , , , I , 1 I 1 , 1 1 1 1 I I 1 1 I ............1........1....................... I , I I I I I I I I , I I , I I , , , 1 I I , I , , I , , , I , ·..··..I·....··T".....T··....·'....·..·r···....T·..·.. 1 , , I , I , , , I , , I I I , I , I 1 I , , 'I I 1 " I ·.,····..·,.··.....,·····..·....1..····..· I , I I I 1 I 'I , 1 1 I I I 1 , , 1 1 I ,............1........1.....·......1......... 1 'I 1 , , , , " , , , , , , , .1'...... ..,....... , , , , , , - - , , , , , , , , , ,.L.......,................. , , , , , , , , , , .1.__ i_ 95 Coast Redwood ----------------- .@.. Coast Redwood ~---------------- 8 I : : I 125: 15 ·---~---~---~---{_---~---f---· I , , , , , 1 , I I , , I , I I , , I I , , 1 , 11: : : : :30:25 __~___L___~___~___L___...___ I , , I I 1 I I , I I , I I , , , 212 J I --O~---4c---~--- , , , , , , I , I , , , 1: 1: I ---~---~---~--- , , , , , , , , , 1 , , , I , I , , , .~.......}.......:.......{.......}...... I , 1 1 I I I 1 1 I I I , 1 I 1 , , I , , , , , , , I , , , ,...................,......................... , , , , I I I I 1 I I I 1 1 1 I I' I I I' 1 1 I I 1 .01..................1............1......... I 1 1 I , I' 1 , . I , , , , , , , , , , ...........1.......01....... , , , , , , , , , I .--¡--- I Recommend I , 1 , , , , , , , , , , , . , , , I , 1_ Lô' : !...J : '1 ~ : 10::::(: "'"" '-" : :>:- ~ : ¡ 0: ~ :f;:j ~ ~!~j~!~ ~!~ o IX.I-qCI~ 0:::10 0:: w:¡:::z:Q. I-'IW :5 ~¡O:::LIJ:...J W I- -I >:~:::!q«> C> Ü 0:>1 :::E, «w o 00:00:0:0 1-11- ..... CIO:o::!: æ10 o W1uJ'wIUJ wIn:: o WI wI a::p:r: Ita.. n::: I I ..-.-- '.J ...1...... ...L I .1= I L___ "1 , , , , , , , , , ...........,........,........... , , , , , , , , , , , , , , , , , , ·1'····..'1·······...·..·..· , , , , , , , , , ,(2J... (~) .::-:-.......... 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I !!! oj :_ I- I I I ..... t.O w::: 11- Z b- I w::: ~I ~ 0 I S ~" Ib- 0 0 ~ I ~ 0 r N:: 1w W WI- Z ~ ~ In ~ - ~ b- 1 I 'w I- ~, Z ~ L!! 0 - ~:: I~ ~ ~:~ ~ _ z ~:~ > ~ ..J. ! ~ N ~ ~ S~ « ~ z Z ~ ¡ ~ . ~ º @: ~ @ i= b- iJ): ÙJ æ b- i1í ~ (j): ~ ~ w n:: a:::1U) ooC/) IlæZ~...JJ:w~wwa.. w: >- n:: W W ~I => 0 ü ~ 0:::: ~ z C) I-¡~ .~ I- 0 IiI- E 0 ~ ~ ~!~ ~ ooiz w:~ wI l1í ~Ig 0 ~ > :> :>:$ 0 ~:z ~:~ I I ~ º ~ <10::: z ~ 0 0 O~O ~ m:=> _I=> ro m ~ W ~ wl~ 0 < n:: a::: a::::n:: w «:æ o:~ 0 0...Q J: en J::rJJ ü I ü <.) ü:ü a::: ü:a.. Pest/Disease Problems I I' , ~ · I I' 1 I I I. I ! tõ¡ ! ¡ _! · " . , I,() I 1.....1 I I 'I I_I 1 I ...., · 1._ : ill : : 0 I(f) I I W 1 « : : 0::: I W . -I W ! ~ lÕ! u:! > I 0 I, S. 0 I T'""lr' 0 lÕ:~ 0: «! a:: ~::> 0:0: <l -'OO'W' ::J (j)!0::: sl0: 0 ~:ü :~: 0 ~W'W O,ZI t- (j)lw ~:=>J 0 z: a:: Wo: 0:::: 0 _It- :t-I 0:: Status 2 I çi, Measurements Condition Pruning/Cabling Needs f: : : - : :::: . I I I . I I I , I I I I I I I I . I . I I I,. . , I I I I, I I I , : ! ¡ õ!!! : :_ ~ tü: . --;-:_:z :1-: :u;> BARRIE D. COATE w ¡ 0 ~: ~ ¡ º ¡ I ¡ ¡ ~ d ~: ~ 0 W ~ ~ ô :~ ô:~ ~ an ASSOCIATES ~ ¡ w ~ ~ on: ~ ;;; z: ~ ~ CJ --! 0 t: T""" I IJ... ...... I-- ........ -,_ I Ct: ~ t4(})JI})OI2 "'::;; ¡ N;'¡ ~ ~: « ~ Z~! z ~! ~ ~ ¡ ~ º . ~,W. &!II. - I-- -. W a:::: I- I Z U) I U) 0 I W a::: nm5....~R~d II::!) I- I 1:::9 I-- (j) <0, Z ~ ,-- WI;;: Z I W n '(j) I (f) I I a:: ...... ...JI.I I....... W. ~ L~G¡05.CA 95030 o:::w : >- : Ct: w w :S ~ 0 a:::: ü I I-- a:::: D.::: : z 0\ I I UJ ,.... II- -,.... I I WI V I-,(j) , I- I- ~ I· I- ~ ~.~ ~'~ >'(j) z Wi' I c;( --'<.) - 0:: I 'w j ~:~ : IW ~ w ...JJ~ Ol~: I OI...J Z ' ~:...J I:IJ~ ~ a::: <Jo:: Z: 010 0:0 ~:m ~ ~:~ mImIc;( w ~ WII-- 0: a:::a:: a::::a::: WI<:a:::: rree # Plant Name 0 : ~ 0: 0: õ J: CJ) I: en ü: J: ü: ü ü: ü 0:::: ü : 0... 101 Coast Redwood 20 ¡ : : : : 70 25 1: 1:: ::: i ¡ ! --------- -- ------ ------------- -- ----+- --f---+---+---f- --1--- ---1- --+---~--- ·.·..·.1..· ....\.......!........, .... ...1..... ..\...... I I I I I I I I I I I I I I I I I I I _L I I _: I ::: J : : I I I I I I I I I I I , I , I 102 Coast Redwood 19: : : : : 60: 25 2: 1:: J::::: .. ......... '.. -- --- ---------- - --- ----- -------- ------ - - .-------.......---.- --+-- - ---+ -------..--- .......1....... +..... ....·......1.... ....1. .... .......... I I 1 I 1 1 I 1 I I I I I I I 1 I 1 1 1 I I I 1 I I I I 1 I 1 I I I I I I 1 I 103 Coast Redwood 20: : : : I 70: 25 1: 1:: :: J Ii: - ----- ---------------- ---------- ----+-- - ~----._---+---~---f-- - ---~ ---+---~ --- .......: .......~ .......~... ....:.... ....:. ......~...... I I 1 I 1 I I I I I 1 I . : I 1 I -L I I 1 J J: J : : : I 1 I 1 I 1 I I I I I I . I 1 104 Coast Redwood 22: : : : : 70: 25 1: 1:: : J J : : : - ------- ------------------------ - - --... ---.-- -..&----......---..---+--- --- +---..&----.. --- ·..·...1.......+..... ..~. ..... .1.......... .... ...... ...... I I I I I I I I I I I , . I I 1 I 'I I I 1 I I I I 1 , 1 I I 1 1 1 I I I I I I 1 105 Coast Redwood 20! ! ! ! ¡ 60: 25 1 ¡ 1!: !! J : ! ! -------------------------------- -----~---r----r---'----~---4--- ---~---_r---~--- ---'----r---~---4----~---,--- I , 1 1 'I I I I I I 1 1 I 1 I 1 I 1 I 1 I 1 I I I 1 I 1 I 1 I I 1 I I 1 I I 1 1 I I 1 06 ç_C?~_~~ß~_q~~_q______________ ---!?_:_!?~~_l___l___l?_~i£º _!_L~l__J___ ___l___L_~p.Er9~_?2J!~_~~_ I I I I 1 1 1 1 I I I I I I 1 I 1 1 1 1 1 1 1 I 1 I I , I , 1 I I 1 1 1 1 I I 1 I I I I I I 1 I 1 I 1 I I I I I I 107 ~9!l~~~~y_~!!~________________ -~-~~---L---~---~---L:!-~¡-~º _!_¡-~-~---~--- ---~----~---~---!----L---~--- P/·nus rad/·a/a : : : : :: ::: :::::: I I I I 1 I I 1 1 1 1 1 I I I , I . I . I I I 1 I 1 I , I , 108 M t p' 14' I 1 , 170120 1 I 3 I I I I , , I __9!!_~~~y__J~_~________________ ---_.L___L___JL___J.___L___l___ ___l___JL___l___ ___J____t___JL___l____L___J___ I , I , I I I I I I' I I , I , I I I 1 I' I I I I 1 I I I t I I 1 I I I I I 1 1 I I I I 1 I 1 1 I' I I I . 1 , 109 Coast Redwood 18: : : : : 70: 25 1: 3:: : :___: __J___J ___ :___ .------- -------------------------------- -----,.---r---_r---,..---I"'---,.--- ---,.----r---,--- ---,----1'" .,... .. ~ , I , I I I 1 I I' I I I I I , I I I I I 1 I I I I I I 1 I I I I I I I I I I I I I I 1 1 I I , 1 I I I 'I I I' I I I , 110 Coast Redwood 18: : : :. :80:25 1: 3:: ::: I : : -------------------------------- -----r---~---~---1_---~---t--- ---t----r---1--- ---1----~---~---t----~---1--- I , . I I 1 I I I I I I I I I I I I 'I I I I I I I I I , Job Name: Market Place Shopping Center. Stevens Creek Boulevard, Cupertino Job # 10-05-236 Date· October 26th, 2005 I , 'I I I I I I I I I I' I -----_r---'----r---'------T-___ I I I I , I I I I , I , . I , I I . I I I . I I I I I I' I _____-L___~____L___~______...____ , I I 1 , · I . 1 I , . ., I D::iIn~ = Best, 5 = Worst · . . · , . · , . ---'--~-r---,.--- · , . · . , · . , , . . , . . , . . _~_~___~L___~__. , . , · , . · . . ----v.. !~ ----t..··.. I n' ? , I I' I , , ., I I , . I 1 _____-L___..._~__L__~~______~____ I I I' I I I I 1 1 1 I I I I I I I' 1 I I 1 I I I I I' I -----~~---,-._-~---,--~---~._-- , I I I I · I I. I , I I I I I , ., L ---~-~--~---~--- ----r~·· , ., I ' . , , . , , . , : :: i ---1----:--~t--- ----I · , , I I . 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PesUDisease Problems "i" ~ o w 0:: w > o U 0:: ~ .J o U t- o o 0:: ~ Recommend I , : · , , : : : , , . , , . , I ,_ ¡¡) : ! -I: '7 ....: : I <C.: or- - : :>:- I UJ I '0,>- 'C'-' (/'J I : 'I- I W « ïí): a:::: :?: : ö:: ("-_, w UJ ,IWIW, WIn:: ~ ~¡~:n::JQ UJ;~ o a::::..J:CID::: 0::10 0:: w:¡::::z!o. ~ w ~ 1-: a::::WI...J UJ!~ ...J ~lw::Elct: (~)¡ü o >ILL::EI> c( UJ U 001(1):0:0 != ~o ..... OIOlo:::æ: 0:: o W:wlw:w w a:: Ow: Wz : ~ : a::: I:_ 0.. 0:: Z, I Status I'<) 'f ~ Job Name: Market Job #: 10-05-236 Date: October 26th 2005 Place Shopping Center. Stevens Creek Boulevard. Cupertino Page = Best, 2 of 5 = Worst 2 I I I I I I I I I I I I I I I I I I . 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WI I 1 : U) : : : : 0::(: : : :w: :-: : ~: iñ': Ii?: :01 ~:~I ~'I·_I>- tOl :0 « '1 I 0 :Slo:8 w (J): 0:::: S 0 Ü.-¡ U! ~ WlW10 Z (J):wJLtí :) zlO::::o D::: -II-J ~ , , , , -, on, . , ~, -, 0: W' "': w' >: 0: ü' , ~¡ _0: 0' ü: , 1-' 0: 0' ",: , .J Recommen~ I I : , , , , , , , , , , , , , , , I I 1_ if) : !...J: "? ~ : 1«: or- - : :>:- w I 101>- 1('-" WI: I ~ Iw « Lõ: 0::: : :æ : ~ ('-", W uJ ':WIW: W æ !1 ~1~:a:::Q w I- a a:::~:Cla:: æ 0 ~ w:~:z:a.. .- w ~ ~1e:::::uJl...J w I- ~ :g;i~I:E!c(> C> ü o >1 ::::::iæl 0::( w o (/)1(/)1010 ~ l- I- QIC'o~::E a:::: 0 o w:w:WfW w a::: o w1w1a:::a:: :c Q" n:: ZIZI _ Status .~ q, ., uru\.1\.11: U. \....\..JJ"\.II: and ASSOCIATES Horti cutural Consultants 23535 Summit Road Los Galos. CA 95033 40813S~ 1 052 ASSUMPTIONS AND LIMITING CONDITIONS 1. Any legal description provided to the appraiser/consultant is assumed to be correct. No responsibility is assumed for matters legal in character nor is any opinion rendered as to the quality of any title. 2. The appraiser/consultant can neither guarantee nor be responsible for accuracy of information provided by others. 3. The appraiser/consultant shall not be required to give testimony or to attend court by reason of this appraisal unless subsequent written arrangements are made, including payment of an additional fee for services. 4. Loss or removal of any part of this report invalidates the entire appraisal/evaluation. 5. Possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person(s) to whom it is addressed without written consent of this appraiser/consultant. 6. This report and the values expressed herein represent the opinion of the appraiser/consultant, and the appraiser's/consultant's fee is in no way contingent upon the reporting of a specified value nor upon any finding to be reported. 7. Sketches, diagrams, graphs, photos, etc., in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering reports or surveys. 8. This report has been made in conformity with acceptable appraisal/evaluation/diagnostic reporting techniques and procedures, as recommended by the International Society of Arboriculture. 9. When applying any pesticide, fungicide, or herbicide, always follow label instructions. 10.No tree described in this report was climbed, unless otherwise stated. We cannot take responsibility for any defects which could only have been discovered by climbing. A full root collar inspection, consisting of excavating the soil around the tree to uncover the root collar and major buttress roots, was not performed, unless otherwise stated. We cannot take responsibility for any root defects which could only have been discovered by such an inspection. CONSULTING ARBORIST DISCLOSURE STATEMENT Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine, cannot be guaranteed. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. tðt1hJÙ( ,¿J. ~ Barrie D. COate ISA Certified Arborist Horticultural Consultant ,)..-S5 EXHIBIT C City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3251 FAX (408) 777-3333 Community Development Department CUPEIQ1NO PROJECT DESCRIPTION: Project Title: Market Place Shoppina Center Project Location: Southeast Comer of Stevens Creek Boulevard and Portal Avenue (19620-19780 Stevens Creek Blvd.) Project Description: Demolition of approximatelv 15.267 sauare feet of existina commercial space and construct a new 37.250 sauare foot two stOry buildina Environmental Setting: The proiect is surrounded bv similar commercial uses to the north and east. Residential uses are to the west and south. The addition will be within the existina shoppina center PROJECT DESCRIPTION: Site Area (ac.) - _9.9_ Building Coverage - _25_% Exist Building - 118.067 s.f. Proposed Bldg. - 37.250 s.f. Zone - Planned DeveloDment G.P. Designation - Heart Df the City . Assessor's Parcel No. - 369 - 06 - 08; 09; 010 If Residential, Units/Gross Acre - N/A Unit Type #1 Unit Type #2 Unit Type #3 Unit Type #4 Unit Type #5 Applicable Special Area Plans: (Check) o Monta Vista Design Guidelines Total# RentaUOwn Bdrms Total s.f. Price . o S. De Anza Conceptual o o N. De Anza Conceptual o o S. Sara-Sunny Conceptual Stevens Creek Blvd. SW & Landscape Stevens Crk Blvd. Conceptual If Non-Residential, Building Area - 37.250 sJ. FAR· 29 % Max. N/A Employees/Shift - _Parking Required 583 Parking Provided 524 Project Site Is Within Cupertino Urban Service Area - YES 0 NO 0 ).-~ ~,·";--_·'·';,~··,:::i.]¡"~,--;,;':.~~2;;~~"·-'·~c-"_"2.: .;:.:i.."";·_~~.i.;;;:~.'c'""--":-o.C;.;.;;;;:"':::~:<-'c=,_"_;"i':",",".';'"C-'-''"''''''"''':=~,",.-,c,-,-"-==."""."",".,";,_':"c''':'',""~."co~,".·_·.,,,,,,,-,_~.~·,,-~....,.-,'.""--'_.,--'.~,,~~--~ A. CUPERTINO GENERAL PLAN SOURCES 1. . land Use Element 2. Public Safety Element 3. Housing Element 4. Transportation Element 5. Environmental Resources 6. Appendix À" Hillside Development 7. land Use Map 8. Noise Element Amendment 9. City Ridgeline Policy 10. Constraint Maps B. CUPERTINO SOURCE DOCUMENTS 11. Tree Preservation ordinance 778 12. City Aertal Photography Maps 13. "Cupertino Chronicle" (California History Center, 1976) 14. Geological Report (site specific) 15. Parking Ordinance 1277 16. Zoning Map . 17. Zoning Code/Specific Plan Documents 18. City Noise Ordinance 18b City of Cupertino Urban Runoff Pollution Prevention Plan C. CITY AGENCIES Site 19. Community Development Depl. Ust 20. Public Works Depl. 21. Parks & Recreation Department 22. Cupertino Water Utility D. OUTSIDE AGENCIES 23. County Planning Department 24. Adjacent Cities' Planning Departments 25. County Departmental of Environmental Health D. OUTSIDE AGENCIES (Continued) 26. Midpeninsula Regional Open Space Disbict 27. County Parks and Recreation Department 28. Cupertino Sanitary District 29. Fremont Union High School Distrtct 30. Cupertino Union School District 31. Pacific Gas and Electric 32. Santa Clara County Fire Department 33. County Sheriff 34. CAlTRANS 35. County Transportation Agency 36. Santa Clara Valley Water Distrtct 36b Santa Clara Valley Urban Runoff Pollution Prevention Program 36c San Jose Water Company E. OUTSIDE AGENCY DOCUMENTS 37. BAAQMD Survey of Contaminant Excesses 38. FEMA Flood Maps/SCVWD Flood Maps 39. USDA, "Solis of Santa Clara County" 40. County Hazardous Waste Management Plan 41. County Heritage Resources Inventory 42. Santa Clara Valley Water District Fuel leak Site 43. CalEPA Hazardous Waste and Substances Site 43b Nati'onal Pollutant Discharge Elimination System (NPDES) Municipal Stormwater Discharge Permit Issued to the City of Cupertino by the San Francisco Bay Regional Water Quality Control Board 43c Hydromodiflcatlon Plan F. OTHER SOURCES 44. Project Plan Set/Application Materials 45. Field Reconnaissance 46. experience w/project of similar scope/characteristics 47. ABAG Projection Series A. Complete all information requested on the Initial Study Cover page. LEAVE BLANK SPACES ONLY WHEN A SPECIFIC ITEM IS NOT APPLICABLE. B. Consult the Initial Study Source List; use the materials listed therein to complete, the checklist information in Categories A through O. C. You are encouraged to cite other relevant sources; if such sources are used, job in their title(s) in the "Source" column next to the question to which they relate. D. If you check any of the "YES· response to any questions, you must attach a sheet explaining the potential impact and suggest mitigation if needed. E. When explaining any yes response, label your answer clearly (Example "N - 3 Historical") Please try to respond concisely, and place as many explanatory responses as possible on each paoe. F. Upon completing the checklist, sign and date the Preparer's Affidavit. G. Please attach the following materials before submitting the Initial Study to the City. ,(projecl Plan Set of Legislative Document ,(Location map with site clearly marked (when applicable) BE SUR i- YOUR INITlf\L STUDY SUBr.mTAl IS CU·.:PI en I~KO".lPI ETE ".l,\lERIALS ..' \Y C,\USl_ I'ROCESSI·,G OEl/W ;¿ -'67 EVALUATION OF ENVIRONMENTAL IMPACTS: ,- - »- 0 c- _c C ë c; C -1'11- I'll I'll 0 I'll I'lll'IIti - .!!!uU .c C) .c -- .. .cu u ISSUES: -;;:: ~ I-;;::_~o 1-;;::1'11 o I'll C ._ f/)'-¡:ClI:- f/)'- c. zc. [and Supporting Information Sources] QI C E f/) C .- f/) C E E õ.~- CD CI ~ 0 QI~- ..J- :¡¡¡u II.. en en C ..Jen I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a 0 0 ø 0 scenic vista? [5,9,24,41,44] b) Substantially damage scenic resources, 0 0 ø 0 including, but not limited to, trees, rock· outcrop pings, and historic buildings within a state scenic highway? [5,9,11,24,34,41,44] c) Substantially degrade the existing visual 0 0 ø 0 character or quality of the site and its surroundings? [1,17,19,44] d) Create a new source of substantial light or 0 0 ø 0 glare, which would adversely affect day or nighttime views in the area? [1.16,44] II. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique 0 0 0 ø Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? [5,7,39] b) Conflict with existing zoning for 0 0 0 ø agricultural use, or a Williamson Act contract? [5,7,23] c) Involve other changes in the existing 0 0 0 ø environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? [5,7,39] ~- e,ß I --- -~ -- »- 0 1:- _I: cë c;: I: -lU.... IU IU 0 IU lUIU- - .!!! u u .c()~._... .cUU u ISSUES: -;¡:~ I-c;::....~o I- .- IU o IU I: ._ I/) .- .¡: CI a. U)~a. za. [and Supporting Information Sources] C) I: E en C ._ l- I/) I: E E Õ .9'- C) CI ~ 0 C).~- ...J'- ::¡¡¡ U D..II) II) .E ...JII) III. AIR QUALITY - Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of 0 0 0 0 the applicable air quality plan? [5,37,42,44] b) Violate any air quality standard or 0 0 0 0 contribute substantially to an existing or projected air quality violation? [5,37,42,44] c) Result in a cumulatively considerable net 0 0 0 0 increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? [4,37,44] d) Expose sensitive receptors to substantial 0 0 0 0 pollutant concentrations? [4,37,44] e) Create objectionable odors affecting a 0 0 0 0 substantial number of people? [4,37,44] )-IM ISSUES: [and Supporting Information Sources] ».... _C -"'.... .! CJ (,) ....~!!! C_ !::! .scE o !l!- !l.CJ) ,- . C.... 0 C c.. '" '" 0 '" .cC) .-.... 1-c¡:;;1üo tJI-'- ClD. tJI C ¡:.- "- alCI ::0 ...J'- :æ; U CJ) C cë "''''.... -'=uU I-~'" tJI'- D. tJI C E aI .2'- ...JCJ) ü o '" zD. E - The neighbors have expressed concerns of the existing undesired odors permeating the adjacent residential neighborhood from the hoods of existing and recently approved restaurants in the Shopping Center. The neighbors are also concerned with the new restaurants that could potentially move in to the new tenant spaces being created thus worsen the problem. Restaurant hood odors normally are not considered an environmental issue. However, in response to the neighborhood, the Shopping Center management has elected to require the installation of smell abatement hood systems on all new restaurant tenants including but not limited to the following tenants: New Restaurants Wahoo Fish Taco Prima Taste Postiker King (new relocated space) As a mitigation measure of the project, a condition will require that all existing restaurants install smell abatement system to help reduce the amount of odor generated by the existing restaurant. Based on the information provided by the applicant, this condition would apply but not limited to the following existing restaurant tenants: Existina Restaurants Olarn Thai Cuisine J.T. McHart's Pizza RamenRamalRed Miso Elephant Bar (smell abatement system already ordered and being designed) IV. BIOLOGICAL RESOURCES - Would the project: a) Have a substantial adverse effect. either 0 0 0 0 directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? [5,10,27,44] b) Have a substantial adverse effect on any 0 0 0 0 riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? [5,10,27,44] J. -t¡ D ;...... c.... 0 c1: _c c c:¡:: -ca.... ca ca 0 ca "'",... .... .!!! 0 0 .c u.c:.- "- .cOO 0 ISSUES: ....- ë 1-t;::+M1iÎo I-¡¡::'" o '" c~ U)'-'i C)Q. U)'- Q. zQ. [and Supporting Information Sources] CD C E f/) C .- "- <I) C E E õ.~- Q)CD ~o CDE!- ...1'- :æ 0 Q.f/) f/) .5 ...If/) c) Have a substantial adverse effect on 0 0 0 10 I federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? [20,36,44] d) Interfere substantially with the movement 0 0 0 10 of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? [5,10.12,21,26] e) Conflict with any local policies or 0 10 0 0 ordinances protecting biological resources. such as a tree preservation policy or ordinance? [11,12.41] f) Conflict with the provisions of an adopted Habitat Conservation Plan. Natural 0 0 0 10 Community Conservation Plan. or other approved local, regional, or state habitat conservation plan? [5,10,26,27] Jì. -0 - >0.... 0 c.... c..... c- _c ns; o1û c -OJ.... OJ OJ"" 'tl .!!! u u .co"c"-s... .cuu ISSUES: ....r¡::~ I-c.....1õo I- .- OJ o OJ c._ 111-'- ClC. U)~Q. zc. [and Supporting Information Sources] a> C E III C ~ .- "- III C E E õ.2»- c» C) ~ 0 a> .r;.>- II.. If) ...J .- :æ u ...J1f) If) C There are approximately 132 trees that currently exist on the project site. 7 trees are proposed for removal as part of this project. In addition, according to the City Arborist, 8 additional trees will suffer severe root lost as result of the construction and would not survive. As a condition, these trees must be replaced at a minimum 1 to 1 ratio. All of the trees removed as result of the project are not considered specimen or heritage trees according to the City's Tree Ordinance. The City Arborist provided specific tree preservation measure in his report dated October 26, 2005 that will be conditions of the project. Also as a condition of the project, the developer/owner is required to reconstruct the existing sidewalk along Stevens Creek Boulevard. The new sidewalk shall be above existing grade and be designed to the satisfaction of the City Arborist prior to issuance of building permits. The intent of this condition is so that sufficient room is given to the existing streeVsidewalk trees along the project frontage for future healthy growth and prevents any future uprooting of sidewalk. There were approximately 10 existing palm trees that lined up the original entry drive to the center that apparently have been cut down over the recent years. According to neighbors, these palms existed prior to the development of the shopping center and offered much historic and visual value to the property. As a condition of the project. the applicant must replace the removed palms with new field grown palms to line up the new entry drive. There may be sections of the roof overhang of building A and/or sections of the existing pedestrian walk that will need to be cut back or modified to allow for sufficient room to plant some palms along the side of the building adjacent to the entrance drive. V. CULTURAL RESOURCES - Would the project: a) Cause a substantial adverse change in 0 0 0 0 the significance of a historical resource as defined in §15064.5? [5,13,41] b) Cause a substantial adverse change in 0 0 0 0 the significance of an archaeological resource pursuant to §15064.5? [5,13,41] c) Directly or indirectly destroy a unique 0 0 0 0 paleontological resource or site or unique geologic feature? [5,13,41] d) Disturb any human remains, including 0 0 0 0 those interred outside of formal cemeteries? [1,5] VI. GEOLOGY AND SOILS - Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: J -9:( ~~------_. -- ~-- :-,.... cë c:8 cë _ c -"'.... lIS '" 0 '" "''''.... .... .!J! u u ..cu.c:¡::;'- .c u u u ISSUES: .....- ~ I-¡¡:....IISO I- .- '" 0'" c:t:: ('-j C)CL II) :t:: C. ZCL [and Supporting Information Sources] a> c E U) c -- '- II) C E E õ_~- CD ~ 0 a> .21- ~.- :IE u Do(/) (/) C ...J(/) i) Rupture of a known earthquake fault, as 0 0 iii 0 delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Spe~ial Publication 42. [2,14.44] Ii) Strong seismic ground shaking? 0 0 iii 0 [2,5,10,44] iii) Seismic-related ground failure. including 0 0 iii 0 liquefaction? [2.5,10,39.44] iv) Landslides? [2,5,10,39,44] . . 0 0 iii 0 b) Result in substantial soil erosion or the 0 0 iii 0 loss of topsoil? [2,5,10,44] c) Be located on a geologic unit or soil that is 0 0 iii 0 unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide. lateral spreading, subsidence, liquefaction or collapse? [2,5,10,39] d) Be located on expansive soil, as defined 0 0 iii 0 in Table 18-1-B of the Uniform Building Code (1997), creating substantial risks to life or property? [2,5,10] e) Have soils incapable of adequately 0 0 iii 0 supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? [6,9,36,39] VII. HAZARDS AND HAZARDOUS MATERIALS - Would the project: a) Create a significant hazard to the public or 0 0 iii 0 the environment through the routine transport, use, or disposal of hazardous materials? [32,40.42,43,44] b) Create a significant hazard to the public or 0 0 0 iii the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? [32,40,42,43,44] d .-q3 I ~ >0'" 0 c1: I _c c "é c~ I -CU'" CU CU 0 CU CUCU'" ... .!!!uU .c:u.c·-.... .cuu u ISSUES: ... r¡: ~ I-q::~~o I-r¡:cu o CU c ._ 0'-'- CI~ 0'- ~ z~ [and Supporting Information Sources] ! C E o C ¡: .- "- o C E E o!l'- (þCD =:0 QI .21- .J- :zU 0.1/) I/) C .JI/) c) Emit hazardous emissions or handle 0 0 0 0 hazardous or acutely hazardous materials. substances, or waste within one-quarter mile of an existing or proposed school? [2,29,30,40,44] d) Be located on a site which is included on a 0 0 0 0 list of hazardous materials sites compiled pursuant to Govemment Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? [2,42,40,43] e) For a project located within an airport land 0 0 0 0 use plan or, where such a plan has not been adopted. within two miles of a public airport or public use airport. would the project result in a safety hazard for people residing or working in the project area? [] f) For a project within' the vicinity of a private 0 0 0 0 airstrip, would the project result in a safety hazard for people residing or working in the project area? [ ] g) Impair implementation of or physically 0 0 0 0 interfere with an adopted emergency response plan or emergency evacuation plan? [2,32,33.44] h) Expose people or structures to a 0 0 0 0 significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?[1,2,44] VIII. HYDROLOGY AND WATER QUALITY -- Would the project: a) Violate any water quality standards or 0 0 0 0 waste discharge requirements? [20,36,37] J, -11 ·- - --1 I C'" 0 I »... c'" I _c c C·- III 0'" C -III'" 111111'" 'i>1 I .!J! u u s=~ ._~ .cuu ISSUES: ...;¡: ~ 1-c¡:::51Go I-;¡:III o III C ._ 1/)'-'- cnc.. 1/)'_ c.. z c..1 [and Supporting Information Sources] QI C E I/)c:I:-'- I/) c E .51 õ.~- Q)CD :t::o QI,EI- Q.en .J- ::¡¡u .Jen I en c b) Substantially deplete groundwater 0 0 0 ø I supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? [20,36,42] e) Create or contribute runoff water which 0 0 ø 0 would exceed the capacity of existing or . planned stormwater drainage systems or provide substantial additional sources of polluted runoff? [20,36,42] f) Otherwise substantially degrade water 0 0 0 ø quality? [20,36,37] g) Place housing within a 1 DO-year flood 0 0 0 ø hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? [2,38] h) Place within a 1 DO-year flood hazard area 0 0 0 ø structures which would impede or redirect flood flows? [2,38] i) Expose people or structures to a significant 0 0 0 ø risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? [2,36.38] j) Inundation by seiche, tsunami, or 0 0 0 ø mudflow? [2,36,38] IX. LAND USE AND PLANNING· Would the project: a) Physically divide an established 0 0 0 ø community? [7,12,22,41] b) Conflict with any applicable land use plan, 0 0 0 ø policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan. local coastal program, or zoning ordinance) adoDted for the Duroose of avoidina or I )-95 ¡- - ;..- c _ 0 cë _c c c'- -ns- raro 01; nsns- Ü .!!! u u .cu.c-.... .cuu ISSUES: -;¡::~ 1-=..1;0 I- .- ns o ns c ._ en'-'~ ClC. rn :t:: Q, zc. [and Supporting Information Sources] G> c E en c: -- "- en c E E Õ .2'- (1 CI :t:: 0 G> .2'- .J'- :¡u 0.1/) I/) .: .JI/) I mitigating an environmental effect? [1,7,8,16,17,18,44] c) Conflict with any applicable habitat 0 0 0 0 conservation plan or natural community conservation plan? [1,5,6,9.26] X. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a known 0 0 0 0 mineral resource that would be of value to the region and the residents of the state? [5,10] b) Result in the loss of availability of a 0 0 0 0 locally-important mineral resource recovery site delineated on a local general plan. specific plan or other land use plan? [5,10] XI. NOISE - Would the project result in: a) Exposure of persons to, or generation of, 0 0 0 0 noise levels in excess of standards established in the local general plan or noise ordinance. or applicable standards of other agencies? [8,18,44] b) Exposure of persons to or generation of 0 0 0 0 excessive groundbome vibration or groundbome noise levels? [8,18,44] c) A substantial pennanent increase in 0 0 0 0 ambient noise levels in the project vicinity above levels existing without the project? [8,18] d) A substantial temporary or periodic 0 0 0 0 increase in ambient noise levels in the project vicinity above levels existing without the project? [8,18,44] . e) For a project located within an airport land 0 0 0 0 use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? [8,18,44] f) For a Droiect within the vicinity of a Drlvate ,). -9ft; I I I »- I: _ 0 1:1: I _ I: C c; -I'll- I'll I'll 0 I'll 1'111'11- - .!1! (.) (.) .c (.) ._... J::(.)(') (.) ISSUES: -.- ~ 1-tþ:;1ão 1-<;:1'11 o I'll c~ rn'-'- DIet. rn'- et. zet. [and Supporting Information Sources] GI I: E rnl:a=·-,- rn I: E .§ õ.~- (DCJ ~o GI .!2I- Q.V) ....1'- :¡¡; (.) ....IV) V) I: airstrip, would the project expose people D D D 0 residing or working in the project area to excessive noise levels? [8,18] XII. POPULATION AND HOUSING - Would the project: a) Induce substantial population growth in an D D III D area, either directly (for example. by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? [3,16,47,44] b) Displace substantial numbers of existing D D D 0 housing, necessitating the construction of replacement housing elsewhere? [3,16,44] c) Displace substantial numbers of people, D D D 0 necessitating the construction of replacement housing elsewhere? [3,16,44] XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered govemmental facilities, need for new or physically altered govemmental facilities, the construction of which could cause significant environmental impacts. in order t6 maintain acceptable selVice ratios, response times or other perfonnance objectives for any of the public selVices: Fire protection? [19,32,44] D D 0 D Police protection? [33,44] D D III D Schools? [29,30,44] D D 0 D Parks? [5.17,19,21,26,27,44] D D III D Other public facilities? [19,20,44] 0 0 0 0 XIV. RECREATION .. a) Would the project increase the use of 0 D 0 D existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facilitv would occur or be accelerated? J-91 ~- 0 ; »- C'" c- 1:- _I: 1'111: 0- I: -1'11- .c I'll I'll 1'111'11- - .!!! U U u.c-'" .cUU U ISSUES: -"" Š 1-=...110 1-",,1'11 o I'll 1:._ .,-'- DlQ. .,'- Q. zQ. [and Supporting Information Sources] a> I: E ., I: ;:.-.. ., I: E E õ.~- Q)CD :t::o a> .21- ..J- :¡;u Q.fI) fI) I: ..JfI) [5,17,19,21,26,27,44] . I b) Does the project include recreational 0 0 0 ·0 facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? [5,44] XV. TRANSPORTATIONfTRAFFIC-- Would the project: a) Cause an increase in traffic which is 0 0 0 0 substantial in relation to the existing traffic load and capacity of the street system (Le., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? [4,20,35,44] b) Exceed, either individually or cumulatively, 0 0 0 0 a level of service standard established by the county congestion management agency for designated roads or highways? [4,20,44] c) Result in a change in air traffic patterns. 0 0 0 0 including either an increase in traffic levels or a change in location that results in substantial safety risks? [4,1] I d) Substantially increase hazards due to a 0 0 0 0 design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? [20,35,44] e) Result in inadequate emergency access? 0 0 0 0 [2,19,32,33,44] f) Result in inadequate parking capacity? 0 0 0 0 [17,44] g) Conflict with adopted policies, plans, or 0 0 0 0 programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? [4,34] J. -CJfJ ~ - ;..." e" 0 e" _ e c c; e -"'.... '" '" 0 '" ' runs'" .. '" u u .co"c·-.... .cuu u ISSUES: +> .- :g 1-r¡::...1io I- ¡;::. '" o '" C~ (/)·-¡iClQ. (/).- Q. zc. [and Supporting Information Sources] QI e E fA C .-... ",eE E õ.~- Q)tn ~o QI .21- ..J'- :æ: u D..(/) (/) e ...J(/) A traffic study was performed by Pang Engineers to evaluate the impact of the expansion project on the surrounding traffic network. According to the study, the proposed expansion project is expected to generate a net of approximately 29 daily vehicle trips, and 13 AM peak hour trips with 12 inbound and 1 outbound, and 15 PM peak hour trips with 4 inbound and 11 outbound, based on the Institute of Transportation Engineers (ITE) and San Diego Association of Govemments (SANDAG) Trip Generation references. All positive net project trips are fewer than 100 during the AM and PM peak hours. Since the positive directional peak hour trips do not exceed the the 100 or more peak hour trip threshold, a Traffic Impact Analysis (TlA) report is not required, per VTA guidelines, for the expansion project. Thus, the project is considered to have an insignificant traffic impact with the trip generation estimate and analyses. However, there are operational deficiencies in the surrounding transportation network that the project will be required to correct as conditions of the approval. A parking demand study was conducted for the proposed expansion project that concludes that the parking demand generated by the proposed expansion will exceed the number of spaces available on site. Either the expansion will need to be adjusted, or additional parking must be made available. The parking demand study indicates that the center as proposed will be deficient by 59 parking stalls. The applicarit has several options to rectify this problem. Option 1: The first option is to delete the second floor office spaces proposed. The proposed second floor office is approximately 15,870 square feet. The City requires 1 parking stall per each 285 square feet of office area. This would equate to approximately 56 stalls of parking demand. With an addition deletion of approximately 750 square feet of either existing or proposed commercial space parked at 1 stall per 250 square feet. the parking deficiency would be balanced. Please see the following chart: Parkino Stalls Reauired Parkin a Per ParkinQ Demand Studv 583 Parkin a Stall Prooosed by the Proiect 524 Deñciencv 59 Deletion of the Proposed Second Floor Office +56 (Demand Stalls) Space (15,870 sq. ft.) parked at 1 stal1/285 sq. ft. Deletion of Approx. 750 sq. ft. of Commercial +3 (Demand Stalls) Space parked at 1 stall/250 sq. ft. New Deficiencv o /Balancedl Option 2: The second option would require the applicant to delete portions the proposed seCond story office space (2,700 sq. ft.) and portions of the proposed ground floor commercial space (2,700 sq. ft.) equating to approximately 20 stalls of parking demand. In addition, applicant would have to reconfigure the deleted parking area and provide at least 39 new additional stalls in order to balance the parking deficiency. Please see the following chart: J..tf¡ -----~---- ».... c.... 0 c.... _c c c;; C -01.... 01 01 0 01 0101.... Ü .!!! u u .cu --'- .cuU ISSUES: "'r;::~ 1-.-f;1io 1--01 o 01 C ._ II) :t::.~ 0'1 C. cn~c. zc. [and Supporting Information Sources] CII C E CI) c .- 10. II) C E E 0'1 :!:: 0 õ.2'- ~.- ::æ; U CII,EI- D.(/ (/ C ..J(/ Parking Stalls Required Parking Per Parking Demand Study 583 Parking Stall Proposed by the Project 524 Deficiency 59 Delete Approximately 2,700 sq. ft. of New +9 (Demand Stalls) Second Story Office Space Parked at 1 stall/285 sq. ft. Delete Approximately 2,700 sq. ft. of New +11 (New Stalls) Ground Floor Commercial Space Parked at 1 stall/250 sq. ft. New Deficiency o (Balanced) Option 3: The third option requires the applicant to eliminate portions of the existing commercial square footage by approximately 5.625 sq. ft. equating to approximately 23 stalls of parking demand. The area eliminated would then be reconfigured into the existing parking lot to create approximate 36 additional new stalls to balance the parking deficiency. Please see the following chart: Parking Stalls Required Parking Per Parking Demand Study 583 Parking Stall proposed by the Project 524 Deficiency 59 Delete Approximately 5,625 sq. ft. of Existing +23 (Demand Stalls) Commercial Space Parked at 1 stall/250 sq. ft. Add 36 new stalls +36 (New Stalls) New Deficiency o (Balanced) As a condition of the project. the applicant shall work with City Staff to balance the parking deficiency prior to Use Permit, Architectural and Site and Zoning approvals. XVI. UTILITIES AND SERVICE SYSTEMS - Would the project: b) Require or result in the construction of 0 0 0 0 new water or wastewater treatment facilities or expansion of existing facilities. the construction of which could cause significant environmental effects? [36,22,28.36] J-1Oû r------------------ I I ;..- 1:- 0 I:c I -I: t: CO; I -ns- ns ns 0 ns nsns_ - .!!! u u .c u .-... '<:uu u ISSUES: -;¡:~ J-¡¡::fi1\io I-;¡:ns o ns 1:._ 1/1'-'- CIa.. .,'_ a.. za.. [and Supporting Information Sources] CD I: E ",1:;=.-'- ., I: E .5 Õ .2'- Q)cn '::0 CD.~- ...1- :¡¡u 0..1/) I/) I: ...II/) c) Require or result in the construction of 0 0 0 0 new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? [5,22,28,36,44] e) Result in a determination by the 0 0 0 0 wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? [5,22,28,36.44] f) Be served by a landfill with sufficient 0 0 0 0 permitted capacity to accommodate the project's solid waste disposal needs? [?] g) Comply with federal, state, and local 0 0 0 0 statutes and regulations related to solid waste? [7] J) -10/ a) Does the project have the potential to 0 0 ø 0 degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? [] b) Does the project have impacts that are 0 ø 0 0 individually limited. but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects. the effects of other current projects. and the effects of probable future projects)? [] c) Does the project have environmental 0 0 0' 0 effects which will cause substantial adverse effects on human beings. either directly or indirectly? [] I hereby certify that the information provided in this Initial Study is true and correct to the best of my knowledge and belief; I certify that I have used proper diligence in responding accurately to all questions herein, and have consulted appropriate source references when necessary to ensure full and complete disclosure of relevant environmental data. I hereby acknowledge than any substantial errors dated within this Initial Study may calise delay or discontinuance of related project review procedures. and hereby agree to hold harmless the City of Cupertino, its staff and authorized agents, from the consequences of such delay or discontinuance. Preparer's Signature Print Pre parer's Name J-{~ '·.l"5~311,'~~~~g~i~~N~..x~,I:~~~~~~t~~flf:,~,~:,~r~·&i.~I?~~~~:~¥~m~:·~~~:;;····· ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affectèd by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. 0 Aesthetics 0 Agriculture Resources ø Air Quality ø Biological Resources 0 Cultural Resources 0 Geology /Soils 0 Hazards & Hazardous 0 Hydrology / Water 0 Land Use / Planning Materials Quality 0 Mineral Resources 0 Noise 0 Population / Housing 0 Public Services 0 Recreation ø Transportationrrraffic 0 Utilities / Service 0 Mandatory Findings of Systems Significance DETERMINATION: On the basis of this initial evaluation the Environmental Review Committee (ERC) finds that: 0 The proposed project COULD NOT have a significant effect on the environment. and a NEGATIVE DECLARATION will be prepared. ø Although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. 0 The proposed project MAY have a significant effect on the environment. and an ENVIRONMENTAL IMPACT REPORT is required. 0 The proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earfier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earfier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. 0 Although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Staff Evaluator Date ERC Chairperson Date cJ--J03 The MarketPlace Shopping Center on Stevens Creek Staying in Touch: Issue January 14, 2006 Dear Neighbors, Thank you for your continued interest and patronage to the redeveloped Cupertino MarketPlace Shopping Center. We are excited in our pursuit to provide the community with a unique variety of retan shops. restaurants, and services for your convenience while generating valuable sales tax dollars to the City of Cupertino. This newsletter is the first issue of Staying in Touch, where the MarketPlace will provide regular updated information as it becomes available. The format for this issue has been laid out topically based upon feedback from various neighbors during the 1217105 neighborhood meeting, 12120/05 Planning Commission hearing, and 01/05/06 neighborhood meeting to discuss the S. Portal Ave. chokers. Happy New Year to AlII KCR Development, InclEvershine Group Upcoming Calendar Neighborhood Meeting Thurs., 6:00pm @ 19640 Stevens Creek Blvd. (former Gateway Computers) 2nd Planning Commission Bldg. C Tuesday, 01/24/06 Target City Councll·Choker" Revisions Tuesday. 02107106 City Council Bldg. C TBD Street Choker Improvements on S. Portal Ave. Neighborhood Meeting was hosted by Cupertino Public WOfflS on 01/05106 The consensus of the group discussion was that all parties including the city, the MarketPlace, and neighbors would like to see the improvements completed and new landscaping installed as soon as possible. Glenn Goeffert - Assistant pubnc Works Director discussed options to close in the low walls and to study relocating the mid·block crosswalk to a safer location. This could be by creating a new crosswalk on S. Portal Ave. or improving an existing crosswalk. fJJ. the end of the meeting, the next step discussed was for Glenn to verify with Steve Piasecki whether the closing in of the low walls and relocation of the crosswalk could be approved at the Staff level (which would allow the work to re-commence sooner) or needs to go back to the City Council for approval. As of 01112106, it was confirmed by city Staff that the revisions to the choker improvements do need to go back. to City Council, but we have requested an encroachment permit from Public Works so some of the work can resume to complete the walls and landscaping. The target for City Council is February 7,2006. The group discussion identified 3 main goals for the S. Portal Improvements. 1) traffic calming, 2) a· crosswalk location and design, and 3) a physical delineation between the commercial area and entering the residential neighborhood. Neighbors in general commented that they liked the existing roadway painting and reflectors as a street marker. even if the crosswalk between the walls were eliminated. Other suggestions were to repaint the current striping differently to still be a marker, but not resemble a crosswalk or to install a speed bump. The blinking RED stoplight, yield & turn signal on Stevens Creek Blvd. turning southbound on Portal Ave. was also discussed and the group felt the existing condition is not safe and requested for Public Works to convert It to a typical protected lefthand turn signal. Onslte Walkablltty In response to neighborhood comments, close attention is being given to improving pedestrian walking paths, connections, and accessibility as patrons circulate on foot about the shopping center. The issue is being addressed both in the immediate and as we plan Bldg. C. On Tuesday, 01/10/06, onsfte improvements were completed including 4 new pedestrian crosswalks with reflectors as well as managing vehicle traffic with a total of 14 ~Stop" signs and city standard striping. With the landscaping and exterior construction of the 2-story Bldg. A now completed. patrons can enjoy day or night the new covered breezeway walkways of the building A which connect the Stevens CreeklPerimeter Rd. crosswalk into the shopping center. In the site design of Bldg. C, design improvements are being studied to address the pedestrian connection at the east side driveway of the shopping center (back of existing U.S. Bank building) and the driveway of the adjacent center. The objective is to create a landingfwalting area between the 2 driveways. Elephant Bar Odor Filtration System Equipment have been shipped from Colorado and the contractor expects to receive within a week. Plans have been submitted for permit to the City of Cupertino Building Dept. and are awaiting plan check approval. It is anticipated 1 J -fD'1 The MarketPlace Shopping Center on Stevens Creek Staying in Touch: Issue January 14, 2006 that some of the work will require after-hours work potentially between 11 pm - gam on the roof or inside the restaurant in order to perform the required installation without interruption to operations. You will be notified of the specific dates. Coming Soon1. H&R Block Premium. We are pleased to announce the opening on Monday, January 16th. This branch will be open just in time to selVe your tax needs and will be open all year round. Cupertino Finance: Open February 111 to serve your mortgage needs. Did we mention to also visit Scottrade for your stock brokerage needs. The New Potsticker King: Anticipated opening beginning of February. The new restaurant will utilize odor filtration equipment. Feel free to take a peek. . . their carpet was installed yesterday. Wahoo's Fish Taco: Under construction with completion targeted beginning of March. This restaurant will also contain odor filtration equipment. Wahoo's is a chain with over 35 locations with Cupertino being their 2011 Bay Area location. Visit their website at lNWW.wahoos.com or menu or stop by their Santanna Row location. Palm Trees The MarketPlace remains committed to retaining tribute to the theme of palm trees that have existed on the site. In addition to the 4 phoenix canary island palms that were planted during October of 2004, the MarketPlace has contracted for an additional 6 phoenix date palms to be installed to border the Perimeter Rd. main entrance driveway. The 1 canary palm that unfortunately did not survive a successful transplant will be replaced. To warranty and avoid risk of a repeat transplant failure. our arboñst as well as the city arborist have recommended that the new palms be installed in earty May which is past the rainy season when palms are susceptible to pink 'rot. Longs Delivery Receiving Schedule The drugstore has maintained a policy for delivery hours between B·OOam-1·30om. Additionally, delivery trucks are monitored by Longs management and advised by signage to turn off engines and refrigeration equipment. Another sign is being made to post at the Bldg. B (Elephant Bar). Trash Dumpster Hours The Marketplace is working with our tenants to limit trash dumping up to 10:00pm. How to Reach Us with Comments or to Take if Tour Our offices are located onslle next to the La Pattisserie Bakery. Both Wayne Okubo and Todd Lee work out of this office M-F 8:30am to 6:00pm. Please feel free to call us at 408-343-1088, e-mail us, or simply stop by. Todd: TLee(â)kcrdevelooment.com Wayne: wokuborcvkcrdeveloDment.com Some of you were not able to attend the walking tour on 12/09/05. However, please contact us if you would like to arrange for a tour. How to Stay In Touch With You? In our recent neighborhood and city meetings we have asked for contact infonnation from the attendees, so that we may follow up and provide updates. To this date we only have twenty-one people that have provided information. If you know of someone that would like to receive updates of the Marketplace, please let us know. Old you Know? The MarketPlace has been serving the Cupertino community for 28 years and looks forward to providing the products and services that meet our community's needs. We would like to thank you on behalf of our merchants for your past and continued support. 2 ;) 105 KEY NOTES YHIJI:1=:.. THE FOLLOWING NOTES APPLY TO THIS SHEET 1 ....'..A......... ONLY :113'-'_ & COOdORd,c,o,Me'2 PROJECT SCOPE _(1110)"- .. {S10)_ ,. NOT USED =""',,",__0 ......,C'O'ISO,. --,- 2. NEW BUILDING C ,. ~,- TWO STORIES· 39,654 SF 2 ,. (e) BANK BUILDING & TO BE DEMOLISHED· (5,174 SF) 4. (e) 19640 MARKET?L.ACE CENTER TO BE DEMOLISHED· (10,093 SF) 'E .. '" > .- " c: - .. ð:i mm -äíü " - .. 0 U.5 en'" c: " ,,0- > :J .sÜ en """"" ~- 1IaI1.I11__ p& 0 /~;..'i.'~ íf ~N ../.' ..i>,.Qc;., .,.¡ Y~:,..~.t1/;i ".' ...~.....~,...ÇI o ,~~~,::.~",:fr I- Z W O::::E WI1.. 1-0 Z..J Ww 0> wW 0° :s~ 11....J 1-« W- ~O 0::0:: «W ::E::E ::E o o ~ ~ ~ ~ 5. (e) CURB TO BE DEMOLISHED, TYP. 6. NOT USED & 7. MODIFICATIONS TO (E) PARKING lOT JI NOT WlTHI~ PROJECT SCOPE ,. (E) BUILDING A 9. (E) BUILDING B (E) SHOPPING CENTER 10. '1-1 ;JJ~ SITE PLAN ASA o -" ,- ~ """"" ~ USE PERMIT & ~~. 08-03-2005 - -.- A1 200 60 so 120 I IN FEET 40 o N EÐ & I ~1'.11 I.. W 1 .J ::> 1 I I 1 1 1 1 1 1 1 14 . ., ! " > j / I I 0 'I ;/ ,I ~ .C>""''=- '" J ~~I DOCJ[]ODDD[;J - :¡ SITE PLAN , , ! ¡ , ! I ! I ì ¡ !~.~:=::.. J8:,.._ "'-,CA"'12 """"'5'OI~ ~.. 15'01_ 21'21'DoI""_._D -.¡;:,t,..... _'....,15H2II '''(530)'''''''' - "E ~.f!:! Q) " - ~ õª coõi ~ü e ö Ü" U)t: " Q) Q) Co > :J .g¡Ü en I- Z W o::::¡¡¡ WD.. 1-0 Z..J Ww u> wW UC :3~ D....J 1-« W- ~u 0:::0::: «W :¡¡¡:¡¡¡ :¡¡¡ o u .ç" .<'1-. 0'3:' .,/~/~~. ~,~"'" r, .V-, to;-( '.', 4'<11, ¡.r 'T~." .../ ¡i ',. .~......;;,,,.;¡ íO",,~,~~,",é - SCOPE OF PROJECT " ~ - 16'-0" _ If r-- - - - - - -,l ~ o 0 71'-3" " o I I I ~I~ ~1<1fi I I I I I I I 1 , I , I 0 I I I I I I I I I I I I I I I I 11 I I I I I "'-0' I I I I I I I I I I I I ~1~.""·~I'1ì"I I .; '\.,..; -, t -..' '.. ". '.. ., ,i\: >~I I I I '. .'., '\ . ( ~ ::':L:.:,,;::.;,·c, . - .""-;:;:,-,::::,,,,'::0:;: . .' -:'.".:"'.~"". - ( JT' &, ~~ Ir-, If?: TRASH I 2 ~< 23"-{]" o ~ o .". !' 211'-1 , ~ ~ ~ o " ~ 0' -~ 211'-;" ~ ~ ~ H -- H J l8 "... o 2('~{. ",. ~ o 79'- -:1 ;f- 20'-1 o 0 ".... ~ 20·-<1· ~~ , 0 -Bfi ~ T -¡..;¡.,... Tl o !!!!!.~ -"1.1)__."_ ~.'I_- -- GROUND FLOOR PLAN BUILDING C -. "- - M~_ ~ USE PERMIT & ASA ~~. 80 08-03-2005 ~~ A1.1 " . ^ , ~ " , " , " . -j 48 - IN FEET . J2 ---- " 16 o '. . o o 'I ' .. i . ..... I .: I ..... _. . I H N œ' II - - - '. ;, " ;, ~~~--Î--- 22'-Ð º"-"- ~ ---I ,~~ ,,' , ;, .. / / / / / / C / ~" /// 'yt ) / / / / BUILDING C GROUND FLOOR PLAN I ~ I L ;, C C c 1 I I I I I I I I I I ,,~ / /. I 1 / :::¡ - g ~ - ~ ~ '\ 7 - ~ .,..ffi BE ,w,c . IT / mmr- V···d .... . H H S ~~ ~ c - S s s o \J S s S s S/ r-i S s S s s C I c c c c c c c C C P '-J s s S w c ¡ ~<íf c ~ s s s t ì ¡ . I , ! ¡ ! f i ! !~.~~s.:. *''''- _CAIÞ<ð'2 _1S'OI_ F.. (\1'01...... 2m''''''..._...." _CAlM" --- '" (S3O)7$foI3ef '.~/~~~..~"p~ r::t~ '.,"', ..!>f' " ~~ ¡..t ~ ~/" ",'. ..._....:Á...v O ,,,,fIf"tAlII'T".,,{Í' ( ,"--'~. ~ ~ ~- DUI...I__ -- SECOND FLOOR PLAN BUILDING C ~~. 08-03-2005 -.- A1 "E ., ., >.- Q) " g~ m"õj -",ü " " - ~ 0 ü£ ",t " " " a. > " .æÜ rJ) I- Z w D::::E WD. 1-0 Z...J Ww 0> WW 0° :3~ D....J 1-« W- ~O D::D:: «W ::E::E ::E o o ~"Íi' . ---- & . I . I I . I I I , " I I "-"\. I J 16 24 32 48 - IN FEET ~o ~~(rwf~7 . . I ~&~-- :"":'~~?';f~'~';~' ::: _"^ I I ~I~ <1P1<1P I I I I I I I ~ I I I I I I I I I I I I I I I I I 0 I I I i I I I I" I I o I I I I I I I . 0 I I / I I I I I I :: I " o I It--- I Ii I : f----- ~ ~.... I I ,I ~--- , I ,I - . ,:'---- 1---- / I I ,I II ----~ I I I I o 0 I I o 0 1<1P S ,",C " - C _ 0 C - 0 C C 0 C JI+- -+1- , . a ~ ------------~ " .~ ornœ ·4.370 SF r£ ' \ -j~-'.- - -,L- - S.- - -,'1: ./ . 186'- , I ~ ~ , Ê~~ \ ~ , . , I ~ ----- ~= / o , '\ -- ~ o ODD 0 ~J/ /< // / // " . / / ,/ / ' / / / . . S 2 -~ ~" ~ M"",,,," ~ USE PERMIT & ASA . ^ , ^ , " , ^ . " , ^ . 80 o H ^' N œ . , ò- ^ "\ ~ 1" BUILDING C SECOND FLOOR PLAN I I r I s Q s s S s S S S o o S % ~ r· o S c c c c ~Q /sð S c i ~<1P c ~ S S S ! ¡ I ¡ . ! I I ì ¡ !~.~~::5:. J03,,w,_ .-.0.""..." _,.10)......... '_I°W¡_ ZTz'IOoI""__O ~.c.o.t$ð.. _(530)'_'" ... ~17__ - & <:: ';2:'0 'ff¡;. . . d '. '\ t ' '. '0 i.' ~ . ,. '~ ~<. í' ""', .-....~/. ""tN.\ ",<,,/ (0 "'..--/ I- Z W a::::æ WQ. 1-0 'E Z..J '" '" Ww > .- '" c: 0> - - WW 5g [Që;j 0° -"u ctW '" '" - ..Ja:: _ 0 () .5 Q...J ",1:: I-ct c: '" ",0- W- > ::I ~o ",u a:: a:: Ci5 ctW ::æ::æ ::æ 0 0 ~ - - \ -'1~1! "_A&_ 2_." -- , . , . , . . . -- ROOF PLAN --~ ~ - M,""",, ~ USE PERMIT & ASA ~~. 80 08-03-2005 -- A1.3 ~ ::~,.:l~~ ;JI .1 ~~ . ,_....,\::"'~':r:; \ \ -- ~ ry-=-- IN FEET <&~ & 24 " H L ! 11 1+' ~! ~.-tl . l' Ii , I 0- - ,~ , . -i-~I ; I I I Ii! N' i li Efj' ., '. _ -:...r- - - L" _ _ "'r - - L-...._ /" '<, / . / \ . \ ~ I \ =~ ~__ f \ ,., r I fl· ,'. -- "l......,<~'..,=-.~t.¢--------~- .1, L '-;'-!r'.',i;;,i~";_rllr - -~\-~--.--;;I- I·,'· .. ,. .., .) ¡I</·I.'··'· .! ~~/I i 'í 11 i' Ii I i I I i I i -Jik,.n. ;0. ^" I ! ~/ ~ "u~l</û'0;: I I I!' I' i I I 'I I! I I '! I I I I, i !I I '! I I II I, I I I II! I I I! ,I: I " III ';1 J.I: I I ,.1 ~ ' 'I Ii I I il 1', I I II I I I I, o II I I Ii I I I . I " o I I I I I o I I I I i o I I i ¿ : o <&' "'" '...... ¡"T . / i ¡ I -~_\:::_- , ,......... ." :__ ""\ ;\ _ i -; "\. I/~ . '-. -J --- ---..j'/ '-....... --.. ._.- j .,----/ ---- // o /"~---' / [ 4-----l--- _n__ / , ----~--~---T --~-- - Þ.: H 8 H ~~ ~I ROOF PLAN 1 ...... CJ , I s ( ií;;/:\LJ 8 s o s CJ u u slslsDs s s s s o n o s s c ~~-~- c c - - f~\ s/~ s s o o H s s s ¡ i . , ! I Î ! !~.~!-J s:::. .11::1."",_ -.c.o._" _1'110)"'- ~D. ""0)_ Z7%rDolAlo__P -......... _¡gD)7_ ·"(6301''''''' KEY NOTES THE FOLLOWING NOTES APPLY TO THIS SHEET ONLY ,. TILE ROOF TO MA. TCH (E) BUILDING A - CLAY 'S"TILE - MSA MISSION TILE BLEND 2. 718" EXTERIOR CEMENT PLASTER SYSTEM ON WOOD FRAMING A· PAINTED "DARK BROWN" - KM850-N B - PAINTED "MID BROWN" - KM58B-D C - PAINTED "BEIGE" - KM587-M 3. CLEAR GLASS IN AlUMINUM STOREFRONT WINDOW WI 3" RECESS -® -0 ---0 ---@ ¡@ ¡-@ -0¡<D -® _____....::13'''- T.o,~ ·TO:~-;U;:~ "J- "'" "Ii' !)lil"I' ..~ II,:,""'" ~ -------" o 0 -- /;~,~ {~-"i~'. ..'~~ !!Ö?vl ...~ '\ ~.. ¡.ë ~,". _n/,Î .... .........:;;."...v O v..",arUL\t"'"~,r/ ,.......,"'. "C t;¡ IV > .- ., " - ~ õg lDõi ~ü ., . ~ 0 U.E ",-e " ., .,Q. > ::> .j!!ü en ~ ~ -.ILIJIE_aø_ !fIU1.II.!!f!'ÐI!.- I- Z W O::::E WD.. 1-0 Z..J Ww u> WW UC «W ..JO:: D....J 1-« W- ~u 0::0:: «W ::E::E ::E o u & & "DARK BROWN" FIRE RESISTANT FABRIC AWNING NOT USED CEMENT PlASTER EXPANSION CONTROL JOINT, TYP. METAl PIPE RAILING WI PAINT FINISH PAINTED "lOAM"- KIM13 NOT USED LIGHT FIXTURE PAJ>/TED '9 . 1 =t= I I 4. ,. .~ .- & ~ ---@ r-0 ¡@ ¡Ø ¡® -®¡® "\. -® STEVENS CREEK BLVD. - BUILDING C - - --0 -® ~ NORTH ELEVATION.. 1 METAL TRELLIS KM850-N NOT USED ~ 7. . T:C~~ " EXPOSED GLUlAM BEAM, PAINTED "BEIGE" KM587-M WOOD TRElliS METAL FASCIA KMSSO-N PAINTED "LOAM"- KM413 & PAINTED "DARK BROWN" 9. 10. 1 & ___J __.__~".:~ rl.o.2ttDFUUIO..... ... - . 3i -0 -@ -0,----0 ~ 9 § ~ ~ ~ GLASS CEIUNGI ENCLOSURE BAYWlNDOWSY 12 ~ 13. 14. r 1m ,.. :sJ WEST ELEVATION.. BUILDING C 1f10"li:1'-()" 10 -0 -0 ~~--~ --- ¡,il'::I-:!::!! ~--~ --.. tr ~ - ."",'.-.. ~~ " :;::::::: r \~ -@¡@¡@ .. -- ENLARGED ELEVATIONS WI NOTES - .. & -I 0_0_0_0' - 'C /;1 SOUTH ELEVATION.. BUILDING C 1f1O-=1'-O" 3 -~ ~" = M~ - - USE PERMIT & AS'" -~~ 08-03-2005 -~ A1.4 F------ Ii Ll I-~~_, L_L.:----.J --- KEY PLAN - not to scale 50 30 IN FEET 20 15 10 o ¡ t ¡ , ! , f ! ! I I , !~.~~=:.. -,...- 00i0I0nt.CA.f<e12 _1510)_ '..151.'_ zmÞol..._...... DooIo,c:.o..'I ...... 15301.... '" (UO),__ KEY NOTES THE. FOLLOWING NOTES A?PL Y TO THIS SHEET ONLY ,. 118' EXTERIOR CEMENT PLASTER SYSTEM ON WOOD FRAMING A - PAINTED -DARK BROWN" - KM850-N B - PAINTED "MID BROWN" - KM568-D C- PAINTED "BEIGE." -KM587-M CLEAR GlASS IN ALUMINUM STOREFRONT WINDOW WI 3" RECESS FIRE RESISTANT FABRIC AWNING NOT USED TilE ROOF TO MArCH (E) BUILDING A- CLAY 'S' TILE. - MSA MISSION TILE BLEND 2. 3. 4. é:~O ./jp'Ç-.'ia' .!i'~ Co ';it' .' 'ÐN. ...,.\ ~.. ¡or. ,,~& ~¡ " O~,,;rö;:;;~~:J ",---,:~ CEMENT PLASTER EXPANSION CONTROL JOINT, TYP. 5. I- Z W o::::¡¡¡ WQ. 1-0 Z..J Ww 0> WW 0° :3~ Q...J 1-« W- ~O 0:::0::: «W :¡¡¡:¡¡¡ :¡¡¡ o o 'E ~ .~ '" c:: - - 5~ mõi -",U '" '" - _ 0 () .5 ",1:: c:: '" '" Q. > " "'U ii5 METAL PIPE. RAlUNG WI PAINT FINISH PAlNTEO"LOAM"-KM413 NOT USED PAINTED "DARK BROWN" EXPOSED GLULAM BEAM, PAINTED "BEIGE" KM587-M METAL FASCIA - PAINTED "DARK BROWN" KM850-N NOT USED 0' ---=-~ - - -- ~ LJ g:0 ~.> C~\ // '--'~"..:...../ N L. j,-~ ffi KEY PLAN - not to scale W ~ Dolo D I>- 12111!.I1IJUI£_'''_ ,-.0....__ -"~ ENLARGED ELEVATIONS WI NOTES -. "- ~ AS SHOWN ~ USE PERMIT & ASA u-- +ft~-- ~ u.\IE-- ~Z>Õ-;:;:;;::-sc.ÃI ~~õe~ t""''''' - 1 EAST ELEVATION - BUILDING C - 1/10"=1'-0" 0 10 " 20 30 50 ~ ' , , , , ~ -- -- ( IN FEET) Ii:! :;'¡Ih !¥i'!IifJ~, HÜ iI!:~i!~m:i11!:~ IlIiiHJíh11 11',:lil:itliili¡:i m mm I ~ 2ì NORTH ELEVATION - BUILDING C WI BUILDING A SHOWN FOR CONTEXT 1120"1'-0" 0 20 30 40 60 '00 - - IN FEET WOOD TRELLIS - PAINTED "LOAM" - KM413 UGHT AXTURE METAL TRELLIS KM850-N NOT USED 6. 10. , 7. ,. 9. GlASS CEIUNG ENCLOSURE BAY WINDOW SYSTEM" ,~ 4a ~~. 08-03-2005 -"~ A1 ¡ I ¡ I I I I ! !~.~~s:. *""'- _c..toa'2 _"'0'__ 1'0>.15'0'_ =""''''''__0 ......CAl5IlI _1S3011'a-<2St f.. ¡S3G)7S8-4311 "~ /~_';i~.';'·''''O (; ':':1\11 "}"'\ .1.e c;-~ " ¡ ~~~ .../~;í O~;.-,~·ii.~þ;; 'E ~.~ " " - ~ 5ª mõi ~U " - ~ 0 (.).6 ",1:: " " "c. > ::J .sU en !!!!!. !!!!!!!!!!!!. ~- !U'...I!'Œ - ~M~ 08-03-2005 -- A1 ^ , " , " , " . " , " . -~ BUILDING SECTIONS --- ,- - ASSHQWN ~ USE PERMIT & ASA .5 I- Z W ~:¡¡ we.. 1-0 Z..J Ww 0> WW 0° :3~ e....J I-<t W- ~~ ~W <t:¡¡ :¡¡:¡¡ o o 50 - - - - T:"o_p';:':;$ - - - -- -T.O.·R~$ - r: ? :: ;:; / ~ ;:; - - 0 " " " - 50 - IN FEET $;~~~ ------ $;~-:oo..- ---- , $;:;;DFlÃSLAB ---- , . $;:;:;' -- 2 \ SECTION B-B r-----, I I OfFICE "".. ¡ I ¡ , f I i !