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21-085 RRM Design Group, Master Agreeement, On-Call Design Review Services 1 of 11 Design Professional Agr (Master)/Rev June 2021 DESIGN PROFESSIONAL SERVICES AGREEMENT (MASTER) WITH RRM DESIGN GROUP 1. PARTIES This Master Agreement is made by and between the City of Cupertino, a municipal corporation (“City”), and RRM Design Group (“Consultant”), a Corporation for on call design review services (“Project”), and is effective on the last date signed below (“Effective Date”). 2. SERVICES 2.1 Scope of Services. Consultant agrees to provide the Services “as needed” and as set forth in the Scope of Services, attached and incorporated here as Exhibit A. The Services must comply with this Agreement and with each Service Order issued under the authority of the City Director of Public Works or his designee, in accordance with the following procedures. Consultant further agrees to carry out its work in compliance with the City’s Shelter In Place and Social Distancing Requirements, attached here and incorporated as Exhibit A-A. 2.2 Service Orders. Before issuing a Service Order the City Director of Public Works/Designee will request Services in writing and hold a meeting with Consultant to discuss it. Consultant will submit a written proposal that includes a specific Scope of Services, Schedule of Performance, and Compensation, which the Parties will discuss. Thereafter City Director of Public Works/Designee will execute a Service Order using the Service Order Form attached and incorporated here as Exhibit B. Each Service Order will specify its scope of services, deliverables, schedule of performance, compensation, and any other applicable terms. Issuance of a Purchase Order is discretionary and the Director of Public Works/Designee may streamline these procedures, e.g., conferring by telephone instead of a meeting, if it is in the City’s best interests. Consultant will not be compensated for Services performed without a duly executed Service Order. 3. TIME OF PERFORMANCE 3.1 Term. This Agreement begins on the Effective Date and ends on June 30, 2023 (“Contract Time”), unless terminated earlier as provided herein. The City’s Director of Public Works or City Manager may extend the Contract Time through a written amendment to this Agreement, provided such extension does not include additional contract funds. Extensions requiring additional contract funds are subject to the City’s purchasing policy. 3.2 Schedule of Performance. All Services must be provided within the times specified in each Service Order, and under no circumstances should the Services go beyond the Contract Time. Consultant must promptly notify City of any actual or potential delay in providing the Services as scheduled to afford the Parties adequate opportunity to address or mitigate delays. If the Services are divided by tasks, Consultant must begin work on each separate task upon receiving City’s Notice to Proceed (“NTP”), and must complete each task within the time specified in each Service Order. 2 of 11 Design Professional Agr (Master)/Rev June 2021 3.3 Time is of the essence for the performance of all the Services required in this Agreement and in each Service Order. Consultant must have sufficient time, resources and qualified staff to deliver the Services on time. Consultant must respond promptly to the City’s Service Orders and any change orders that may be issued 4. COMPENSATION 4.1 Maximum Compensation. City will pay Consultant for satisfactory performance of the Services a total amount that will based upon actual costs but that will be capped so as not to exceed $ 100,000 (“Contract Price”), based on the budget and rates set forth in Exhibit C, Compensation, attached and incorporated here. The Contract Price includes all expenses and reimbursements and will remain in place even if Consultant’s actual costs exceed the capped amount. No extra work or payment is permitted in excess of the Contract Price. 4.2 Invoices and Payments. City will pay Consultant for Services satisfactorily provided under a Service Order, within thirty (30) days following receipt of a properly submitted invoice for Services provided during the preceding calendar month. Unless otherwise provided by a Service Order, each invoice must include for each day of Services: a. The name of each individual providing Services; b. A succinct summary of the Services performed by each such individual; c. The time spent by each individual providing those Services; d. The applicable hourly billing rate and payment due; and e. A detailed breakdown of all allowable expenses. All hourly rates and allowable expenses must conform to City-approved rates set forth in Exhibit C. 4.3 Final Payment. At least thirty (30) days prior to end of the Agreement, Consultant must submit a requisition for final and complete payment of costs and any pending claims for City approval. Noncompliance with this requirement relieves City of further payments/obligations under the Agreement. 5. INDEPENDENT CONSULTANT 5.1 Status. Consultant is an independent Consultant and not an employee, partner, or joint venture of City. Consultant is solely responsible for the means and methods of performing the Services and for the persons hired to work under this Agreement. No civil service status or other right of employment will be acquired by virtue of Consultant’s performance of the Services. Consultant is not entitled to health, workers’ compensation, or other benefits from City. 5.2 Consultant Qualifications. Consultant warrants on behalf of itself and its Subconsultants that they have the qualifications and skills to perform the Services in a competent and professional manner and according to the highest standards and best industry practices for similar services performed in the San Francisco Bay Area. 3 of 11 Design Professional Agr (Master)/Rev June 2021 5.3 Permits and Licenses. Consultant warrants on behalf of itself and its Subconsultants that they are properly licensed, registered, and/or certified to perform the Services as required by law and that they have procured a City Business License, if required by the Cupertino Municipal Code. 5.4 Subconsultants. Unless prior written approval from City is obtained, only Consultant’s employees and Subconsultants whose names are included in this Agreement and incorporated Exhibits may provide Services under this Agreement. Consultant must require all Subconsultants to furnish proof of insurance for workers’ compensation, commercial liability, auto, and professional liability in reasonable conformity to the insurance required of Consultant. The terms and conditions of this Agreement shall be binding on all Subconsultants relative to the portion of their work. 5.5 Tools, Materials, and Equipment. Consultant will supply and shall be responsible for all the tools, materials, and equipment required to perform the Services. 5.6 Payment of Benefits and Taxes. Consultant is solely responsible for the payment of employment taxes incurred under this Agreement and any similar federal or state taxes. Consultant and any of its employees, agents, and subcontractors shall not have any claim under this Agreement or otherwise against City for seniority, vacation time, vacation pay, sick leave, personal time off, overtime, health insurance, medical care, hospital care, insurance benefits, social security, disability, unemployment, workers compensation or employee benefits of any kind. Consultant shall be solely liable for and obligated to pay directly all applicable taxes, fees, contributions, or charges applicable to Consultant’s business including, but not limited to, federal and state income taxes. City shall have no obligation whatsoever to pay or withhold any taxes or benefits on behalf of Consultant. Should any court, arbitrator, or administrative authority, including but not limited to the California Public Employees Retirement System (PERS), the Internal Revenue Service or the State Employment Development Division, determine that Consultant, or any of its employees, agents, or subcontractors, is an employee for any purpose, then Consultant agrees to a reduction in amounts payable under this Agreement, or to promptly remint to City any payments due by the City as a result of such determination, so that the City’s total expenses under this Agreement are not greater than they would have been had the determination not been made. 5.7 Errors and Omissions. Consultant is solely responsible for its errors and omissions and those of its Subconsultants, and must take prompt measures to avoid, mitigate, and correct them at its sole expense. 6. PROPRIETARY/CONFIDENTIAL INFORMATION During the Contract Time, Consultant may have access to private or confidential information owned or controlled by the City, which may contain proprietary or confidential details the disclosure of which to third parties may be damaging to City. Consultant shall hold in confidence all City information and use it only to perform this Agreement. Consultant shall exercise the same standard of care to protect City information as a reasonably prudent Consultant would use to protect its own proprietary data. 7. OWNERSHIP OF MATERIALS 7.1 Property Rights. Subject to City meeting its payment obligations for the Services, any interest 4 of 11 Design Professional Agr (Master)/Rev June 2021 (including copyright interests) of Consultant or its Subconsultants in any product, memoranda, study, report, map, plan, drawing, specification, data, record, document, or other information or work, in any medium (collectively, “Work Product”), prepared by Consultant in connection with this Agreement will be the exclusive property of the City upon completion of the work to be performed hereunder or upon termination of this Agreement, to the extent requested by City. In any case, no Work Product shall be shown to any third-party without prior written approval of City. 7.2 Copyright. To the extent permitted by Title 17 of the U.S. Code, all Work Product prepared/created by Consultant and its Subconsultants and all copyrights in such Work Product shall constitute City property. If it is determined under federal law that the Work Product is not “works for hire,” Consultant hereby assigns to City all copyrights to the Work Product when and as created, and shall require Subconsultants to do the same. Consultant may retain copyrights to its standard details, but hereby grants City a perpetual, non-exclusive license to use such details. 7.3 Patents and Licenses. Consultant must pay royalties or license fees required for authorized use of any third party intellectual property, including but not limited to patented, trademarked, or copyrighted intellectual property if incorporated into the Services or Work Product of this Agreement. 7.4 Re-Use of Work Product. Unless prohibited by law and without waiving any rights, City may use or modify the Work Product of Consultant and Subconsultants to execute or implement any of the following, but Consultant shall not be responsible or liable for City’s re-use of Work Product: (a) For work related to the original Services for which Consultant was hired; (b) To complete the original Services with City personnel, agents or other Consultants; (c) To make subsequent additions to the original Services; and/or (d) For other City projects. 7.5 Deliverables and Format. Electronic and hard copies of the Work Product constitute part of the Deliverables required under this Agreement, which shall be provided to City on recycled paper and copied on both sides, except for one single-sided original. Large-scale architectural plans and similar items must be in CAD and PDF formats, and unless otherwise specified, other documents must be in Microsoft Office applications and PDF formats. 8. RECORDS 8.1 Consultant must maintain complete, accurate, and detailed accounting records relating to the Services and Compensation, in accordance with generally accepted accounting principles and procedures. The records must include detailed information about Consultant’s performance, benchmarks and deliverables. The records and supporting documents must be kept separate from other files and maintained for a period of 4 (four) years from the date of City’s final payment. 8.2 City will have free and full access to Consultant’s books and records for review and audit, to make transcripts or copies, and to conduct a preliminary examination of all the work, data, documents, proceedings, and activities related to this Agreement. If a supplemental examination or audit of Consultant’s records discloses non-compliance with appropriate internal financial controls, a contract 5 of 11 Design Professional Agr (Master)/Rev June 2021 breach, or a failure to act in good faith, City will be entitled to recover from Consultant the costs of the supplemental examination. This Section 8 survives the expiration/termination of this Agreement. 9. ASSIGNMENT Consultant shall not assign, sublease, hypothecate, or transfer this Agreement, or any interest therein, directly or indirectly, by operation of law or otherwise, without prior written consent of City. Any attempt to do so will be null and void. Any changes related to the financial control or business nature of Consultant as a legal entity will be considered an Assignment subject to City approval, which s hall not be unreasonably withheld. For purposes of this provision, control means fifty percent (50%) or more of the voting power of the business entity. This Agreement binds Consultant, its heirs, successors and assignees. 10. PUBLICITY / SIGNS Any publicity generated by Consultant in connection with the Project and Services during the Contract Time and for one (1) year thereafter will reference City contributions in making the Project possible. The words “City of Cupertino” shall be displayed in all pieces of publicity, including flyers, press releases, posters, brochures, public service announcements, interviews ,and newspaper articles. No signs may be posted, exhibited, or displayed on or about City property, except signage required by law or this Agreement without prior written approval from City. 11. INDEMNIFICATION 11.1 To the fullest extent allowed by law and except for losses caused by the sole or active negligence or willful misconduct of City personnel or any third party, Consultant agrees to indemnify, defend, and hold harmless the City as follows: a. Indemnity for Design Professional Liability: With respect to the performance of design professional services by a design professional as defined in California Civil Code Section 2782.8, to the fullest extent permitted by law, Consultant shall indemnify and hold harmless City, its officers, officials, agents, employees, and volunteers (collectively and/or individually “City”) from and against any and all liabilities, claims, damages, losses, costs, or expenses (including, without limitation, costs, attorneys’ fees, and expert fees of litigation and alternative dispute resolution) of every nature to the extent found to be arising out of, pertaining to, or relating to the negligence, recklessness, or willful misconduct of Consultant or any of its officers, employees, servants, agents, or subcontractors (collectively and/or individually “Consultant”), in the performance of this Agreement. If it is finally determined (through a non-appealable judgment or an agreement between City and Consultant) that liability is caused by the comparative negligence or willful misconduct of City, then Consultant’s indemnification and hold harmless obligation shall not exceed Consultant’s finally determined percentage of liability based upon the comparative fault of Consultant. Irrespective of any language to the contrary in this Agreement, the Consultant has no duty to provide or to immediately pay for an up-front defense of City against unproven claims or allegations, but shall reimburse those litigation costs and expenses (including, without limitation, attorneys’ fees, and expert fees) incurred by the City to the extent found to be caused by the negligence, recklessness, or willful misconduct of Consultant. In no event shall the cost to defend charged to Consultant exceed 6 of 11 Design Professional Agr (Master)/Rev June 2021 Consultant’s proportional percentage of fault, except as described in Section 2782.8(a) and (e) of the California Civil Code. b. Claims for Other Liability. Except as provided in subsections 11.1(a) and (b), to the fullest extent permitted by law, Consultant shall hold harmless, defend (with counsel agreed to by City), and indemnify City and its officers, officials, agents, employees, and volunteers (collectively and/or individually “City”) from and against any and all liability, claim, loss, damage, expense, costs (including, without limitation, costs, attorneys’ fees, and expert fees of litigation) of every nature arising out of, related to, or in connection with the performance of work hereunder by Consultant or any of its officers, employees, servants, agents, or subcontractors, or the failure of the same to comply with any of the obligations contained in this Agreement, except such loss or damage which was caused by the sole negligence or sole willful misconduct of the City. Consultant’s duty to defend applies immediately, whether or not liability is established. An allegation or determination that persons other than Contractor are responsible for the claim does not relieve Contractor from its separate and distinct obligation to defend as stated herein. 11.2 Consultant will assist City, at no additional cost, in the defense of any claim, dispute or lawsuit arising out of this Agreement if such assistance is authorized by Consultant’s insurance carrier and/or legal counsel. Consultant’s duties herein are not limited to or subject to the Contract Price, to Workers’ Compensation claims, or to the Insurance or Bond limits and provisions. Nothing in this Agreement shall be construed to give rise to an implied right of indemnity in favor of Consultant against any Indemnitee. 11.3 Consultant agrees to pay the reasonable costs City may incur in enforcing this provision related to Consultant’s indemnification duties, including reasonable attorney fees, fees for legal counsel acceptable to City, expert fees, and all other costs and expenses related to a claim or counterclaim, a purchase order, another transaction, litigation, or dispute resolution. Without waiving any rights, City may deduct money from Consultant’s payments to cover moneys due to City. 11.4 Consultant agrees to obtain executed indemnity agreements with provisions identical to those set forth here in this Section 11 from each and every subcontractor, or any other person or entity involved by, for, with, or on behalf of Consultant in the performance of this Agreement. Failure of City to monitor compliance with these requirements imposes no additional obligations on City and will in no way act as a waiver of any rights hereunder. 11.5 This Section 11 shall survive expiration or termination of this Agreement. 12. INSURANCE On or before the Contract Time commences, Consultant shall furnish City with proof of compliance with City Insurance Requirements, attached and incorporated here as Exhibit D. City will not execute the Agreement until it has approved receipt of satisfactory certificates of insurance and endorsements evidencing the type, amount, class of operations covered, and the effective and expiration dates of coverage. Alternatively, City may terminate this Agreement or in its sole discretion purchase insurance at Consultant’s expense and deduct costs from payments to Consultant. 7 of 11 Design Professional Agr (Master)/Rev June 2021 13. COMPLIANCE WITH LAWS 13.1 General Laws. Consultant shall comply with all local, state, and federal laws and regulations applicable to this Agreement. Consultant will promptly notify City of changes in the law or other conditions that may affect the Project or Consultant’s ability to perform. Consultant is responsible for verifying the employment authorization of employees performing the Services, as required by the Immigration Reform and Control Act, or other federal or state law, rule or regulation. 13.2 Labor Laws. Consultant shall comply with all labor laws applicable to this Agreement. If the Services include a “public works” component, Consultant must comply with prevailing wage laws under Labor Code Section 1720 and other labor laws. To the extent applicable, Consultant must comply with City’s Labor Compliance Program, and with state labor laws pertaining to working days, overtime, payroll records and DIR Registration and Oversight. If the Contract Price is $30,000 or more, Consultant must comply with the apprenticeship requirement in Labor Code Section 1777.5. 13.3 Discrimination Laws. Consultant shall not discriminate on the basis of race, religious creed, color, ancestry, national origin, ethnicity, handicap, disability, marital status, pregnancy, age, sex, gender, sexual orientation, gender identity, Acquired-Immune Deficiency Syndrome (AIDS) or any other protected classification. Consultant shall comply with all anti-discrimination laws, including Government Code Sections 12900 and 11135, and Labor Code Sections 1735, 1777 and 3077.5. Consistent with City policy prohibiting harassment and discrimination, Consultant understands that harassment and discrimination directed toward a job applicant, an employee, a City employee, or any other person is strictly prohibited. Consultant agrees to provide records and documentation to the City on request necessary to monitor compliance with this provision. 13.4 Conflicts of Interest. Consultant shall comply with all conflict of interest laws and regulations applicable to this Agreement and must avoid any conflict of interest. Consultant warrants that no public official, employee, or member of a City board or commission who might have been involved in the making of this Agreement, has or will receive a direct or indirect financial interest in this Agreement, in violation of California Government Code Section 1090 et seq. Consultant may be required to file a conflict of interest form if Consultant makes certain governmental decisions or serves in a staff capacity, as provided in Section 18700 of Title 2 of the California Code of Regulations and other laws. Services may only be performed by persons who are not employed by City and who do not have any contractual relationship with City, with the exception of this Agreement. Consultant agrees to abide by City policies and administrative rules prohibiting gifts to City officials and employees. Contractor agrees to provide records and documentation to the City on request necessary to monitor compliance with this provision. 13.5 Remedies. A violation of this Section 13 constitutes a material breach and may result in City suspending payments, requiring reimbursement, or terminating this Agreement. City reserves all its rights and remedies under law and this Agreement, including the right to seek indemnification under Section 11. Consultant agrees to indemnify, defend, and hold City harmless from and against any loss, liability, and expenses arising from noncompliance with this Section. 8 of 11 Design Professional Agr (Master)/Rev June 2021 14. PROJECT COORDINATION 14.1 City Project Manager. The City’s Project Manager for all purposes under this Agreement will be Piu Ghosh, Planning Manager, who shall have the authority to manage this Agreement and oversee the progress and performance of the Services. City in its sole discretion may substitute another Project Manager at any time and will advise Consultant of the new representative. 14.2 Consultant Project Manager. Subject to City approval, the Consultant’s Project Manager for all purposes under this Agreement will be Jami Williams, Principal, who shall be the single representative for Consultant with the authority to manage compliance with this Agreement and oversee the progress and performance of the Services. This includes responsibility for coordinating and scheduling the Services in accordance with City instructions, service orders, and the Schedule of Performance, and providing regular updates to the City’s Project Manager on the Project status, progress, and any delays. City written approval is required prior to Consultant substituting a new Project Manager, which shall result in no additional costs to City or Project delays. 15. ABANDONMENT OF PROJECT City may abandon or postpone the Project with thirty (30) calendar days’ written notice to Consultant. Consultant will be compensated for satisfactory Services performed through the date of abandonment and will be given reasonable time to assemble the work and close out the Services. No close out work shall be conducted without City reasonable approval of closure costs, which may not exceed ten percent (10%) of the total time expended to the date of abandonment. All charges including job closure costs will be paid in accordance with the provisions of this Agreement and within thirty (30) days of Consultant’s final invoice reasonably approved by the City. 16. TERMINATION City may terminate this Agreement for cause or without cause at any time, following reasonable written notice to Consultant at least thirty (30) calendar days prior to the termination date. Consultant will be paid for satisfactory Services rendered through the date of termination, but final payment will not be made until Consultant closes out the Services and delivers all Work Product to City. All charges approved by City including job closure costs will be paid within thirty (30) days of Consultant’s final invoice. 17. GOVERNING LAW, VENUE, AND DISPUTE RESOLUTION This Agreement is governed by the laws of the State of California, excepting any choice of law rules which may direct the application of laws of another jurisdiction. Any lawsuits filed related to this Agreement must be filed with the Superior Court for the County of Santa Clara, State of California. Consultant must comply with the claims filing requirements under the Government Code prior to filing a civil action in court. If a dispute arises, Consultant must continue to provide the Services pending resolution of the dispute. If the Parties elect arbitration, the arbitrator’s award must be supported by law and substantial evidence and include detailed written findings of law and fact. 9 of 11 Design Professional Agr (Master)/Rev June 2021 18. ATTORNEY FEES If City or Consultant files a complaint or cross-complaint, or pursues arbitration, appeal, or other proceeding to enforce its rights or a judgment in connection with this Agreement, the prevailing party will be entitled to reasonable attorney fees and costs as part of prevailing party’s total damages as determined by a court of competent jurisdiction. This attorney fee provision does not apply to legal actions initiated by Consultant or Subconsultant. This Section 18 survives termination of this Agreement. 19. THIRD PARTY BENEFICIARIES There are no intended third party beneficiaries of this Agreement. 20. WAIVER Neither acceptance of the Services nor payment thereof shall constitute a waiver of any contract provision. City’s waiver of any breach shall not be deemed to constitute waiver of another term, provision, covenant or condition, or a subsequent breach, whether of the same or a different character. 21. ENTIRE AGREEMENT This Agreement represents the full and complete understanding of every kind or nature between the Parties, and supersedes any other agreements and understandings, either oral or written, between the Parties. Any modification of this Agreement will be effective only if in writing and signed by each Party’s authorized representative. No verbal agreement or implied covenant will be valid to amend or abridge this Agreement. If there is any inconsistency between any term, clause, or provision of this main Agreement and any term, clause, or provision of the attachments or exhibits thereto, the terms of the main Agreement shall prevail and be controlling. 22. INSERTED PROVISIONS Each contractual provision or clause that may be required by law is deemed to be included and will be inferred in this Agreement. Either party may request an amendment to cure any mistaken insertion or omission of a required provision. 23. HEADINGS The headings in this Agreement are for convenience only, are not a part of the Agreement and in no way affect, limit, or amplify the terms or provisions of this Agreement. 24. SEVERABILITY/PARTIAL INVALIDITY If any term or provision of this Agreement, or their application to a particular situation, is found by the court to be void, invalid, illegal, or unenforceable, such term or provision shall remain in force and effect to the extent allowed by such ruling. All other terms and provisions of this Agreement or their application to specific situations shall remain in full force and effect. 10 of 11 Design Professional Agr (Master)/Rev June 2021 25. SURVIVAL All provisions which by their nature must continue after the Agreement ends, including without limitation those referenced in specific Sections herein, survive this Agreement and shall remain in full force and effect. 26. NOTICES All notices, requests, and approvals must be sent in writing to the persons below, which will be considered effective on the date of personal delivery or the date confirmed by a reputable overnight delivery service, on the fifth calendar day after deposit in the United States Mail, postage prepaid, registered or certified, or the next business day following electronic submission: To City of Cupertino: Office of the City Manager 10300 Torre Avenue Cupertino, CA 95014 Attention: Piu Ghosh Email: piug@cupertino.org To Consultant: RRM Design Group 325 Davis Street San Leandro, CA 94577 Attention: Jami Williams Email: JAWilliams@rrmdesign.com 27. EXECUTION The person executing this Agreement on behalf of Consultant represents and warrants that Consultant has full right, power, and authority to enter into and carry out all actions contemplated by this Agreement and that he or she is authorized to execute this Agreement, which constitutes a legally binding obligation of Consultant. This Agreement may be executed in counterparts, each one of which is deemed an original and all of which, taken together, constitute a single binding instrument. REMAINDER OF PAGE INTENTIONALLY LEFT BLANK [SIGNATURE PAGE TO FOLLOW] 11 of 11 Design Professional Agr (Master)/Rev June 2021 IN WITNESS WHEREOF, the parties have caused the Agreement to be executed. CITY OF CUPERTINO CONSULTANT A Municipal Corporation By Name Title Date By Name Title Date APPROVED AS TO FORM: CHRISTOPHER JENSEN Cupertino City Attorney ATTEST: KIRSTEN SQUARCIA City Clerk Date: Principal Jul 26, 2021 jami williams Christopher D. Jensen Director of Community Development Jul 26, 2021 Benjamin Fu Jul 26, 2021 3 Building Siting, Access, and Circulation The proposed mixed-use building is located along Rosemead Boulevard and has been configured so as to provide a defined street edge, oriented towards the street and located at the back of the public sidewalk (C SP pg. 3-28 & 3-29). The location provides for emphasis and framing of views to the San Gabriel Mountains to the north, when viewed along Rosemead Boulevard. The applicant has proposed a central walkway connection from the at-grade garage located to the rear of the commercial/retail spaces, however the walkway linkage is only proposed on one side of the entry drive-aisle, requiring commercial/retail patrons and/or residents to walk across the drive-aisle in order to utilize the walkway. In order to enhance the pedestrian connection from the proposed at-grade garage to the primary entries for the retail bays located along Rosemead Boulevard, the applicant should introduce an additional walkway linkage on the south side of the drive-aisle entry going forward (CSP pg. 3-38). Parking for the project, both commercial and residential, has been properly located behind the street-facing commercial or below ground and away from Rosemead Boulevard (CSP pg. 3-29). Access to the parking areas has been properly provided via a central driveway, minimizing the number of curb cuts for the project (CSP pg. 3-31). However, in order to ensure clear demarcation of where pedestrian travel occurs across the proposed drive aisle, the applicant should incorporate unique paving at the driveway entry. While no indication has been given by the applicant as to whether shared parking is proposed, the applicant should clearly indicate whether the at-grade parking spaces will be shared between both the commercial and residential users or there will be designated spaces for each use (CSP pg. 3-29). Moreover, the applicant should clarify if the subterranean parking will be solely for residential use and whether or not the entry will be security controlled. Mechanical equipment is proposed to be located within the subterranean garage portion of the project, screened from the public right-of-way, open space, and adjacent properties (CSP pg. 3-29). No other utilities have been identified on the provided plan set, however the applicant should ensure that all utilities are screened and located away from the public right-of-way (CSP pg. 3-29). Trash has been properly located within the at-grade parking area, to be utilized by the commercial tenants (CSP pg. 3-29). Trash for the residential users has been proposed within the subterranean garage, adjacent to the proposed elevators. To provide greater convenience for future residents, the applicant should consider introducing trash chutes to allow residents to dispose of waste without having to utilize the elevator and travel to the garage. Moreover, the applicant should verify with the appropriate trash provider that the area indicated for trash is not only adequate for the residential users but also accessible by the trash provider for servicing purposes. In addition, the applicant has not indicated where loading and service areas are proposed for the project (CSP pg. 3-29). In order to allow for adequate staff review going forward, the applicant should clearly indicated on the plan set where loading and service access areas are to be located, whether within the parking area or along Rosemead Boulevard. As seen on Sheet A02-1 and the provided mixed-use rendering, more than 50% of the ground floor façade has been proposed to include windows and doors to allow for connection and interaction between indoor and outdoor areas of the building (CSP pg. 3-29). While significant areas of windows and doors have been proposed at the ground level along Rosemead Boulevard, minimal a ttention has been given to the detailing and architectural quality at ground level. It is anticipated that some portion of the designated retail space will be a restaurant-type use and should provide areas for outdoor dining to occur that will also activate the streetscape. Moreover, additional detailing and/or architectural quality, beyond the proposed awnings, lighting, and signage, should be provided at ground level to engage and provide interest to the pedestrian experience. Base/bulkhead materials, individually unique retail bays, and/or other material applications should be incorporated by the applicant at ground level going forward in order to enhance the overall project design. The applicant has properly located primary entries for non-residential uses along Rosemead Boulevard, accessible from the public right-of-way (CSP pg. 3-29). The primary ground floor entry for the residential units is proposed to be located at the rear of the designated retail space on the north side of the garage drive aisle. As noted on page 3-30 of the CSP, lobbies associated with mixed-use buildings, when located at ground level, should provide large windows that look out onto and activate the street frontage. In order to ensure compliance with the CSP design guidelines going forward, the applicant should relocate or reconfigure the proposed residential lobby at ground level to be oriented to and/or take access from Rosemead Boulevard so as to look out onto and activate the street frontage. Projects within the CSP area should be designed to accommodate all modes of transportation, including bicycle, pedestrian, and transit-serving facilities and amenities (CSP pg. 3-30). No information has been provided by the applicant regarding the incorporation of bicycle racks for use by both the commercial workers/patrons as well as the residents of the project. The applicant should indicate on the plan set where bicycle racks are to be located for use both the commercial workers/patrons as well as the residents of the project, preferably along Rosemead Boulevard. As indicated on Sheet A01-1, the applicant has proposed a podium level roof garden and open space for the residential portion of the project. Access to the roof garden and open space will occur from either proposed stairways or elevators. While the podium level roof garden and open space is not inappropriate for the project, access to the roof garden and open space, whether via stairways or elevators, should provide a clear path of travel and direct linkage to the sidewalks along Rosemead Boulevard (CSP pg. 3-30). Enhance architectural quality and detailing of ground level retail through the use of base/bulkhead materials, individually unique bays, and/or other material applications. Mixed-Use Rendering CREATING ENVIRONMENTS PEOPLE ENJOY TM June 2, 2021 SOQ Prepared for the City of Cupertino Consulting Architectural Review Services Enhance architectural quality and detailing of ground level retail through the use of base/bulkhead materials, individually unique bays, and/or other material applications. RE: CONSuLTING ARChITECTuRAL REVIEw SERVICES Dear Mr. Fu, The City of Cupertino is on a mission to elevate the quality of architecture and design in future projects and developments. RRM’s mission of Creating Environments People Enjoy® aligns with this desire. Our firm’s unique structure as a multidisciplinary design firm brings nearly 120 planners and urban designers, architects, landscape architects, and engineers together under one roof to take on projects from idea through implementation. Implementation occurs through the thoughtful review of individual projects as they are proposed over time. That’s where we come in to help! RRM Design Group’s experience and interests are perfectly matched to meet your needs for this effort. We are a mid-size firm large enough to handle all your projects and small enough to provide excellent and responsive service. RRM’s success through the years has been based on the range of design expertise we provide and gives us a broad project portfolio, including residential, commercial, and mixed- use projects that include new construction to infill and redevelopment. This experience on the private side of the development process gives RRM a unique understanding of realistic design recommendations that produce results and provides a solid understanding of property owner issues, maintenance concerns, development feasibility, and the real cost of public and private improvements and construction. Our knowledge and expertise in creating design guidelines and specific plans give us an understanding of the key elements needed to help foster character and community through interpretation of city policy documents. This broad perspective and experience enable us to provide excellent design review services. We currently serve cities throughout California by providing peer-reviews of development plans, writing clear and concise architectural comments, suggestions, and recommendations, and attending meetings as needed with staff and applicants to ensure quality submittals. We have developed a tested and successful approach to work collaboratively with city staff and project applicants to provide clear direction for a proposed project. Please call our references! We are enthusiastic about the possibility of assisting the City of Cupertino to provide a comprehensive review of proposed development projects in your community. If you need more information or have any questions regarding our capabilities, please feel free to contact me at (805) 543-1794 or jawilliams@rrmdesign.com. Sincerely, RRM Design Group Jami Williams, CNU-A Scott Martin, AIA, LEED AP, CNU-A Principal-in-Charge Project Manager Point of Contact June 2, 2021 Benjamin Fu Dir. of Comm. Dev. Dept. City of Cupertino City Hall Community Dev. Dept. 10300 Torre Avenue Cupertino, CA 95014 CREATING ENVIRONMENTS PEOPLE ENJOY® www.rrmdesign.com 325 Davis Street San Leandro, CA 94577 p: (510) 751-4910 f: (510) 686-8831 * RRM Design Group accepts the City's Indemnification requirements and insurance coverage requirements, without modification. A multidisciplinary design firm brings nearly 120 planners and urban designers, architects, landscape architects, and engineers together under one roof GRAPhICS & PhOTOGRAPhS: This document features images of RRM Design Group's projects, graphics, and photos of which are owned and copyrighted by our firm. There are no stock photos or images of any kind used in this proposal. ABOuT RRM DESIGN GROuP: 325 Davis Street• San Leandro, CA 94577 p: (510) 751-4910 • f: (510) 686-8831 • w: rrmdesign.com California corporation • Leonard Grant, Architect C26973 • Robert Camacho, PE 76597 • Steven Webster, LS 7561 • Jeff Ferber, PLA 2844 The written and graphic materials contained in this proposal are the exclusive property of RRM Design Group. The unauthorized use of any portion of these text or graphic materials without RRM’s prior written consent is expressly prohibited. © 2019 RRM Design Group CONSuLTING ARChITECTuRAL REVIEw SERVICES TABLE OF CONTENTS Section Name 1 Company Information 2 Qualifications and Experience 3 Costs 4 Conflict of Interest 5 Appendix Resumes for Key Personnel Recent Design Review Work Page 1 5 27 29 33 34 39 RRM PROJECT PHOTO Paseo Chapala, Mixed-Use Building, Santa Barbara, CA City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 1 Section 1 COM P A N y I NF O R M A T I O N Co n s u l t i n g A r c h i t e c t u r a l R e v i e w S e r v i c e s FOURProviding Design Review Services throughout California decades in business 1/4 in Northern California over 20+ Planning Division team members 40+ Architectural Division team members City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 3 FIRM PROFILE | RRM Design Group RRM exists because we love creating environments people enjoy. That is what got us into the business over 45 years ago, and it is why we continue to thrive today. Our architects and landscape architects, engineers, surveyors, and planners work with our clients and their communities to create the parks our children play in, the roads we drive down on our way to work, the neighborhoods we come home to, and the fire stations that keep our communities safe. Our work culture emphasizes collaboration, frequent communication, and accessibility. We're a close partner with our clients, helping them understand and navigate through the project lifecycle. Whether your project is public or private, commercial or residential, we listen, we design, and we deliver. On time. On budget. Since 1974. PERSONNEL BY DISCIPLINE 141 professionals on staff at RRM Design Group in 6 core disciplines: Architecture Landscape Architecture Support StaffPlanning Civil Engineering Surveying Structural Engineering 27 California Licensed Architects 28 Architecture Designers 9 California Licensed Civil Engineers 3 California Licensed Structural Engineers 14 Engineering Designers 16 California Licensed Landscape Architects 9 Landscape Designers 10 Community & Urban Planners 1 Licensed Surveyor 4 Surveying Technicians 24 Administrative Support Staff 20 LEED® Accredited Professionals 3 Certified Planners (AICP) 4 Congress for New Urbanism Accredited Professionals CREATING ENVIRONMENTS PEOPLE ENJOY® SAN LuIS OBISPO (HQ) 3765 South Higuera St., Ste. 102 San Luis Obispo, CA 93401 p: (805) 543-1794 f: (805) 543-4609 SAN JuAN CAPISTRANO 32332 Camino Capistrano, Ste. 205 San Juan Capistrano, CA 92675 p: (949) 361-7950 f: (949) 361-7955 SAN LEANDRO 325 Davis St. San Leandro, CA 94577 p: (510) 751-4910 f: (510) 686-8831 SANTA BARBARA 10 East Figueroa St., Ste. 200 Santa Barbara, CA 93101 p: (805) 963-8283 f: (805) 963-8184 VENTuRA 422 East Main St. Ventura, CA 93001 p: (805) 652-2115 f: (805) 652-1532 wEBSITE www.rrmdesign.com PROJECT GRAPHIC Santa Clarita Design Review Example PRECAST CONCRETE BASE SUBSTANTIAL CORNICE TREATMENT GROUPED UPPER WINDOWS SUBTLE HEIGHT VARIATION ON BUILDING ENTRY (CORNICE AND BASE) EXAMPLE SOLUTION Consider different material for base of columns....Precast con- crete or cut stone may be more appropriate than stone material shown (feels very rustic and not formal enough). Roof to Wall Connection seems very under detailed, especially on highest floor. Consider a more pronounced profile, or alter- native color to accentuate cornice elements. Ground floor windows are very attractive and appropriate with design guidelines. Upper floor windows seem too large and out of human scale for this architectural style. Consider groupings of windows to achieve similar amount of glazing without overall monolithic forms. Main Entry could be more of an architectural feature. Consider slight change of height and/or articulation from rest of building to further pronounce entry element. Continuous, stepped down cornice does not fit with level of detail in Architectural Style. Finials seem out of character with architectural style. Consider subtle change of height and/or articulation on top of cornice to achieve same effect. LYONS AVE. MEDICAL AND RETAIL CITY OF SANTA CLARITA City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 5 PRECAST CONCRETE BASE SUBSTANTIAL CORNICE TREATMENT GROUPED UPPER WINDOWS SUBTLE HEIGHT VARIATION ON BUILDING ENTRY (CORNICE AND BASE) EXAMPLE SOLUTION Consider different material for base of columns....Precast con- crete or cut stone may be more appropriate than stone material shown (feels very rustic and not formal enough). Roof to Wall Connection seems very under detailed, especially on highest floor. Consider a more pronounced profile, or alter- native color to accentuate cornice elements. Ground floor windows are very attractive and appropriate with design guidelines. Upper floor windows seem too large and out of human scale for this architectural style. Consider groupings of windows to achieve similar amount of glazing without overall monolithic forms. Main Entry could be more of an architectural feature. Consider slight change of height and/or articulation from rest of building to further pronounce entry element. Continuous, stepped down cornice does not fit with level of detail in Architectural Style. Finials seem out of character with architectural style. Consider subtle change of height and/or articulation on top of cornice to achieve same effect. LYONS AVE. MEDICAL AND RETAIL CITY OF SANTA CLARITA Section 2 QUA L I fIC A T I O n S AnD E x PE rIE nCE Co n s u l t i n g A r c h i t e c t u r a l R e v i e w S e r v i c e s City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 7 SOME HISTORY ON RRM AND DESIGN REVIEWS For over two decades, RRM Design Group has successfully provided design review services to many communities throughout California. We are known for providing clear direction about how to achieve high quality, aesthetically pleasing, functional design solutions that positively contribute to a community’s character. We promote creative dialogue with flexibility and efficiency, providing consistent, forward- thinking, implementable design solutions. Given the variety of projects submitted for design review, it is essential that the reviewer has experience interpreting design guidelines and translating them into recommendations that effectively demand the architectural integrity and character that is desired. RRM Design Group has experience in both writing and implementing citywide design guidelines and performing comprehensive design review services. We look forward to the opportunity to assist you in shaping the future of projects in the City of Cupertino. PROPOSED SChEDuLE, PROCESS, AND DELIVERABLES Recognizing that each community is different, RRM will work with the City of Cupertino to develop a process that works best for you. We envision working with the City to establish a review process within ten (10) working days that typically includes: • Review of development plans for architectural design, urban design, and architectural compatibility/context. Emphasis will be on the quality of design, materials, compliance with City guidelines and requirements, as opposed to reviewing a project for code compliance • Coordination call with City staff • Preparation of clear comments and recommendations in text and/or graphic form, depending on the needs of the project Additionally, we can provide: • Attendance at meetings or conference calls with staff, applicants, interdepartmental meetings, Planning Commission, and City Council, as needed • Assistance with design review training for City staff or decision-makers. Development of design guidelines, if desired Qualifications and Experience | SECTION 2 8 SANTA CRUZ RAIL TRAIL Prepared for the City of Santa Cruz Spring 2017 Arts Master Plan Drive Lane10’-0”Parking8’-0”Parking8’-0”Drive Lane10’-0” Road Section 36’-0” BAY AREA EXPERIENCE 1. Hayward Industrial District regulations Update 2. Santa Cruz Rail Trail Arts Master Plan 3. Capitola Mall Design Peer Review 4. Shadelands Gateway Specific Plan (City of Walnut Creek) 5. north 40 Specific Plan (Town of Los Gatos) 6. Livermore Downtown Core Landscape Concept and Stockmen's Park 7. Los Altos Downtown Vision 6 4 5 3 PUBLIC REVIEW DRAFT | September 2018 2 Site Planning Pedestrian Connections Landscaping, Walls, and Fencing Employee Amenities and Open Space Lighting Utilitarian Massing and Articulation Entries Windows and Doors Colors and Materials Signage Shoreline Development SITE ELEMENTS BUILDING DESIGN A A G G B B H H C C I I D D J J E K K F F L L Design guidelines in this document address key design elements of development in the Industrial District highlighted in the illustration below. The letters in the illustration refer to corresponding sections of the Guidelines. In certain cases, existing development, site characteristics, operational needs, or other factors may make strict application of design and development requirements impractical. Examples of design interventions to create visual interest and minimize visual impact in instances of such constraints are presented in Section M, Design Interventions for Constrained Development. DESIGN GUIDELINES 1 2 PLANNING & GRAPHICS: RRM DESIGN GROUP AUGUST 2018vision poster Whitne y s t r e e t 1 s t s t r e e t 2n d s t r e e t 3 r d s t r e e t Lyell s t r e e t SA N A N T O N I O R O A D 4 T H s t r e e t EDITH avenue first Street section activity node example f o o t h i l l e x p r e s s w a y main s t r e e t STATE s t r e e t First street ROW (Varies) PRivate PropertyPRivate Property 10’ min 10’ min b downtown central Plaza short-term Vision Main Street first street edith avenue MAIN AND STATE STREET (downtown core) SAN ANTONIO road (lower triangle) district legend c fOR the city of LOS ALTOS A c Bstreetscape enhancements & building setbacks firepit, outdoor dining, drop off spaces, & entertainment node outdoor dining, event space, & play structures a 1 2 2 2 8 3 4 4 5 5 9 11 11 10 7 7 7 12 13 6 Affordable Housing primary entry features facade improvements & pedestrian connection downtown Central plaza (short-term) office and Commercial uses shared streets underground Parking Structure above ground parking structure wrapped with office or commercial on ground floor pedestrian bridge downtown Central plaza (long-term) roundabout live theater boutique hotel 1 5 9 3 7 11 2 6 10 4 8 12 13 site plan legend SCALE: 1” = 100’ (24” X 36”) 0’100’200’50’ residential Commercial residential residential res. res. 7 SECTION 2 | Qualifications and Experience City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 9 Licensed Architect, Scott Martin Scott Martin, AIA, LEED AP, CnU-A, a licensed architect in the States of California and Colorado. Scott has served as the primary architect and project manager delivering excellent design review service to dozens of communities throughout California. He is involved in reviewing every project for conformance with existing city policies and guidelines to elevate a project design quality. Our relevant experience information, such as dates, project cost, and key personnel roles can be found on our project examples starting on Page 13. Randy Russom, AIA Project Architect Gina Chavez, PLA, BFQ Professional Landscape Architect Jami williams, CNu-A Principal-in-Charge Matt Ottoson, CNu-A Urban Designer CITY OF CuPERTINO RRM DESIGN GROuP uRBAN DESIGNARChITECTuRE LANDSCAPE ARChITECTuRE Scott Martin, AIA, LEED AP, CNu-A Project Manager A Team Crafted with the City’s Needs in Mind... RRM is committed to providing architectural and landscape review services and serve the community to ensure quality development. With Jami Williams as principal-in-charge and Scott Martin as project manager, and our key personnel (resumes highlighted in the Appendix on Page 32), we bring a dedicated team to provide excellent service to the City of Cupertino. RRM Design Group has standard practices in place to ensure that an accurate, timely, well-planned project results from our team’s planning and design efforts. We meet weekly to allocate resources, schedule staff, and connect periodically to review long-range needs. We will make sure that through a collaborative discussion we mutually agree upon all key tasks and timeframes that are critical to milestones, deliverables, submittals, and review periods. OUR TEAM Qualifications and Experience | SECTION 2 10 DESIGN REVIEW RRM Design Group provides design review services to public agencies throughout California. Our experienced team is known for providing clear direction on how to achieve high quality, aesthetically pleasing, functional design solutions that positively contribute to a community’s character. Our design review service includes collaboration between planners, architects, urban designers, and landscape architects to make effective and realistic recommendations on applications. DESIGN REVIEW PROCESS SUBMITTAL APPROVAL INTERNAL DESIGN REVIEW CHECKLIST RRM + CITY STAFF DIALOGUE APPLICANT RESUBMITTAL REVIEW OF CHANGES SKETCHES, EXAMPLES, FACE-TO-FACE MEETINGS AS NEEDED FINAL COMMENTS/REVIEW TRUTH TESTING AGAINST SPECIFIC PLAN AND DESIGN GUIDELINES RRM MULTI- DISCIPLINARY REVIEW DESIGN REVIEW RECOMMENDATIONS (SKETCHES, EXAMPLES, MEETINGS, ETC.)     RRM Architectural Review Routing Sheet  Master Case No. :__________________________  Address/APN: _____________________________  Planner:  _________________________________  Approval Body: ____________________________   SUBMITTED MATERIALS:  Elevations (Color and/or b&w)*  Photographs (label images with comments)*  Photo Simulations  Colors/Material Samples  Site Plan*  Floor Plan*  Roof Plan (w/cross section for equipment)  Grading Plan  Landscape Plan  Signing Plan  Zoning/Vicinity Map  Aerial Photograph  Other____________________________________ ________________________________________  *Minimum submittals for RRM review    STAFF COMMENTS:    How does staff feel about the plans?  Very good opinion  Medium opinion  Low opinion  ___________________________________________ ___________________________________________  How visible is the property? From where?   High interest  Medium interest  Low interest  ___________________________________________ ___________________________________________  What is the political/public interest?   High interest  Medium interest  Low interest  ___________________________________________ ___________________________________________    Does the property have any limitations?  Many limitations  Some limitations  No limitations  ___________________________________________ ___________________________________________  How much detail is needed for comments?  High level   Medium level  Broad and general  ___________________________________________ ___________________________________________  How much are sketches needed?  High need  Optional need  Not needed  ___________________________________________ ___________________________________________  What specific areas should be looked at?  Site plan layout  Elevation(s) facing streets  Rear elevation(s)  Other elevations________________________  Views from surrounding properties  Entrance areas  Garage doorways  Rooflines  Window treatments  Consistency with surrounding properties  Consistency with design guidelines  Consistency with architectural style  Colors and/or materials  Other____________________________________ _________________________________________  Anything else RRM should know?  ___________________________________________ ___________________________________________ ___________________________________________ ___________________________________________ ___________________________________________  OR RRM’S DESIGN REVIEW PROCESS DESIGN REVIEw PROCESS DESIGN REVIEW APPROACH • Maintains/ensures applications conform with community vision • Influences and steers design in the early stages of the application process • “Raises the bar” and promotes quality projects • Provides straightforward, useful, and realistic recommendations • Offers site planning, building and landscape design recommendations in a multi-disciplined approach provided by a team of architects, landscape architects, urban designers and engineers • Balances design with realistic, implementable, and cost effective solutions • Presents tailored recommendations unique to each design challenge • Supplies project-specific graphics, illustrations, and images Frame openings to reflect windows. Step building top floor to create visual appeal and opportinity for roof decks Incorporate base to ground buildings Add signage and awnings to signify entries. Break up wall plane with vertical element and change in roof forms Enclose Stairwell City of West Hollywood, Community Development Department Consulting Design Review Comments October 28, 2014 Page 5 SOUTH VIEW RENDER 374 HUNTLEY DRIVE WEST HOLLYWOOD, CA Dark, un-articulated mass draws attention to second story and feels looming over neighboring properties. Rendering appears to have a difference in Finished Floor from one house to the other of 4’. Is that true? If the proposed house is actually 4’ taller, the difference between height is being understated and view should be updated. Bedroom 3 and WIC windows create greatest potential for privacy conflict with neighbor. (understand need for egress in Bed 3) Deck in Bed 2 helps to screen sliding door Window opportunities to allow for better street presence OUR APPROACH... City of Santa Clarita - Laemmle - RRM Recommendations Page 2 The project location at the northern end of downtown provides an opportunity to create a sense of arrival for the project and to downtown. Project currently does not adequately address corner and should provide additional architectural treatments to ensure consistency with Community Character and Design Guidelines.. City of Woodland - Proposed City Center Lofts - RRM Recommendations Page 4 Consider varying base height, material, scale, and size of openings. This along with the use of architectural details (i.e. wall sconces) will help provide a pedestrian scale and strengthen the pedestrian experience. Wall and window articulation seems out of scale considering the building’s primarily residential use and ultimate use. Consider a more regulated rhythm, scale, and placement for upper story windows. Balconies can provide the desired articulation. They also help break up the long, flat monolithic feel of the project, particularly on the upper floors. Page 6-4 Page 6-5 WOODLAND - CITY CENTER LOFTS LONG BEACH - FIRST + ALAMITOS DEVELOPMENT WEST HOLLYWOOD VALENCIA 11IMAGE ANALYSIS CITY OF LONG BEACH CONSULTING DESIGN REVIEW FIRST + ALAMITOS CONCEPTUAL DESIGN PACKAGE CITY OF LONG BEACH FIRST + ALAMITOS .long beach, caSARES-REGIS GROUP 05.20.2015 25DESIGN: FIRST & ALAMITOS PERSPECTIVE ST U D I ON E LE V E N NOT ENOUGH ARCHITECTURAL SIGNIFICANCE ON THE CORNER LOBBY IS RECESSED AND HIDDEN LARGE ROOF PULLS THE EYE UP AND EMPHASIZES THE HEIGHT OF THE BUILDING RRM SECTION 2 | Qualifications and Experience City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 11 APPROACH TO DESIGN REVIEW We understand our role is to support the City in implementing the goals of the General Plan and community, which promotes high-quality architecture and design. The architecture and public spaces within a community can strongly influence the daily experiences of residents and visitors alike. We understand the City of Cupertino wishes to promote quality design for proposed development within the City and enhance the distinct community identity for Cupertino. The needs of each community are unique, and an approach to providing services should be customized. RRM has been providing design review services for several and has crafted the following process that has worked successfully and is further tailored to meet your needs. While we believe this is a good starting point, we look forward to further discussions with staff to refine a process that will best meet your needs. ChECKLIST... To ensure a thorough review is conducted, RRM has developed a checklist for both the applicant and City staff that describes exactly what materials are needed as well as the level of review desired by the City for the given project. Considering that we could work with multiple staff members in the City’s Community Development Department, the checklist provides a consistent approach to each review. ANALYSIS... The RRM design review team conducts a thorough analysis of the proposed project by reviewing each aspect of the plan, including review of the site plan, elevations, floor plans, color and material samples, landscape plan, images of the site, illustrative sketches, and other supplemental information provided. The RRM team reviews the project for compliance with existing City documents that provide criteria for single-family, multifamily, and mixed-use developments. A review of proposed project compliance with relevant City design policies would be provided. In cases when it is deemed necessary by City staff, we conduct a site visit and get familiar with the property context for an additional fee. SITE DESIGN AND LANDSCAPE... Next, our landscape architects and engineers provide specific recommendations on the project’s site design and landscape palette to ensure both are appropriate, given the location of the site and character of the area. They consider the topography, climate, and soil characteristics in determining the appropriate placement of structures and selection of landscaping. We intend to encourage native and drought-tolerant planting, where appropriate. ARChITECTuRE... Our architects and urban designers analyze the submittal for consistency with community guidelines, context, and adjacencies, appropriateness of architectural style, form and massing, and quality of design and materials. Having licensed architects in the review team allows us to give realistic and feasible solutions that the developer can implement. These recommendations are typed up in a memo format for City staff to use at their discretion. Santa Clarita Mixed-Use Project Qualifications and Experience | SECTION 2 12 SKETCh RECOMMENDATIONS... To support our recommendations, our architectural team often provides a sketch detailing the specific points we have covered in our written summary. The sketch is either illustrated with a hand drawing on trace paper directly over the plan or elevation and/or is described through detailed computerized graphic that is supported by representative images. QuICK TuRN-AROuND... The RRM team will work within your required timeline, but strives to provide recommendations within 10 working days of receipt of the application materials. We are available throughout the work day to answer questions about a specific project and keep a copy of the comments on file and provide subsequent reviews to follow-up submittals as needed. Working closely with City staff, RRM will develop tailored procedures to meet your needs with a particular focus on working within the City’s established review timelines. We offer exceptional design review that comes from a firm that is: • Organized with architects, planners, urban designers, landscape architects, and civil engineers under one roof • Equipped with a proven track record for administering quality design review services for a number of communities • Composed of experts in both preparing user-friendly design guidelines and administering them for public entities • Experienced with a team of design professionals adept at working constructively and positively with private applicants and their design professionals in yielding a higher quality design for their projects Frame openings to reflect windows. Step building top floor to create visual appeal and opportinity for roof decks Incorporate base to ground buildings Add signage and awnings to signify entries. Break up wall plane with vertical element and change in roof forms Enclose Stairwell Santa Clarita Design Review SECTION 2 | Qualifications and Experience City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 13 PROPOSED TASK STRUCTURE RRM proposes the following task structure for each design review assignment and we welcome discussion of further refinements to best meet City goals. TASK 1 REVIEW ARCHITECTURAL PLANS AND PROVIDE MEMO TO STAFF RRM will participate in a teleconference with City staff to determine key issues and identify existing development surrounding the proposed project. Then RRM will utilize Google Earth and photographs provided by the City or applicant to ensure the architectural design will be visually harmonious with the surrounding development. The opportunity for City staff to share initial thoughts and direction to the RRM team will be provided such as for horizontal/vertical articulation, mass, bulk, scale, rooflines, building orientation, and pedestrian scale. RRM will review architectural and/or landscape plans that were submitted with the application in conformance with the City’s Community Design Element and Comprehensive Design Guidelines and other available policy guidance, as well as good design practices. RRM will prepare an easy-to-read memo with images and specific design recommendations and comments. Written recommendations may be accompanied with one (1) overlay sketch, if warranted, to fully explain the direction and level of required detail. TASK 2 OPTIONAL MEETINGS WITH APPLICANTS Subject to project needs, RRM may be asked to meet with the applicant or applicant’s architect/ landscape architect to assist City staff with presenting the requested changes (with City staff to lead the meeting) at an additional fee. TASK 3 OPTIONAL REVIEW RESUBMITTALS In some instances, review of resubmittals of project plans is warranted. RRM will assist City staff with reviewing and commenting on revisions to the architectural and/ or landscape plans. This may include reviewing and commenting on more than one set of revisions to the architectural and/or landscape plans, if the revised design does not meet the recommended changes from RRM and/or City staff. RRM will provide an estimated fee and receive approval prior to conducting additional reviews. TASK 4 OPTIONAL PUBLIC HEARINGS Depending on the support necessary for the project, RRM may be asked to attend a public hearing or public meeting at an additional fee. Exhibit A AT THE CITY'S REQUEST: Contractor must ensure that any personnel providing services directly to the City under this Agreement must agree to submit and undergo LiveScan fingerprinting through the City pursuant to California Penal Code Section 11105, and the City has the exclusive right to approve or reject the use of any Contractor personnel based on its review of the LiveScan fingerprinting results, including any subsequent arrests; have received sexual harassment and abusive conduct prevention training in compliance with California Government Code Section 12950.1; and have received any other trainings required by law or by the personnel’s occupation, including, but not limited to, OSHA- and Cal/OSHA-required safety trainings, mandated reporter training, etc. Qualifications and Experience | SECTION 2 Revised: April 30, 2020 – Services Agreements 1 Exhibit A-A – SHELTER IN PLACE AND SOCIAL DISTANCING REQUIREMENTS A. Health Laws Acknowledged. It is acknowledged that Consultant’s/Contractor’s (“Contractor”) duty to comply with Laws, as defined in Section 13 of the Contract/Agreement (“Contract”), includes immediate compliance by Contractor and its subcontractors with the restrictions on travel and the Social Distancing Requirements set forth in the most recent health order issued by the County of Santa Clara Health Department in response to the COVID-19 pandemic, and any subsequent amendments or superseding orders thereto (the “Health Order”), and any other local, state, or federal laws that have been or may be enacted in response to the COVID-19 pandemic (collectively, “Health Laws”). B. Health Order Compliance. Contractor shall comply with any restrictions on travel and social distancing requirements in the Health Order when preforming work under this Contract. If a scope of work item, notice to proceed, or work order under this Contract specifies work that cannot be performed in compliance with the Health Order or other Health Laws, Contractor shall refrain from conducting the work and immediately inform the City. C. Individuals at High Risk of Severe Illness. Nothing in this Contract shall be interpreted to require any person at high risk of severe illness from COVID-19 to leave their residence to perform work under the Contract. Contractor will inform the City if other arrangements for the work must be made, and City will do so, with no penalty to Contractor, although Contractor will not be compensated for work performed by the City or third parties. Information from the Center for Disease Control (“CDC”) on “high risk” categories is available at the CDC's website at: https://www.cdc.gov/coronavirus/2019-ncov/specific-groups/people-at-higher-risk.html. D. Health Order Requirements and Best Practices. Contractor will immediately undertake all appropriate measures to ensure compliance with the Social Distancing Requirements in the Health Order by all individuals performing work under this Contract, including Contractor's or any subcontractor's workers, employees, representatives, vendors, or suppliers (collectively, "workers"), and shall maintain these measures for as long as required by the Health Order or other Health Laws. As long as required by the operative Health Order or other Health Laws, these measures shall include, but are not limited to, the following: 1. Meetings/Site Access. Use electronic alternatives to in person meetings, e.g., conference calls, video-conferencing, etc., to the greatest extent possible. Limit access to any project site or any work area to workers who are necessary to perform in-person work. Require non-essential personnel to work from home to the extent possible. Avoid all non-essential travel. 2. Distancing. Where workers perform in-person work at a project site or a work area, prohibit workers from being less than six feet apart, unless and only to the extent that would compromise worker safety or violate safety Laws for specific operations. Prohibit handshaking or any physical contact among workers, with the sole and limited exception Revised: April 30, 2020 – Services Agreements 2 of any physical contact required for worker safety or to comply with safety Laws. Prohibit workers from sharing a vehicle. E. Changed Requirements. It is understood and acknowledged that circumstances pertaining to the COVID-19 pandemic are evolving rapidly and that new local, state, or federal requirements may modify the requirements under this Exhibit. Contractor agrees to work cooperatively with the City to implement new or changed requirements as quickly as possible. F. Subcontracts. Contractor shall include the terms of this Exhibit in all subcontracts and require any agents, subcontractors, or subconsultants to comply with its provisions. 1229192.7 14 SCHEDULE RRM strives to provide architectural design reviews of individual projects within ten working days of receipt of application materials. We believe our defined program management continues to work well for applicant projects. To give a better understanding of how our internal functions work in intake, review, and delivery of individual projects, we’ve included a timeline below that aligns with our identified turnaround time. Design Review Management Timeline 1 2 3 4 5 6 7 8 9 10 Project Submittal Received Internal Project Setup and Coordination Call with Project Planner Internal Team Meeting Conduct Design Review Management Review and Refinement Deliver to Project Planner DAYS Duration of Time DESIGN REVIEW MANAGEMENT TIMELINE Exhibit B SECTION 2 | Qualifications and Experience City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 Planning Division (408) 777-3308 Service Order Form Date Submitted: Due Date: Applicant Name: Project Address: APN: Project Description: Consultant’s Scope of Work: Type of Review: Deposit Receipt: Amount: Transmitted by: Phone No. Exhibit B Planner Select One City of Cupertino | SOQ FOR CONSuLTING ARChITECTuR AL REVIEw SERVICES 15 FREMONT DESIGN GUIDELINES AND DESIGN REVIEW SERVICES FREMONT, CA NOTABLE INFO AND STATS: Client: City of Fremont Address: 3300 Capitol Ave. Bldg A, Fremont, CA 94538 Contact: David Wage, Associate Planner Phone: (510) 494-4447 Project Timeline: 2013-2016 Total Value of Service: $327,960 RRM SERVICES PROVIDED: Planning, Architecture, Landscape Architecture RRM TEAM: Jami Williams, Principal-in-Charge; Matt Ottoson, Project Manager; Scott Martin, Principal Architect RRM Design Group has provided extensive landscape and irrigation design review services to the City of Fremont since 2013. We review applicants' submitted plans and supporting documents and ensure that they are consistent with the City’s Landscape Development requirements and Policies. We review the plan sets for consistency, ensure the plant list is appropriate for micro-climate conditions and water use, and verify that the irrigation design is complete. RRM then provides a succinct memorandum of comments and recommendations as well as graphic support in the form of red-lined plans for staff to use in the preparation of their staff report. RRM also provides subsequent reviews for follow-up submittals as needed. Prior to conducting design review services, the City of fremont hired rrM Design Group to refine draft guidelines and formulate a comprehensive graphically oriented design guidelines document. The purpose of this citywide document is to guide future single-family housing, commercial and industrial development located outside of any area currently governed by an existing guideline or Specific Plan document. This heavily illustrated document provides clear direction for new construction and projects with significant additions. PROJECT EXAMPLES Qualifications and Experience | SECTION 2 16 CAPITOLA MALL DESIGN PEER REVIEW SERVICES CAPITOLA, CA NOTABLE INFO AND STATS: Client: City of Capitola Address: 420 Capitola Ave. Capitola, CA 95010 Contact: Katie Herlihy, Community Development Director Phone: (408) 475-7300 Project Timeline: 2019-Present Total Value of Service: $24,877 RRM SERVICES PROVIDED: Planning, Architecture, Engineering, Landscape Architecture RRM TEAM: Jami Williams, Principal-in-Charge; Matt Ottoson, Project Manager; Scott Martin, Principal Architect Working in conjunction with City staff, RRM’s multidisciplinary team of architects, landscape architects, planners, and civil engineers conducted a holistic design review of the conceptual Capitola Mall Town Square project. Review of the conceptual project design was focused on ensuring consistency with design review guidance provided in the City’s Zoning Code, while also integrating RRM’s expertise and understanding of best practices in design. RRM supported staff in presenting the project review to both the City Planning Commission and City Council and will continue to work with City staff and the project applicant to hone in the project design to ensure it is reflective of the community’s unique coastal village character and distinctive sense of place. “I am so impressed with your work! I’m half way through the document and needed to pause to applaud you. The detailed explanations and imagery are on point.” -------- - Katie Herlihy, City of Capitola SECTION 2 | Qualifications and Experience City of Cupertino | SOQ FOR CONSuLTING ARChITECTuR AL REVIEw SERVICES 17 DUBLIN ON-CALLCONTRACT PLANNING SERVICES DUBLIN, CA NOTABLE INFO AND STATS: Client: City of Dublin Address: 100 Civic Plaza, Dublin, CA 94568 Contact: Jeff Baker, Assistant Community Development Director Phone: (925) 833-6610 Project Timeline: 2016-Present Total Value of Service: $247,075 RRM SERVICES PROVIDED: Planning, Architecture, Landscape Architecture RRM TEAM: Jami Williams, Principal-in-Charge; Gina Chavez, Project Manager; Matt Ottoson, Senior Planner; Scott Martin, Principal Architect; Randy Russom, Architect RRM Design Group has been providing design review and construction administration services to the City of Dublin’s Planning Department for the past several years. Design review run the gamut from entitlement plans to building permit submittals for a variety of residential, commercial, and hospitality projects. We have also worked with the Planning Department to evaluate and refine a preliminary landscape checklist to help streamline applications and reviews. Our landscape architecture team also consistently works with the City in the field. We perform construction observation of planting, irrigation, hardscape, and landscape structures to evaluate implementation against approved plans for residential communities, streetscapes, and public plazas and parks. This involves working closely with developers, contractors, and City staff to resolve ongoing construction, maintenance, and administrative issues. We view our relationship with the City of Dublin as a true partnership on all of these projects. General Note: The comments p r o v i d e d h e r e i n r e p r e s e n t a p r o f e s s i o n a l o p i n i o n b a s e d u p o n a n a l y s i s a n d r e v i e w of the approve d p l a n s a n d documents prov i d e d . T h e d i r e c t i o n p r o v i d e d i n t h e s e c o m m e n t s s h a l l i n n o m a n n e r e l i m i n a t e o r r e d u c e t h e d u t y o f t h e a u t h o r i z e d installer (applic a n t ) i n p r o v i d i n g t h e i r d e l i v e r a b l e s i n s t r i c t c o m p l i a n c e w i t h a l l a p p l i c a b l e l a w s , c o d e s , s t a t u t e s , o r d i n a n c e s, regulations and r e q u i r e m e n t s a n d i n a c c o r d a n c e w i t h t h e i n s t a l l e r ’ s p r o f e s s i o n a l ’ s s t a n d a r d o f c a r e .  RRM DESIGN G R O U P LANDSCAPE AR C H I T E C T U R E FIELD OBSERV A T I O N C O M M E N T S Project Name:  A s t e r   A p a r t m ents, 7544 Dublin   B o u l e v a r d     Common Area:  C o m m o n   Landscape Areas     Lot Number:  Team Lead:   M a r t h a   B a t t a g l i a   Cycle Number:  O n e   Date:  10‐24‐17  1. Replace dead or m i s s i n g   p l a n t s   ( E x a m p l e s   o f   d e a d   o r   m i s s i n g   p l a n t s   s h o w n   b u t   n o t   l i m i t e d   t o   p h o t o s   3, 4, 6, 8, 9, 10, 11 ,   1 2 ,   1 3 ,   1 4 ,   1 7 ,   1 8 ,   1 9 ,   2 0 ,   2 1 ,   2 2 ,   2 3 ,   2 4   2 5 ,   2 6 ,   2 7 ,   3 2 ,   3 3 ,   3 7 ,   3 8 ,   3 9 ,   4 1 ,   4 3 ,   a n d   44).  2. Install Lagerstroe m i a   ‘ T u s c a r o r a ’   i n   p l a n t e r   s h o w n   i n   p h o t o   4 7 .   3. Record plant subs t i t u t i o n s   o n   a s ‐ b u i l t   p l a n s   ( E x a m p l e s   o f   s u b s t i t u t e d   p l a n t s   s h o w n   b u t   n o t   l i m i t e d   t o   photos 7, 15, 28, 3 4 ,   3 5 ,   3 6 ,   3 7 ,   3 8 ,   4 2 ,   4 6 ,   4 8 ,   4 9 ,   a n d   5 0 ) .   4. Tree ties to be st a c k e d   r a t h e r   t h an intertwined pe r   D e t a i l   E ,   S h e e t   L 1 . 2 .     S e e   p h o t o s   1   a n d   5 .   5. Stake trees per D e t a i l   E ,   S h e e t   L 1 . 2 .     E x a m p l e   o f   u n s t a k e d   t r e e   s h o w n   b u t   n o t   l i m i t e d   t o   p h o t o   1 6 .   6. Maintain and insta l l   3 ”   l a y e r   o f   wood mulch in all   p l a n t i n g   a r e as.  Examples of a r e a s   i n   n e e d   o f   mulch shown but  n o t   l i m i t e d   t o   photos 29, 30, 31 ,   3 4 ,   3 5 ,   3 6 ,   3 7 ,   3 8 ,   3 9 ,   4 5 ,       7. Install decompos e d   g r a n i t e   p e r   D etail 6, Sheet L6.1   i n   a l l   a r e a s designated on p l a n .     E x a m p l e   o f   a r e a   to receive decom p o s e d   g r a n i t e   s h own but not limit e d   t o   p h o t o   4 0 .  8. Valve boxes to ha v e   1 2   i n c h e s   o f   drain rock, a su pport brick at  each corner, and   H u n t e r   I C D   d e c o d e r .   General Note: The comments pro v i d e d h e r e i n r e p r e s e n t a p r o f e s s i o n a l o p i n i o n b a s e d u p o n a n a l y s i s a n d r e v i e w of the approved pl a n s a n d documents provide d . T h e d i r e c t i o n p r o v i d e d i n t h e s e c o m m e n t s s h a l l i n n o m a n n e r e l i m i n a t e o r r e d u c e t h e d u t y o f t h e a u t h o r i z e d installer (applicant) i n p r o v i d i n g t h e i r d e l i v e r a b l e s i n s t r i c t c o m p l i a n c e w i t h a l l a p p l i c a b l e l a w s , c o d e s , s t a t u t e s , o r d i n a n c e s, regulations and req u i r e m e n t s a n d i n a c c o r d a n c e w i t h t h e i n s t a l l e r ’ s p r o f e s s i o n a l ’ s s t a n d a r d o f c a r e .  RRM DESIGN GR O U P LANDSCAPE ARC H I T E C T U R E FIELD OBSERVAT I O N C O M M E N T S Project Name:  T r a c t   7 5 1 5 :   F i e l d   O b s e r v a t i o n s   f o r   T a s s a j a r a   R o a d  Sidewalk Planting A r e a s   O f f ‐ S i t e   Improvements  Team Lead:   M a r y   C o u l s o n   Cycle Number:  O n e   Date:  8‐27‐19  LANDSCAPE  1. Refresh mulch to a m i n i m u m   d e p t h  of 3” per Details 2 an d   5   o n   S h e e t   L 4 . 1 .     M u l c h   c o l o r   t o   b e   d a r k   brown to match exis t i n g .     I r r i g a t i o n   p i p i n g   t o   b e   b e l o w   g r a d e .     E x a m p l e s   o f   a r e a s   i n   n e e d   o f   m u l c h   refreshing/replacem e n t   s h o w n   i n   b u t   n o t   l i m i t e d   t o   p h o t o s   2 ,   5 ,  6, 9, 12, 13, and 34.  2. Replace dead and/or  m i s s i n g   E r i g e r o n   g l a u c u s   p e r   p l a n .     E x a m p l e s   o f   p l a n t s   i n   n e e d   o f   r e p l a c e m e n t   shown in but not lim i t e d   t o   p h o t o s 1, 5, 9, 10, 15, 25, 2 9 ,   3 0 ,  32, and 34.  3. Replace dead and/or  m i s s i n g   L a v a n dula angustifolia ‘M u n s t e a d ’   p e r   p l a n .     E x a m p l e s   o f   p l a n t s   i n   need of replacement   s h o w n   i n   b u t   n o t   l i m i t e d   t o   p h o t o s   2 ,   3 ,   4 ,  7, 8, 10, 11, 12, 13,  2 6 ,   2 7 ,   2 8 ,   3 1 ,   33, 35, 36, 37, 38, 3 9 ,   4 0 ,   a n d   4 1 .  4. Remove tree stakes a t   a l l   m a t u r e   t r e e s   w i t h   s t a b l e   r o o t   b a l l s .     I f   r o o t   b a l l s   a r e   n o t   s t a b l e   a n d / o r   t r e e   trunk diameter is ins u f f i c i e n t   t o   w i t h s t a n d   h i g h   w i n d s   r e p a i r   a l l   t r e e   s t a k i n g   p e r   D e t a i l   3   o n   S h e e t   L4.1. 5.  Replace dead and/o r   m i s s i n g   P e n n i s e t u m   ‘ F a i r y   T a l e s ’   p e r   p l a n .     E x a m p l e s   o f   p l a n t s   i n   n e e d   o f   replacement shown  i n   b u t   n ot limited to photo 1 4 .   6. Replace dead and/or  m i s s i n g   J u n c u s   p a t e n s   p e r   p l a n .     E x a m p l e s   o f   p l a n t s   i n   n e e d   o f   r e p l a c e m e n t   shown in but not lim i t e d   t o   p h o t o s   1 6 ,   1 7 ,   a n d   1 8 .   7. Remove weeds adjac e n t   t o   w a l k w a y s.  Examples of area  i n   n e e d   o f  weed removal sho w n   i n   b u t   n o t   limited to photos 19,   2 0 ,   a n d   2 1 .  8. Replace missing rec y c l e d   w a t e r   s i g n   i n   l o c a t i o n   s h o w n   i n   p h o t o   2 2 .     E x a m p l e   o f   s i g n   t o   m a t c h   s h o w n   in photo 23. 9. Replace dead and/or   m i s s i n g   L e s s i n g i a   f i l a g i n i f o l i a   ‘ S i l v e r   C a r p e t ’   p e r   p l a n .     E x a m p l e s   o f   p l a n t s   i n   need of replacement  s h o w n   i n   b u t   n o t   l i m i t e d   t o   p h o t o   2 4 .   Photo 9 Photo 10 Photo 12Photo 11 Photo 7 Photo 8 Photo 21 Photo 23 Photo 20 Photo 24 Photo 22 Photo 19 Qualifications and Experience | SECTION 2 18 6 Applicant should ensure that capital a n d l o wercase letters do not exceed a heigh t o f 18”, with two rows of letters not excee d i n g 3 6 ” in height (MU-CS D6). Any logos utili z e d by businesses should not exceed 24”. All signs for the proposed project sho u l d be consistent with the Recommend e d S i g n Alternative (MU-CS D7) and Discourag e d S i g n A l ternatives (MU-CS D8), as outlined within the Signage Design Guidelines. General Comments The existing Shops 2 building contains a large outdoor space along the Carson Street frontage. It is suggested that the applicant consider incorporating outdoor seating within this area that would allow business pa t rons to better utilize this space. As shown on Proposed Site Plan Shee t A 0 10, landscaping is unevenly dispersed throughout the project site. It is suggested that the applicant design t h e l a n d s c a p e p l a n for the site so that is evenly dispersed t h rough the project site while also provi d i n g screening for blank walls, mechanical e q u ipment, and/or trash enclosures. Existing street trees are located alon g t h e C a rson Street project frontage. The grow i n g area at the base of the trees severely limits the width and accessibili t y o f t h i s a r e a o f t h e sidewalk. The applicant is encouraged t o p r o v i d e tree grates for the existing street tree s to expand the usable sidewalk area a l o n g t h e project frontage on Carson Street. As shown on Proposed Exterior Elevat i o n s Sheet A203, the Proposed East Exteri o r Elevation (Shops 2) displays a large ar e a o f blank wall space. The applicant shoul d include additional shrub plantings along this wall to minimize the blank wall space along this elevation. Applicant should verify whether or not t h e existing CMU wall located along the p r o j e c t frontage is to remain or will be remov e d . W h ile the Finish Legend contains planter w a l l (#7) for the proposed project, it is not portrayed on the included plan set. It is suggested that the CMU wall be removed to enha n c e o n - and off-site pedestrian circulation and t o improve the aesthetic quality of the project. Design Recommendations The following recommendations are m a d e t o better respond to the selected style of “contemporary” within the Mixed-Use - C a r s on Street zone and to enhance the ov e r a l l project design. 1. Integrate identifiable pedestrian routes within the project site con n e c t i n g t o p u b l i c sidewalks in order to facilitate on- and o ff-site pedestrian circulation in support o f the Carson Street Mixed-Use District Master Plan. Applicant should ensure that capital a n d l o wercase letters do not exceed a heig h t o f 18”, with two rows of letters not excee d i n g 3 6 ” in height (MU-CS D6). Any logos utili z e d by businesses should not exceed 24”. All signs for the proposed project sho u l d be consistent with the Recommende d S i g n Alternative (MU-CS D7) and Discoura g e d S i g n A l ternatives (MU-CS D8), as outlined within the Signage Design Guidelines. General Comments The existing Shops 2 building contain s a large outdoor space along the Carson Street frontage. It is suggested that the applicant consider incorporating outdoor seating within this area that would allow business p a t rons to better utilize this space. As shown on Proposed Site Plan She e t A 0 10, landscaping is unevenly dispersed throughout the project site. It is suggested that the applicant design t h e l a n d s c a p e p l a n for the site so that is evenly disperse d t h rough the project site while also provi d i n g screening for blank walls, mechanical e q u ipment, and/or trash enclosures. Existing street trees are located along t h e C a rson Street project frontage. The gro w i n g area at the base of the trees severely limits the width and accessibility o f t h i s a r e a o f t h e sidewalk. The applicant is encouraged t o p r o v i d e tree grates for the existing street trees to expand the usable sidewalk area alo n g t h e project frontage on Carson Street. As shown on Proposed Exterior Elev a t i o n s Sheet A203, the Proposed East Exte r i o r Elevation (Shops 2) displays a large a r e a o f blank wall space. The applicant shou l d include additional shrub plantings along this wall to minimize the blank wall space along this elevation. Applicant should verify whether or not t h e existing CMU wall located along the pro j e c t frontage is to remain or will be removed . W h ile the Finish Legend contains planter w a l l (#7) for the proposed project, it is not portrayed on the included plan set. It is suggested that the CMU wall be removed to enh a n c e o n - and off-site pedestrian circulation an d t o improve the aesthetic quality of the project. Design Recommendations The following recommendations are m a d e t o better respond to the selected style of “contemporary” within the Mixed-Use-C a r s on Street zone and to enhance the o v e r a l l project design. 1. Integrate identifiable pedestrian routes within the project site conne c t i n g t o p u b l i c sidewalks in order to facilitate on- and o ff-site pedestrian circulation in support o f the Carson Street Mixed-Use District Master Plan. Proposed Site Plan Example Community Shopping Distri c t S i t e P l a n Outdoor dining enlivens the street environment with additional activity. Trees and landscaping dispersed throughout the project site aid in providing shade for vehicles and improves the visual quality of a development. proportions of the corner element appear to be inconsistent, leaving the top feeling particularly light. The applicant should balance the top massing proportion to better reflect that of the vertical proportioning to enhance the corner element design. Pedestrian scale has been maintained in the current design iteration through continued inclusion of arcades along the West Elevation. The addition of stone veneer on portions of the West Elevation is also successful in supporting the pedestrian scale. The project proposes to provide glazing asso ciated with the retail space along the West Elevation, providing an enhanced pedestrian experience at the ground level. The introduction of glazing is considered appropriate but in order to minimize the monumental expanse of stone veneer, should be continued at the ground level on the south massing on the West Elevation. Building materials and color palette have been expanded to include stone veneer, wood veneer, metal panels, and a new san stucco color, which are considered appropriate to the chosen architectural style. In particular, the wood veneer successfully provides a modern interpretation of the column pattern and detailing found along the South Elevation. However, given the existing mall context along both the West and South Elevations, the proposed design lacks the additional detailing considered appropriate to the project’s context. Specifically, sand stucco dominates the overall project design and should be reduced through the introduction of base/bulkhead and cornice detailing. The projecting element colored Passion Red has been relocated to the southern massing along the West Elevation. Minimal articulation and detailing has been integrated, leaving the projecting element feeling not only tacked onto the mass i n g b u t monumental and lacking of pedestrian scale. The applicant should expand upon the design concept for the projecting element in relationship to the West Elevation while exploring the incorporation and continuation of pedestrian scale found along the South Elevation. Louver insert detailing introduced into the existing metal grills along the West Elevation are considered appropriate to the overall architectural style and design. The application of additional louvers into the proposed corner element also successfully introduces additional detailing and design appropriate to the architectural style. The majority of the proposed signage have been placed and scaled appropriately in conjunction with adjacent building massing or architectural features. However, the ‘Future Tenant Signage’, located on the southern massing on the West Elevation, appears to be too large for the available wall surface and should be scaled to allow for appropriate balance and spacing above and below the sign. Additionally, the applicant should also refer to the Mall Master Signage Program to ensure proposed signage consistency. Backlit panels introduced as part of the corner element provide visual interest to the elevations and are considered appropriate to the overall design. However, the applicant should ensure that all backlight panels do not overflow onto the adjacent street. Design Recommendations The following recommendations have been made to evaluate the resubmittal of the project located in the Commercial Regional zone with a Design Overlay at the SouthBay Pavilion and to enhance the overall project design. 1. Revise Overall Site Plan Sheet SP1.0 to include the entire project extents. 2. Introduce different massing configuration and colors/materials to provide visual separation between the corner element and the south massing on the West Elevation. 3. Balance the top massing proportion of the corner element to better reflect that of the vertical proportioning. 4. Incorporate additional glazing to minimize the expanse of the stone veneer wall on the south massing on the West Elevation. 5. Reduce the dominance of sand stucco through the incorporation of base/bulkhead and cornice detailing. 6. Expand upon the design concept for the Passion Red colored projecting element in relationship to the West Elevation while incorporating and continuing the pedestrian scale found along the South Elevation. 7. Scale the ‘Future Tenant Signage’ on the south massing of the West Elevation to better fit the wall surface and provide adequate spacing above and below the sign area. 8. Review Mall Master Signage Program to ensure proposed signage consistency. 9. Ensure all backlit panels integrated within the project do not overflow onto the adjacent streets. Overall, we believe the applicant has made significant strides in addressing our previous comments through their current project submittal. With some modification to the project design as outlined above, we feel the project could be a great addition to the SouthBay Pavilion and the City. We continue to look forward to the projects forward progression. Very truly yours, West Elevation Proposed signage should be scaled to allow for appropriate balance on building facade with spacing above and below sign. Project Rendering Projecting element creates monumental scale and feels out of context with surrounding mall design elements. Maintains pedestrian scale while incorporating surrounding mall design elements. 2 ordering menu up one car length to allow for four cars to queue behind the ordering vehicle. Additionally, the applicant should verify the drive-thru exit turning radius to ensure adequate exiting spacing for the driveway. Opportunities for outdoor seating should be embraced by the applicant. The site plan configuration provides an area viewed as appropriate for outdoor seating directly east of the buildings southern entrance that receives southern sun exposure. While the applicant provides a striped crosswalk on the drive-thru exit portion of the site, an additional striped crosswalk should be provided from the ‘No Parking’ area adjacent to the trash enclosure to the ADA ramp across the shared drive. This will ensure adequate pedestrian safety and enhance on-site circulation while also encouraging a ‘park once’ philosophy for the neighborhood center. Architecture Massing variation and building articulation is continued on all sides of the building providing a design that is both visually and aesthetically appropriate. Vertical emphasis of the design is minimized through the incorporation of awnings, overhangs, trims, and other wall surface detailing. Generally speaking, blank walls are minimized through the incorporation of windows, building entrances, changes in color and texture, and different wall surfaces. However, the applicant should consider addressing the blank wall to the east of the southern building entrance through the incorporation of vertical trellises with vines, as shown on the north elevation, and/or a trellis structure for an outdoor seating area. The scale of the overall building is reduced through the use and placement of window patterns, wall materials, awnings, fixtures, and other wall detailing. Changes in color and materials along the lower wall elevations of the building provide relation to human scale. Applicant should clarify and call-out the proposed material on the lower wall of the southern elevation as the material appears to be of different color and/or type than that of the wood paneling shown on the east and west elevations. Overall, building proportions of the proposed design are appropriate given the chosen architectural style. However, it is suggested that the applicant increase the size and width of the ends of the wall planes on either side of the building on the east and west elevations. The current size and configuration does not adequately celebrate and/or address the changing of materials from cement plaster to wood paneling, leaving the cornice feeling applied to only the southern and northern portions of the building without proper returns. Building roof forms are varied and aid in breaking up the overall massing on all elevations. In conjunction with the building proportion comment above, it is suggested MEMORANDUM Date: January 7, 2016 To: Max Castillo, Assistant Planner Organization: City of Carson From: RRM Design Group Title: Design Review Team Project Name: Carson Consulting Project Number: 0000-08-UR15 (A.08) Topic: Starbucks Drive Thru - DOR #1599-15 Dear Max, We have reviewed the proposed project for compliance with the General Development Standards (CMC Chapter 1, Part 6), the Site Development Standards for Commercial Zones (CMC Chapter 1, Part 4), and Site Plan and Design Review (CMC 9172.23). Project documents reviewed include Site Plan Sheet SP-2, Conceptual Grading Plan Sheet CG, Conceptual Landscape Plan Sheet CLP-1, Floor Plan Sheet, Exterior Elevations Sheets, and Colors and Materials Board. In addition, project site photos and a Hydrology Study and Low Impact Development Report were also referenced. Neighborhood Character and Patterns The project site is zoned Commercial, General with a Design Overlay. Surrounding land uses include Commercial, General with a Design Overlay to the north, Residential, Single Family to the south, Manufacturing, Light with a Design Overlay to the east, and Manufacturing, Light with a Design Overlay to the west. Proposed Project Design Review The project proposes to construct a one-story commercial building with an associated drive-thru in a contemporary architectural style that is considered appropriate to the existing context and surrounding land uses within the area. Site Planning The location and layout of the proposed commercial building is considered the most appropriate given the configuration of the project site. Locating the building to the west side of the parcel allows for a queuing capacity of up to nine vehicles within the drive- thru and minimizes the potential for vehicles spilling out into the parking lot and/or street to the greatest extent possible. It is suggested the applicant move the drive-thru Verify adequate turning radius. Site Plan Incorporate outdoor seating area. Include additional striped crosswalk. Move ordering menu forward one car length. 4 that the applicant also address the roof line and associated trim detailing along the east and west elevations to more appropriately juxtapose the end wall column detailing and roof forms. Metal canopies over building entrances provide clearly identifiable locations for prospective customers. Window and door styles integrated into building aide in defining the proposed architectural style and are appropriately scaled to the building size. The location of the majority of the windows and doors are placed so as to maximize daylighting within the building. Awnings have been integrated above the windows on the south elevation to minimize heat gain and reduce sun exposure. The combination of wood paneling, corrugated metal paneling, and cement plaster collectively provides visual interest to the proposed building. While not consistent with the existing shopping center design, the colors and materials selected are considered appropriate for the proposed architectural style and provide a point of reference for future buildings and/or remodels within the project vicinity. Landscaping Project site landscaping provides a wide variety of trees and shrubs considered appropriate to the overall site and local climate. While the design incorporates one Crape Myrtle adjacent to the proposed parking spaces to shade parked vehicles (CMC 9162.52), the applicant should attempt to integrate additional trees within the planting design in order to provide shade for additional vehicles. Applicant should ensure that the proposed location of the trash enclosure will not interfere with vehicular traffic attempting to enter the drive-thru (CMC 9164.4). Additionally, the trash enclosure should integrate a separate pedestrian entrance to allow for walk-in access in order to minimize the need for continual opening of the main enclosure gates. While Conceptual Landscape Plan Sheet CLP-1 identifies dietes bicolor for screening of the proposed trash enclosure, this shrub is considered insufficient to adequately screen the enclosure. Applicant should integrate additional evergreen vines and/or dense shrubs for adequate screening of the trash enclosure. Applicant should identify and clarify the location of any irrigation controller for the proposed landscaping. If the irrigation controller is proposed outside of the building, it should be appropriately screened from view by landscaping. The plant symbols for the two rhaphilepis species are very similar in size and shape on the Conceptual Landscape Plan. Applicant should utilize symbols that are individually unique and more accurately represent the ultimate width of the chosen plant species. West Elevation Address cornice that feels applied. Address roof line and associated trim. Increase size and width of wall plane ends. RRM Design Group has been retained by the City of Carson's Planning Division to provide design review services for development project applications. As part of these services, RRM reviews and critiques plans and designs in the context of sound architectural design, site planning, and urban design as they relate to the surrounding project areas, local neighborhoods, and the community character, while also providing constructive input on potential improvements and refinements to enhance designs submitted. Carson's design review projects include single- and multifamily residential developments, commercial/retail establishments, industrial properties, and mixed-use developments. CARSONON-CALL DESIGN REVIEW CARSON, CA NOTABLE INFO AND STATS: Client: City of Carson Address: 701 East Carson Street, Carson, CA 90745 Contact: Richard Rojas, Senior Planner Phone: (310) 23-4840 Project Timeline: 2015-Present Total Value of Service: $286,039 RRM SERVICES PROVIDED: Planning, Architecture, Engineering, Landscape Architecture RRM TEAM: Jami Williams, Principal-in-Charge; Gina Chavez, Project Manager; Matt Ottoson, Senior Planner; Scott Martin, Principal Architect; Randy Russom, Architect SECTION 2 | Qualifications and Experience City of Cupertino | SOQ FOR CONSuLTING ARChITECTuR AL REVIEw SERVICES 19 RRM Architectural Review Routing She e t Date: Design Overlay No./CUP No.: Address/APN: Planner: Approval Body: SUBMITTED MATERIALS: (PLEASE HIGHLIGHT OR BOLD CRITIC A L M A T E R I A L ) Elevations (Color and/or B&W)* Photographs (label images with comm e n t s ) * Photo Simulations Colors/Material Boards* Site Plan* Floor Plan* Roof Plan (w/cross section for equip m e n t ) Grading Plan Landscape Plan Signing Plan Zoning/Vicinity Map Aerial Photograph Other: *Minimum submittals for RRM revie w What pertinent planning regulatio n guidelines apply? (Specific Plan, D G , e t c . ) STAFF COMMEN TS: How does staff feel about the plan s ? Very good opinion Medium opinion Low opinion How visible is the property? From w h e r e ? High interest Medium interest Low interest What is the political/public interes t ? High interest Medium interest Low interest Are there special conditions that l i m i t t h e project’s ability to comply with de s i g n guidelines (if applicable)? How much detail is needed for comments? High level Medium level Broad and general ______________________________ _ _ _ _ _ _ _ _ _ _______________________________ _ _ _ _ _ _ _ _ What specific areas should be loo k e d a t ? Site plan layout Elevation(s) facing streets Rear elevation(s) Other elevations: Views from surrounding properties Consistency with surrounding proper t i e s Consistency with design guidelines Consistency with architectural style Color and/or materials Other: What are your top three (3) conce r n s ? 1. 2. 3. Are there any reasons to deviate f r o m the guidelines? Anything else RRM should know?The City of Anaheim Planning Department retained RRM Design Group to conduct on-call professional services for both design review and for planning department staffing. rrM ’s approach to design review involved gathering the appropriate team of architects, urban designers, landscape architects, certified planners, and engineers to review and comment on a set of project plans submitted by an applicant. RRM then provided a succinct memorandum of comments and recommendations as well as graphic support in the form of sketches or red-lined plans for staff to use in preparation of their staff report. ANAHEIM PLANNING SUPPORT STAFF SERVICES ANAHEIM, CA NOTABLE INFO AND STATS: Client: City of Anaheim Address: 200 S. Anaheim Blvd, Anaheim, CA 92805 Contact: Kevin Clausen-Quiroz, Planner - Economic Development Phone: (714) 765-4306 Project Timeline: 2018-Present Total Value of Service: $100,000 RRM SERVICES PROVIDED: Planning, Architecture, Landscape Architecture RRM TEAM: Mike Sherrod, Principal-in-Charge; Diane Bathgate, Project Manager; Matt Ottoson, Senior Planner; Scott Martin, Principal Architect “Through constructive, responsive, and professional project reviews, applicants have been provided easy-to-understand design direction to improve their projects. This approach results in making Anaheim a more inviting place for residents and visitors alike. RRM also has helped shape our developing design review process and tailored procedures to meet Anaheim’s needs.” -------- CJ Amstrup, Planning Services Manager City of Anaheim Qualifications and Experience | SECTION 2 20 RRM Design Group has provided design review service for the City of El Monte since 2015. Our multidiscipline professional design review team provides compliance check and supporting design review memorandums and graphics for residential, commercial, and mixed- use projects within the City. We assist City staff with the Initial Plan Review and Design Review process by reviewing the project for consistency with the City’s General Plan Community Design Element, El Monte Municipal Code Chapter 17.10 Landscape requirements and Chapter 17.11 Water Efficiency, and the El Monte Comprehensive Design Guidelines. Our effort has resulted in the elevated the quality of the built environment within the City of El Monte. EL MONTE ARCHITECTURAL AND LANDSCAPE REVIEW EL MONTE, CA NOTABLE INFO AND STATS: Client: City of El Monte Address: 11333 Valley Boulevard, El Monte, CA 91731 Contact: Jason Mikaelian, Planning Services Manager Phone: (626) 580-2064 Project Timeline: 2016-Present Total Value of Service: $72,224 RRM SERVICES PROVIDED: Planning, Architecture, Landscape Architecture RRM TEAM: Jami Williams, Principal-in-Charge; Matt Ottoson, Project Manager; Scott Martin, Principal Architect; Randy Russom, Architect 4 Provide greater second story setback along residential frontage. Horizontal massing to help with “floating building”. Provide greater massing emphasis on lobby and elevator tower. Example Sketch of East Elevation Provide larger “leg” for portion of building spanning over driveway and provide additional landscaping. Appearance of structural support. Provide greater variation of massing, both recessed and projecting. Architecture Appropriate mass and scale is fundamental to ensuring a new building relates well to the existing context of a site and is therefore a critical element of overall building design (CDG 4.1.2). A major emphasis of the CDG 4.1.2.A is the emphasis on ensuring relation of new buildings to existing adjacent buildings. In addition, each project should have a major architectural idea that guides the massing and design decisions (CDG 4.1.2.B). While the applicant has begun to provide some level of massing variation and setback along the East and South Elevations, greater variation in building height, second-story stepbacks, recessed volumes, and other strategies, especially along the SouthElevation (CDG 4.1.2.A.4). Additionally, as currently proposed, the east and primary street-fronting façade is largely an unvaried wall expanse, lacking a clear, major architectural idea. Going forward, the applicant should provide a clear, major architectural idea that informs the East Elevation and that of the overall building design. For example, greater massing emphasis on the Lobby and elevator tower could provide the major idea for the project, while also providing the dual purpose of informing visitors of its importance in the overall building. In addition, the applicant should take additional steps to enhance the massing of the East Elevation through integration of both horizontal and vertical projections and recesses (CDG 4.1.2.A). For example, integration of horizontal massing techniques for the portion of the building overhanging the drive aisle will help to reduce the appearance of a “floating building”. Moreover, in order to provide greater balance of proportion and scale of the “floating” portion of the building, larger “leg” providing structural integrity should help provide the appearance of sturdiness and grounding of this portion of the building. Flat roofs are proposed throughout the project design, considered appropriate to the chosen architectural style (CDG 4.1.3.F). Some variation in roof height is provided at each elevation, however, greater variation, particularly along the East and South Elevations should be pursued by the applicant, in conjunction with massing direction referenced above. The primary pedestrian entry for the building, providing access to multiple tenant spaces, is located along the East Elevation. More tenant specific exterior entries, are located along the North as well as East Elevations. While the applicant has provided glazing, lighting, and awning to provide pedestrian and orientation along Peck Road, in general the entries lack definition and pedestrian orientation, particularly those located along the North Elevation (CDG 4.1.3.J.1). Elements utilized in conjunction with exterior, individual tenant spaces should reinforce the overall architectural design of the building through the use of detailing and articulation and provide a sense of arrival (CDG 4.1.3.J.2 & .6). In reviewing the East Elevation, the elevator tower massing, providing access to internal tenant spaces, lacks adequate hierarchy on the façade and should be enhanced through the use of greater massing and height emphasis, use of colors and materials, among others. 2 Project Design Revi e w The project proposal c o n s i s t s o f a 1 4 - u n i t c o m p l e x , w i t h 1 0 t h r e e - b e d r o o m u n i t s a n d 4 two-bedroom units. Th e p r o j e c t p r o p o s e s a “ C o n t e m p o r a r y ” a r c h i t ectural style and will be referred to as such g o i n g f o r w a r d w i t h i n t h i s r e v i e w . Site Planning The proposed comple x p r o p o s e s u n i t f r o n t a g e o n t o S a n t a A n i t a A v enue, which mimics the existing developm e n t n a t u r e . A n i n t e r n a l d r i v e w a y , w i t h a c c e s s t o e a c h o f t h e f i v e buildings and their res p e c t i v e g a r a g e s i s p r o v i d e d . A 4 - f o o t h i g h p r i v a c y w a l l / e n t r y signage is proposed a t t h e f r o n t e n t r y o f U n i t 1 ( B u i l d i n g A ) a n d U n i t 7 ( B u i l d i n g C ) . A s Santa Anita Avenue i s a c o m m e r c i a l c o r r i d o r i n n a t u r e , p e r t h e C i t y ’ s d e s i g n a t e d Z o n i n g Map, four feet appear s t o o h i g h a l o n g t h i s s t r e e t f r o n t a g e . T h e a p p l i c a n t s h o u l d consider adjusting th e h e i g h t o f t h e w a l l t o t h r e e f e e t i n h e i g h t t o b e t t e r p r o v i d e ‘ e y e s o n the street’ (CDG 4.1. 3 . J . 3 ) a n d t o m a i n t a i n t h e c o m m e r c i a l c o r r i d o r a p p e a r a n c e . P r i v a c y at this level is unnece s s a r y a s t h e g r o u n d f l o o r p l a n o n l y i n c l u d e s a l a n d i n g a n d w a l l t h a t separates the landing f r o m t h e g a r a g e . The applicant has pro p o s e d a t h o u g h t f u l l y p l a n n e d p e d e s t r i a n w a l k w a y o n e i t h e r s i d e o f the internal driveway w h i c h a l l o w s p r o p e r s e p a r a t i o n b e t w e e n p e d e s t r i a n s a n d v e h i c l e s . The entrance to the dr i v e w a y i s p r o p o s e d t o h a v e a c c e n t p a v e r s , a p p r o p r i a t e l y highlighting this prima r y e n t r y p o i n t i n t o t h e s i t e . G o i n g f o r w a r d , t h e a p p l i c a n t s h o u l d clarify the material of p r o p o s e d a c c e n t p a v e r s a t t h e d r i v e w a y e n t r a n c e a n d t h e proposed ‘light grey c o l o r ’ f o r t h e r e m a i n d e r o f t h e d r i v e w a y t o allow for staff revie w (CDG 4.1.3.O.5). Both p a v e r s a n d ‘ l i g h t g r e y c o l o r ’ s h o u l d b e i n k e e p i n g w i t h a n d complementary to the o v e r a l l ‘ C o n t e m p o r a r y ’ p r o j e c t d e s i g n . The adjacent commer c i a l b u i l d i n g n o r t h o f t h e s i t e i s a l s o t h r e e s t o r i e s , w i t h a n a c c e s s driveway to a back-pa r k i n g l o t a r e a , w h i c h p r o v i d e s a t r a n s i t i o n between the two properties. There is cu r r e n t l y a s i n g l e - f a m i l y r e s i d e n c e l o c a t e d s o u t h o f t h e p r o j e c t s i t e , which is one story. Th e p r o p o s e d p r o j e c t i n c l u d e s t w o - s t o r y m a s s i n g a t t h e s t r e e t frontage as well as at t h e b a c k o f t h e s i t e / e a s t e r n e d g e o f t h e p r o p e r t y . T h i s m a s s i n g height change provid e s a t r a n s i t ion to the existing dev e l o p m e n t (CDG 4.1.2.A.5) and aligns with the develo p m e n t p a t t e r n ( C D G 4 . 1 . 2 . A . 3 ) a l o n g S a n t a A n i t a A v e n u e . T h e applicant should addr e s s p o t e n t i a l p r i v a c y c o n c e r n s o f a d j a c e n t p r o p e r t i e s t o t h e e x t e n t feasible, by allowing a d e q u a t e s e t b a c k s f r o m t h e p r o p e r t y l i n e a n d s t a g g e r i n g w i n d o w placement on the unit s ( C D G 4 . 1 . 2 . E . 5 a n d C D G 4 . 1 . 3 . K . 6 . ) . There are several pro p o s e d c o m m o n o u t d o o r s p a c e s , l o c a t e d a t t h e n o r t h e a s t e r n a n d southeastern portions o f t h e p r o p e r t y . T h e s e a r e a s i n c l u d e p r o p o s e d l a n d s c a p i n g a n d pedestrian walkways w i t h a c c e n t paving. Additionally, e a c h u n i t h a s p r i v a t e o u t d o o r open space in the for m o f b a l c o n i e s a n d p r i v a t e y a r d a r e a s t h a t r a n g e i n s i z e . W i t h t h e 1 MEMORANDuM Date: May 29th, 2019 To: Tony Bu, Associate P l a n n e r Organization: City of El Monte From: RRM Design Group Title: Design Review Team Project Name: El Monte On-Call Ar c h i t e c t u r a l and Landscape Project Number: 0518-00-UR15 (19-0 3 ) Topic: 4526 Santa Anita A v e . ; I P R N o . 0 3 - 1 9 Dear Tony, We have reviewed the p r o p o s e d d e s i g n f o r c o m p l i a n c e w i t h t h e C i t y o f E l M o n t e Comprehensive Desig n Guidelines (CDG). Project documents re v i e w e d i n c l u d e N a r r a t i v e f o r I n i t i a l P l a n R e v i e w , C o l o r A r c h i t e c t u r a l Rendering, Site Plan F r o n t S h e e t L1.1, Site Plan Back S h e e t L 1 . 2, Planting Plan Front Sheet L3.1, Planting P l a n B a c k S h e e t L 3 . 2 , P l a n t i n g D e t a i l s S h e e t L 4 . 0 , I r r i g a t i o n Legend Sheet L5.0, W a t e r E f f i c i e n t L a n d s c a p e W o r k s h e e t S h e e t L 5 . 1 , I r r i g a t i o n Hydrozone Plan Front S h e e t L 6 . 0 , I r r i g a t i o n H y d r o z o n e P l a n B a c k S h e e t L 6 . 1 , I r r i g a t i o n Details Sheet L7.0, Irri g a t i o n D e t a i l s S h e e t L 7 . 1 , P h o t o g r a p h s o f S i t e , S i t e F l o o r Elevation Plans, Site P l a n S h e e t S P 1 , S i t e D e t a i l s S h e e t S P 2 , F l o o r P l a n s S h e e t A 1 , Elevations Sheet A2, R o o f P l a n S h e e t A 3 , F l o o r P l a n s S h e e t C 1 , E l e v a t i o n s S h e e t C 2 , Roof Plan C3, Floor Pl a n s E 1 , E l e v a t i o n s R o o f P l a n S h e e t E 2 , T r e e S u r v e y 1 , a n d T r e e Survey 2. Neighborhood Chara c t e r a n d P a t t e r n s According to the City o f E l M o n t e Z o n i n g M a p , t h e p r o j e c t s i t e is C-2 (Retail Commercial). The par c e l c u r r e n t l y c o n t a i n s a v a c a n t s i n g l e - f a m i l y r e s i d e n c e a n d b a c k s along Santa Anita Ave nue, within an existing m i x e d c o m m e r c i a l a nd residential neighborhood context. T h e a r e a i m m e d i a t e l y s u r r o u n d i n g t h e p r o j e c t s i t e i s characterized by a var i e t y o f l a n d u s e s , i n c l u d i n g c o m m e r c i a l ( C-2) to the north, commercial (C-2) to t h e s o u t h , r esidential (R-2) to the e a s t , a nd residential (R-2) to t h e west. SECTION 2 | Qualifications and Experience City of Cupertino | SOQ FOR CONSuLTING ARChITECTuR AL REVIEw SERVICES 21 SANTA CLARITADESIGN REVIEW SERVICES SANTA CLARITA, CA NOTABLE INFO AND STATS: Client: City of Santa Clarita Address: 23920 Valencia Blvd. Suite 300 Santa Clarita, CA 91355 Contact: Dave Peterson, Associate Planner Phone: (661) 255-4330 Project Timeline: 1996-Present Total Value of Service: $468,171 RRM SERVICES PROVIDED: Planning, Architecture, Landscape Architecture, Graphic Design RRM TEAM: Jami Williams, Principal-in-Charge; Matt Ottoson, Project Manager; Scott Martin, Principal Architect RRM Design Group has provided extensive design review services since 1996 to the Planning Department. In addition, RRM developed its Community Character and Design Guidelines to provide design direction to ensure consistent, high-quality architectural design for developments and private improvements throughout the City. The document and design review process serve as a tool for staff and decision-makers to ensure these goals are met, as well as for developers and property owners to address community demands while balancing project economics. RRM also incorporated sustainable building practices, Smart Growth, transit-oriented development, and mixed-use design principles into the document. A checklist format companion document (application packet) was created to describe community character, the design review process, and solicit applicant accountability for projects that adhere to citywide goals and objectives and site planning and architectural design guidelines. Best Practices Award -------- Planning Association (APA) California Chapter, 2010 City of Santa Clarita - Laemmle - RRM Recommendations Page 2 The project location at the northern end of downtown provides an opportunity to create a sense of arrival for the project and to downtown. Project currently does not adequately address corner and should provide additional architectural treatments to ensure consistency with Community Character and Design Guidelines.. 1 MEMORANDU M Date: August 25, 2016 To: Ben Jarvis, As s o c i a t e P l a n n e r Organizatio n : City of Santa C l a r i t a From: RRM Design G r o u p Title: Design Revie w T e a m Project Na m e : Santa Clarita C o n s u l t i n g Project Num b e r: 1413058 (A.2 8 ) Topic: Laemmle Ne w h a l l , C i t y B l o c k Dear Ben, We have revie w e d t h e p r o p o s e d d e s i g n f o r c o m p l i a n c e w i t h t h e O l d T o w n N e w h a l l Specific Plan ( O T N S P ) a s w e l l a s t h e C o m m unity Charact e r a n d D e s i g n G u i d e l i n e s f o r Commercial p r o j e c t s . Documents re v i e w e d i n c l u d e c o n s t r u c t i o n d o c u m ent Title Shee t A . 0 , P r o j e c t S u m m a r y Sheet A.2, Co d e + A r c h i t e c t u r a l S t y l e G u i d e l i n e s S u m m a r y S h e e t A . 3 , O v e r a l l S i t e P l a n Sheet A.4, Co u r t y a r d E l e v a t i o n s S h e e t A . 7 , O l d T o w n N e w h a l l M i x e d - U s e S h e e t A . 8 , Architectural S i t e P l a n S h e e t A . 9 , S u b t e r r a n e a n G a r a g e F l o o r P l a n S h e e t A . 1 0 , First/Second F l o o r P l a n S h e e t A . 1 1 , T h i r d / F o u r t h F l o o r P l a n S h e e t A . 1 2 , F i f t h / R o o f P l a n Sheet A.13, B u i l d i n g A E l e v a t i o n s S h e e t A.14, Building A E l e v ations Sheet A . 1 5 , Building B Ele v a t i o n s S h e e t A . 1 6 , B u i l d i n g B E l e v a t i o n s S h e e t A.17, Materia l P a l e t t e 1 : Building A Sh e e t A . 1 8 , M a t e r i al Palette 2: B u i l d i n g A S h e e t A.19, Materia l P a l e t t e 3 : Building A Sh e e t A . 2 0 , M a t e r i al Palette 4: B u i l d i n g A S h e e t A.21, Material P a l e t t e 5 : Building A Sh e e t A . 2 2 , M a t e r i al Palette 6: B u i l d i n g A S h e e t A.23, Material P a l e t t e 7 : Building B Sh e e t A . 2 4 , M a t e r i al Palette 8: B u i l d i n g B S h e e t A.25, Materia l P a l e t t e 9 : Building B Sh e e t A . 2 6 , M a t e r i al Palette 10: B u i l d i n g B S h e e t A.27, Material 1 1 : B u i l d i n g B Sheet A.28, U n i t P l a n s S h e e t A . 2 9 , U n i t P l a n s S h e e t A . 3 0 , Unit Plan Sh e e t A . 3 1 , U n i t Plans Sheet A . 3 2 , U n i t P l a n s S h e e t A . 3 3 , B u i l d i n g S e c t i o n S h e e t A . 3 4 , M a t e r i a l P a l e t t e 1: Building A S h e e t M P . 1 , M a t e r i al Palette 2: B u i l d i n g A S h e e t MP.2, Materi a l P a l e t t e 3 : Building A Sh e e t M P . 3 , M a t e r i a l Palette 4: Bui l d i n g A S h e e t MP.4, Materi a l P a l e t t e 5 : Building A Sh e e t M P . 5 , M a t e r i a l Palette 6: Buil d i n g A S h e e t MP.6, Materi a l P a l e t t e 7 : Building B Sh e e t M P . 7 , M a t e r i al Palette 8A: B u i l d i n g B S h e e t MP.8A, Mater i a l P a l e t t e 8B: Building B S h e e t M P . 8 B , M a t e r i a l P a l e t t e 9 : B u i l d i n g B Sheet Mp.9, M a t e rial Palette 10: Building B S h e e t M P . 1 0 , M a t e r i a l P a l e t t e 1 1 : B u i l d i n g B S h e e t M P . 1 1 , L a n d s c a p e Mixed Use Sh e e t L . 0 1 , L a n d s c a p e I m a g e r y L . 0 2 , P r e l i m i n a r y G r a d i n g P l a n S h e e t C 1 , Preliminary Gr a d i n g P l a n S h e e t C 2 , P r e l i m i n a r y G r a d i n g P l a n S h e e t C 3 , P r e l i m i n a r y Project Locati o n 3 Architectural st y l e s a n d a h i g h l e v e l o f articulation su c c e s s f u l l y c o n t i n u e i n t o interior, plaza fr o n t i n g s p a c e s . Consider provi d i n g a n a r c h i t e c t u r a l feature at prop o s e d g a b l e e n d consistent wit h t h e a r c h i t e c t u r a l style. Consider provi d i n g a d d i t i o n a l “breathing roo m ” f o r a r c h d e t a i l i n g below the corni c e / p a r a p e t . Building B: Co u r t y a r d ( N o r t h ) E l e v a t i o n Building A: C o u r t y a r d ( S o u t h ) E l e v a t i o n Consider addit i o n a l c o r n i c e / p a r a p e t detailing consis t e n t w i t h i d e n t i f i e d architectural st y l e a n d t h e p r o v i d e d imagery. “RRM’s team has done more than guide the City’s new developments; they have raised the bar for the quality of development throughout the City of Santa Clarita." -------- -Aimee Schwimmer, AICP, Associate Planner, City of Santa Clarita Qualifications and Experience | SECTION 2 22 WEST HOLLYWOODURBAN DESIGN PROGRAM WEST HOLLYWOOD, CA NOTABLE INFO AND STATS: Client: City of West Hollywood Address: 8300 Santa Monica Blvd., West Hollywood, CA 90069 Contact: Stephanie DeWolfe, City Manager Phone: (626) 403-7210 Project Timeline: 2014-2015 Total Value of Service: $25,000 RRM SERVICES PROVIDED: Planning, Architecture RRM TEAM: Jami Williams, Principal-in-Charge and Project Manager; Scott Martin, Principal Architect; Randy Russom, Architect In an effort to ensure the design quality of proposed development projects, the City of West Hollywood hired RRM Design Group to work collaboratively with staff in overseeing key aspects of their urban design program. RRM provided supplemental expertise related to architectural design, urban design, and landscape design for a few challenging projects. The effort was to ensure that the proposed projects were consistent and architecturally sensitive to neighboring development and appropriate to their geographic setting. In addition, RRM provided peer review of the West Hollywood West Overlay Zone and Design Guidelines documents and developed the Norma Triangle Residential Design Guidelines and Neighborhood Overlay Districts documents. City of West Hollywood, Community Development Department Consulting Design Review Comments October 28, 2014 Page 5 SOUTH VIEW RENDER 374 HUNTLEY DRIVE WEST HOLLYWOOD, CA Dark, un-articulated mass draws attention to second story and feels looming over neighboring properties. Rendering appears to have a difference in Finished Floor from one house to the other of 4’. Is that true? If the proposed house is actually 4’ taller, the difference between height is being understated and view should be updated. Bedroom 3 and WIC windows create greatest potential for privacy conflict with neighbor. (understand need for egress in Bed 3) Deck in Bed 2 helps to screen sliding door Window opportunities to allow for better street presence SECTION 2 | Qualifications and Experience City of Cupertino | SOQ FOR CONSuLTING ARChITECTuR AL REVIEw SERVICES 23 lvvv CITY OF LONG BEACH CONsuLTING dEsIGN rEvIEwALAMITOs BAY rEvITALIZATION & sHOPPING CENTEr rEMOdELPACIFIC COAsT HIGHwAY & EAsT 2Nd sT., LONG BEACH CA OCTOBEr 3, 2012#1411124 A1 sHEET INdEX: A1 - urban design Context A2 - site Planning Comments A3 - Landscape Plan Comments A4 - Architectural design Comments A5 - Architectural design Comments A6 - Architectural design Comments urBAN dEsIGN CONTEXT Google Earth Aerial Photograph NTs southern Gateway to Long Beach from Huntington Beach and west- minister along PCH and 2nd street. Proposed monument sign located in the prominent landscape area adjacent to intersection should better reflect the community image. PCH 2N D S T R E E T Commercial node composed of multiple commercial buildings and shopping center. Proposed new redevelopment of sea Port Hotel site with “PCH & 2nd” shopping center. Atten- tion should be given to providing a compatible design and image between the two centers. street trees provide a memorable pattern, attention should be given to tree specie selection as it rein- forces the community image. SITE GATEWAY COMMERCIAL NODE Project site is within a visually • sensitive area and the project should strengthen the community character use of street furniture and tex-• tured paving that connects pub- lic sidewalks to building entries and pedestrian plazas/usable open space is encouraged Prominent south-bound views of back of shopping center create the importance of four-sided architecture. GATEwAY LEGENd COMMErCIAL NOdE sITE MArINA drIvE ELEvATION PArkING/sHOPs ELEvAITON 2Nd sTrEET ELEvATIONPACIFIC COAsT HIGHwAY ELEvATION lvvv CITY OF LONG BEACH CONsuLTING dEsIGN rEvIEwALAMITOs BAY rEvITALIZATION & sHOPPING CENTEr rEMOdELPACIFIC COAsT HIGHwAY & EAsT 2Nd sT., LONG BEACH CA OCTOBEr 3, 2012 #1411124 A6ArCHITECTurAL dEsIGN COMMENTs Berkeley Bowl Marketplace, Berkeley, California Cvs Pharmacy, Prairie village, MissouriCvs Pharmacy, New Jersey show how trash enclosure design can be better integrated into the building architecture. Cvs architectural style, materials and colors should fit with Long Beach’s desire for a contemporary and modern architectural style. The proposed Prairie village Cvs Pharmacy is a good example of how corporate architecture can be modified to fit into a community’s character and provide more pedestrian level fenestration The Cvs corporate architectural style, as shown below, is not recommended nor is a spanish architectural style. It is recommended that a more contemporary style be developed that has a coastal or marina influence. The side entry building design may be appropriate. Translucent panels help make fenestration appear larger. Additional fenestration on side elevations (2nd st. & Marina dr.) is strongly recommended. recommend at least the current amount of bank fenestration for new remodel on each elevation. An old safeway Grocery store in Berkeley was remodeled by architect david Trachtenberg creating an updated and contemporary design. Good proportion of glazing to solid mass with interesting roof lines and accent lighting. Corner building entry and additional pedestrian level glazing is encouraged to achieve 4-sided architecture. Canopy and awnings at a pedestrian scale help reduce the building height and mass. lvvv CITY OF LONG BEACH CONsuLTING dEsIGN rEvIEwALAMITOs BAY rEvITALIZATION & sHOPPING CENTEr rEMOdELPACIFIC COAsT HIGHwAY & EAsT 2Nd sT., LONG BEACH CAOCTOBEr 3, 2012#1411124 A4ArCHITECTurAL dEsIGN COMMENTs Consider using contemporary roof form/ material to achieve an architectectural style more compatible with the City of Long Beach’s image. A spanish architectural style is not recommended. Main building entry should be oriented towards 2nd street if possible with an integrated landscape plaza. If the entry remains oriented towards Marina drive, then the facade facing 2nd Street should a significant amount of fenestration. recommend providing increased fenestration to the main entry area and a less massive architectural style. Please review the images of the wholefood’s Market in Tustin (sht. A5) and the Berkeley Bowl Marketplace (sht. A6) for successful grocery store remodels. Both provide the level of fenestration that are recommended. Translucent glazing helps make the tower more contemporary looking and lightens the mass. Corner entry creates a small pedestrai oriented plaza with raised planters and seating. There is a current proposal for rede- velopment of sea Port Hotel site with the “PCH & 2nd” shopping center. Attention should be given to providing a compatible design and image be- tween these two shopping centers. The City of Long Beach Department of Development Services hired RRM Design Group to assist with specialized planning services, including design review, specific plans, special studies, peer reviews, zoning code updates and other similar tasks. Design review has been provided for projects such as a shopping center building façade remodel which includes a new sign program, landscape improvements, reconfiguration of parking layout and relocation of a driveway entry and a high profile mixed-use project located one block off Pine Avenue, downtown’s main thoroughfare. RRM also assisted the City with the preparation of the Urban Design Element for the General Plan Update. The goal was to create an Urban Design Element that clearly identifies, for property owners and developers, the City’s expectations for quality site planning, design, and placemaking, without dictating architectural style. The element builds on prior work efforts and uses the Land Use Element PlaceTypes as the organizing principle. LONG BEACHON-CALL PLANNING SERVICES LONG BEACH, CA NOTABLE INFO AND STATS: Client: City of Long Beach Address: 333 West Ocean Blvd., 3rd Floor Long Beach, CA 90802 Contact: Christopher Koontz, Planning Bureau Manager Phone: (562) 570-6288 Project Timeline: 2012-2018 Total Value of Service: $322,911 RRM SERVICES PROVIDED: Planning, Architecture, Landscape Architecture RRM TEAM: Jami Williams, Principal-in-Charge; Lance Wierschem, Project Manager; Matt Ottoson, Senior Planner; Scott Martin, Principal Architect; Randy Russom, Architect Qualifications and Experience | SECTION 2 24 Through a competitive RFP process, Jami Williams was selected to serve as an urban designer for the City of Pasadena’s Design and Historic Preservation of the Community Development Department. As project manager, she assists with shepherding applications through the City’s design review process. Her duties include: •Evaluating the City's Design Review process and developing recommendations to improve efficiency, elevate design, and ensure a consistent review of applications •Providing design and historic preservation (in an urban context) related advice and recommendations •Guiding the design of new construction, building replacement, and public improvement projects relating to the citywide design vision and conformance with the City’s General Plan and adopted design guidelines •Negotiating with applicants to assure aesthetic and urban design features comply with the City’s design guidelines •Preparing reports and making presentations PASADENA URBAN DESIGN CONSULTING PASADENA, CA NOTABLE INFO AND STATS: Client: City of Pasadena Address: 175 North Garfield, Pasadena, CA 91101 Contact: Leon White, Principal Planner Phone: (626) 744-7346 Project Timeline: 2013-2014 Total Value of Service: $89,745 RRM SERVICES PROVIDED: Planning, Architecture, Landscape Architecture RRM TEAM: Jami Williams, Principal-in-Charge and Project Manager; Scott Martin, Principal Architect “"Working with the professional and talented firm RRM has been a pleasure and I would not hesitate to hire them again should the City of Pasadena need their services." -------- Leon White, Principal Planner City of Pasadena SECTION 2 | Qualifications and Experience City of Cupertino | SOQ FOR CONSuLTING ARChITECTuR AL REVIEw SERVICES 25 RRM’s team of architects and urban designers provided design review services for Temple City. Our team reviewed and commented on plans for mixed-use projects submitted by applicants. The comments and recommendations provided by RRM were supported graphically through sketches and red-lined plans for staff to use in preparation of their staff report. Our team also provided site visits, meetings with applicants, and assistance in preparing for hearings as part of this work effort. In addition, rrM prepared comprehensive infill residential design guidelines. Through a series of interactive community workshops and extensive outreach RRM assisted the City's Community Development Department to address community concerns. The design guidelines include architecture, zoning, stormwater, landscaping, and material selections. TEMPLE CITY DESIGN REVIEW TEMPLE CITY, CA NOTABLE INFO AND STATS: Client: City of Temple City Address: 9701 Las Tunas Drive Temple City, CA 91780 Contact: Hesty Lui, Associate Planner Phone: (626) 656-7316 x 4314 Project Timeline: 2015-Present Total Value of Service: $42,433 RRM SERVICES PROVIDED: Planning, Architecture, Landscape Architecture RRM TEAM: Jami Williams, Principal-in-Charge; Scott Martin, Project Manager; Matt Ottoson, Senior Planner; Randy Russom, Architect 5 PROPOSED MASSING SUGGESTED MASSIN G Proposed Project Design Review The proposed project is a five story mixed-use proj ect comprising approximat ely 123,000 square feet of commercial and residential condominiums. The 64 foot tall project st ands out as the tallest building within the city. The architectural style is not of any specific identifiable type but resembles postmodern in many aspects. The project meets the basic desig n guideline principles such as a generally articulated mass, prominent driveways, and screened parking but it lacks the more articulated character and style defining elements such as a richness of materials, multi-planed roofs, and overhangs (DTSP C.1.a, pg.V-3). The proposed project is of a height which is in conf lict with the Specific Plan and is not compatible with the surrounding neighborhood. The height and massing has the potential to adversely affect solar access of the adjacent residences (DTSP C.2.a, pg. V-5). It is recommended that a solar study be conducted to evaluate the impact and that the upper stories be stepped back to minimize impacts. The scale of the building does not relate to t he surrounding area. It is recommended that techniques noted in Design Guidelines Section C.2.b, pg. V-7 be utilized to help mitigate the appearance of the overall mass. The proposed project’s mass and scale is in conflict wit h the Temple Commercial District Guidelines. I t is recommended that the street level façade integrate a variety of st orefronts to reduce repetitiveness and proved interest at the pedestrian level (DTSP District Guidelines 2.a, pg. v-29). It is recommended that the designer review the design guideline recomm endations for Scale Mitigation Techniques as noted in the District Gu idelines Section 2.b.2, pg. v-31. The project has the potential to be the only buildi ng of this scale in the immediate area for the foreseeable future after it is completed so mass, scale, wall articulation, and roof design should be applied to all side of the project providing four sided architecture. While the design complies with the general design g u i d e l i n e t h a t n o w a l l planes should continue unbroken for more t h a n 5 0 f e e t , i t i s u n s u c c e s s f u l i n m e e t i n g t h e i n t e n t o f t he guideline to eliminate “boxlike”/repetitive s t r u c t u r e s (DTSP C.2.a.2, pg. V-5 c). Design Recommen d a t i o n s The following recom m e n d a t i o n s a r e m a d e t o b e t t e r r e spond to the goal o f m e e t i n g t h e r e q u i r e d “ H i g h Quality Architectura l D e s i g n ” f i n d i n g s . M o r e s pecific and detail or i e n t ed comments may b e m o r e appropriately addre s s e d w h e n t h e primary mass, scale , a n d c o n t e x tual integration item s a r e resolved, thusly the y a r e n o t c o m p l e t e i n n a t u r e . 1. Step the mass a t t h e u p p e r f l o o r s t o “ t r a n s i t i o n f r o m t h e h e i g h t o f a d j a c e n t d e v e l o p m e n t to the maximum he i g h t o f t h e p r o p o s e d b u i l d i n g ” ( D T S P C . 2 . a . 1 , p g . V - 5 ) . 2. Break up the th i n v e r t i c a l e l e m e n t s i n t o more appropriate s c a l e masses to create opportunities to var y t h e h e i g h t a n d c o l o r i n order to reduce th e overall impression o f a large mass. “Vary t h e h e i g h t of the building so th a t i t a p p e a r s t o b e d i v i d e d i n t o distinct massing ele m e n t s ” ( D T S P C . 2 . a . 2 , pg. V-6). Proposed Project Design Review The proposed project is a five story mixed-use proj ect comprising approximat ely 123,000 square feet of commercial and residential condominiums. The 64 foot tall project st ands out as the tallest building within the city. The architectural style is not of any specific identifiable type but resembles postmodern in many aspects. The project meets the basic desig n guideline principles such as a generally articulated mass, prominent driveways, and screened parking but it lacks the more articulated character and style defining elements such as a richness of materials, multi-planed roofs, and overhangs (DTSP C.1.a, pg.V-3). The proposed project is of a height which is in conf lict with the Specific Plan and is not compatible with the surrounding neighborhood. The height and massing has the potential to adversely affect solar access of the adjacent residences (DTSP C.2.a, pg. V-5). It is recommended that a solar study be conducted to evaluate the impact and that the upper stories be stepped back to minimize impacts. The scale of the building does not relate to t he surrounding area. It is recommended that techniques noted in Design Guidelines Section C.2.b, pg. V-7 be utilized to help mitigate the appearance of the overall mass. The proposed project’s mass and scale is in conflict wit h the Temple Commercial District Guidelines. I t is recommended th a t t h e s t r e e t l e v e l f a ç a d e i n t e g r a t e a v a r i e t y o f s t orefronts to reduce repetitiveness and proved interes t a t t h e pedestrian level (DTSP District Guidelines 2.a, pg. v-29). It is recommended t h a t t h e d e s i g n e r review the design g u i d e l i n e r e c o m m endations for Scale Mitigation Techniques as note d i n t h e D i s t r i c t G u idelines Section 2.b.2, pg. v-31. The project has the p o t e n t i a l t o b e t h e o n l y b u i l d i ng of this scale in th e i m m e d i a t e a r e a f o r t h e foreseeable future a f t e r i t i s c o m p l e t e d s o m a s s , scale, wall articulat i o n , a n d r o o f d e s i g n s h o u l d b e applied to all side o f t h e p r o j e c t p r o v i d i n g f o u r s i d e d a r c h i t e c t u r e . While the design com p l i e s w i t h t h e g e n e r a l d e s i g n g u i d e l i n e t h a t n o w a l l planes should contin u e unbroken for more t h a n 5 0 f e e t , i t i s u n s u c c e s s f u l i n m e e t i n g t h e i n t e n t o f t he guideline to elim i n a t e “boxlike”/repetitive s t r u c t u r e s (DTSP C.2.a.2, pg . V - 5 c ) . Design Recommen d a t i o n s The following recom m e n d a t i o n s a r e m a d e t o b e t t e r r e spond to the goal o f m e e t i n g t h e r e q u i r e d “ H i g h Quality Architectural D e s i g n ” f i n d i n g s . M o r e s pecific and detail or i e n t e d c o m m e n t s m a y b e m o r e appropriately addre s s e d w h e n t h e primary mass, scal e , a n d c o n t e x tual integration item s a r e resolved, thusly the y a r e n o t c o m p l e t e i n n a t u r e . 1. Step the mass a t t h e u p p e r f l o o r s t o “ t r a n s i t i o n f r o m t h e h e i g h t o f a d j a c e n t d e v e l o p m e n t to the maximum he i g h t o f t h e p r o p o s e d b u i l d i n g ” ( D T S P C . 2 . a . 1 , p g . V - 5 ) . 2. Break up the thi n v e r t i c a l e l e m e n t s i n t o more appropriate s c a l e masses to create opportunities to var y t h e h e i g h t a n d c o l o r i n order to reduce th e overall impression o f a large mass. “Vary t h e h e i g h t of the building so th a t i t appears to be div i d e d i n t o distinct massing ele m e n t s ” ( D T S P C . 2 . a . 2 , pg. V-6). Preferred Height Tra n s i t i o n i n g D i a g r a m Preferred Massing D i a g r a m 3 STYLE DEFINING ELEMENTS INCLUDIN G M U L T I - P L A N N E D ROOFS, OVERHANGS, AND ARCHED T O P O P E N I N G S FROM EXISTING DESIGN GUIDELINES PROPOSED BUILDING RELATIONSHIP SCALE DOES NOT RELATE TO SINGLE STORY RESIDENTIAL NEIGHBORHOOD Proposed Project Design Review The proposed project is a five story m i x e d - u s e p r o j ect comprising approximately 123,000 square feet of commercial and residential condo m i n i u m s . T h e 6 4 f o o t t a l l p r o j e c t s t ands out as the tallest building within the city. The architectural style i s n o t o f a n y specific identifiable type but resembl e s p o s t m o d e r n in many aspects. The project meets the basic design guideline principles such as a generally articulated mass, prominent driveways, and screened p a r k i n g b u t i t l a c k s t h e m o r e a r t i c u l a t e d c h a r a c t e r a n d s t y l e defining elements such as a richness o f m a t e r i a l s , m u l t i - p l a n e d r o o f s , a n d overhangs (DTSP C.1.a, pg.V-3). The proposed project is of a height w h i c h i s i n c o n f l i c t w i t h t h e S p e c i f i c P l a n and is not compatible with the surrounding neighborhood. The h e i ght and massing has the potential to a d v e r s e l y a f f e c t s o l a r access of the adjacent residences (D T S P C . 2 . a , p g . V-5). It is recommended that a solar study be conducted to evaluate the impact an d t h a t t h e u p p e r stories be stepped back to minimize i m p a c t s . The scale of the building does not rel a t e t o t he surrounding area. It is recommend e d t h a t t e c h n i q u e s noted in Design Guidelines Section C. 2 . b , p g . V - 7 b e u t i l i z e d t o h e l p m i t i g a t e t h e a p p e a r a n c e o f t h e overall mass. The proposed project’s mass and scal e i s i n c o n f l i c t w i t h t h e T e m p l e C o m m e r c i a l D i s t r i c t G u i d e l i n e s . I t is recommended that the street level f a ç a d e i n t e g r a t e a v a r i e t y o f s t o r e f r o n t s t o r e d u c e r e p e t i t i v e n e s s and proved interest at the pedestrian level (DTSP District Guid e l i n e s 2 . a , p g . v - 2 9 ) . It is recommended that the designer review t h e d e s i g n g u i d e l i n e r e c o m m endations f o r S c a l e M i t i g a t i o n Techniques as noted in the District G u idelines Section 2.b.2, pg. v-31. The project has the potential to be the o n l y b u i l d i ng of this scale in the immediate are a f o r t h e foreseeable future after it is complete d s o m a s s , scale, wall articulation, and roof desi g n s h o u l d b e applied to all side of the project provid i n g f o u r s i d e d a r c h i t e c t u r e . While the design complies with the g e n e r a l d e s i g n g u i d e l i n e t h a t n o w a l l planes should continue unbroken for more than 50 feet, it is u n s u c c e s s f u l i n m e e t i n g t h e i n t e n t o f t he guideline to eliminate “boxlike”/repetitive structures (DTSP C.2.a.2, pg. V-5 c). Design Recommendations The following recommendations are m a d e t o b e t t e r r e spond to the goal of meeting the requir e d “ H i g h Quality Architectural Design” finding s . M o r e s pecific and detail oriented comments m a y b e m o r e appropriately addressed when the primary mass, scale, and contextual integration items are resolved, thusly they are not complet e i n n a t u r e . 1. Step the mass at the upper floors t o “ t r a n s i t i o n f r o m t h e h e i g h t o f a d j a c e n t d e v e l o p m e n t to the maximum height of the propos e d building” (DTSP C.2.a.1, pg. V-5). 2. Break up the thin vertical elements i n t o more appropriate scale masses to create opportunities to vary the height and co l o r i n order to reduce the overall impression of a large mass. “Vary the height of the building so that it appears to be divided into distinct massing elements”(DTSP C.2.a.2, pg. V-6). Proposed Project Design Review The proposed project is a five story m i x e d - u s e p r o j ect comprising approximately 123,000 square feet of commercial and residential condomi n i u m s . T h e 6 4 f o o t t a l l p r o j e c t s t ands out as the tallest building within the city. The architectural style i s n o t o f a n y specific identifiable type but resembl e s p o s t m o d e r n in many aspects. The project meets the basic design guideline principles such as a generally articulated mass, prominent driveways, and screened p a r k i n g b u t i t l a c k s t h e m o r e a r t i c u l a t e d c h a r a c t e r a n d s t y l e defining elements such as a richness o f m a t e r i a l s , m u l t i - p l a n e d r o o f s , a n d overhangs (DTSP C.1.a, pg.V-3). The proposed project is of a height w h i c h i s i n c o n f l i c t w i t h t h e S p e c i f i c P l a n and is not compatible with the surrounding neighborhood. The he i ght and massing has the potential to a d v e r s e l y a f f e c t s o l a r access of the adjacent residences (D T S P C . 2 . a , p g . V-5). It is recommended that a solar study be conducted to evaluate the impact and t h a t t h e u p p e r stories be stepped back to minimize i m p a c t s . The scale of the building does not rel a t e t o t he surrounding area. It is recommend e d t h a t t e c h n i q u e s noted in Design Guidelines Section C . 2 . b , p g . V - 7 b e u t i l i z e d t o h e l p m i t i g a t e t h e a p p e a r a n c e o f t h e overall mass. The proposed project’s mass and sc a l e i s i n c o n f l i c t w i t h t h e T e m p l e C o m m e r c i a l D i s t r i c t G u i d e l i n e s . I t is recommended that the street level f a ç a d e i n t e g r a t e a v a r i e t y o f s t o r e f r o n t s t o r e d u c e r e p e t i t i v e n e s s and proved interest at the pedestrian level (DTSP District Guidelines 2.a, pg. v-29). It is recommended that the designer review t h e d e s i g n g u i d e l i n e r e c o m m endations f o r S c a l e M i t i g a t i o n Techniques as noted in the District Gu idelines Section 2.b.2, pg. v-31. The project has the potential to be th e o n l y b u i l d i ng of this scale in the immediate area f o r t h e foreseeable future after it is complete d s o m a s s , scale, wall articulation, and roof desig n s h o u l d b e applied to all side of the project provi d i n g f o u r s i d e d a r c h i t e c t u r e . While the design complies with the ge n e r a l d e s i g n g u i d e l i n e t h a t n o w a l l planes should continue unbroken for more than 50 feet, it is u n s u c c e s s f u l i n m e e t i n g t h e i n t e n t o f t he guideline to eliminate “boxlike”/repetitive structures (DTSP C.2.a.2, pg. V-5 c). Design Recommendations The following recommendations are m a d e t o b e t t e r r e spond to the goal of meeting the requ i r e d “ H i g h Quality Architectural Design” findings. M o r e s pecific and detail oriented comments m a y b e m o r e appropriately addressed when the primary mass, scale, and contextual integration items are resolved, thusly they are not complet e i n n a t u r e . 1. Step the mass at the upper floors t o “ t r a n s i t i o n f r o m t h e h e i g h t o f a d j a c e n t d e v e l o p m e n t to the maximum height of the propose d building” (DTSP C.2.a.1, pg. V-5). 2. Break up the thin vertical element s i n t o more appropriate scale masses to create opportunities to vary the height and c o l o r i n order to reduce the overall impression of a large mass. “Vary the height of the building so that it appears to be divided intodistinct massing elements”(DTSP C.2.a.2, pg. V-6). Proposed Project Design Review The proposed project is a five story m i x e d - u s e p r o j ect comprising approximately 123,000 square feet of commercial and residential condom i n i u m s . T h e 6 4 f o o t t a l l p r o j e c t s t ands out as the tallest building within the city. The architectural styl e i s n o t o f a n y specific identifiable type but resembl e s p o s t m o d e r n in many aspects. The project meets the basic design guideline principles such as a generally articulated mass, prominent driveways, and screened p a r k i n g b u t i t l a c k s t h e m o r e a r t i c u l a t e d c h a r a c t e r a n d s t y l e defining elements such as a richness o f m a t e r i a l s , m u l t i - p l a n e d r o o f s , a n d overhangs (DTSP C.1.a, pg.V-3). The proposed project is of a height w h i c h i s i n c o n f l i c t w i t h t h e S p e c i f i c P l a n and is not compatible with the surrounding neighborhood. The he i ght and massing has the potential to a d v e r s e l y a f f e c t s o l a r access of the adjacent residences ( D T S P C . 2 . a , p g . V-5). It is recommended that a solar study be conducted to evaluate the impact and t h a t t h e u p p e r stories be stepped back to minimize i m p a c t s . The scale of the building does not re l a t e t o t he surrounding area. It is recommen d e d t h a t t e c h n i q u e s noted in Design Guidelines Section C . 2 . b , p g . V - 7 b e u t i l i z e d t o h e l p m i t i g a t e t h e a p p e a r a n c e o f t h e overall mass. The proposed project’s mass and sc a l e i s i n c o n f l i c t w i t h t h e T e m p l e C o m m e r c i a l D i s t r i c t G u i d e l i n e s . I t is recommended that the street level f a ç a d e i n t e g r a t e a v a r i e t y o f s t o r e f r o n t s t o r e d u c e r e p e t i t i v e n e s s and proved interest at the pedestrian level (DTSP District Guidelines 2.a, pg. v-29). It is recommended that the designer review the design guideline recomm endations for Scale Mitigation Techniques as noted in the District Gu idelines Section 2.b.2, pg. v-31. The project has the potential to be th e o n l y b u i l d i ng of this scale in the immediate area f o r t h e foreseeable future after it is complete d s o m a s s , scale, wall articulation, and roof desig n s h o u l d b e applied to all side of the project providi n g f o u r s i d e d a r c h i t e c t u r e . While the design complies with the ge n e r a l d e s i g n g u i d e l i n e t h a t n o w a l l planes should continue unbroken for more than 50 feet, it is un s u c c e s s f u l i n m e e t i n g t h e i n t e n t o f t he guideline to eliminate “boxlike”/repetitive structures (DTSP C.2.a.2, pg. V-5 c). Design Recommendations The following recommendations are m a d e t o b e t t e r r e spond to the goal of meeting the requ i r e d “ H i g h Quality Architectural Design” findings. M o r e s pecific and detail oriented comments m a y b e m o r e appropriately addressed when the primary mass, scale, and contextual integration items are resolved, thusly they are not complete i n n a t u r e . 1. Step the mass at the upper floors t o “ t r a n s i t i o n f r o m t h e h e i g h t o f a d j a c e n t d e v e l o p m e n t to the maximum height of the propose d building” (DTSP C.2.a.1, pg. V-5). 2. Break up the thin vertical elemen t s i n t o more appropriate scale masses to create opportunities to vary the height and c o l o r i n order to reduce the overall impression of a large mass. “Vary the height of the building so that it appears to be divided intodistinct massing elements” (DTSP C.2.a.2, pg. V-6). East Elevation Qualifications and Experience | SECTION 2 26 6 Applicant should ensure that capital a n d l o wercase letters do not exceed a heig h t o f 18”, with two rows of letters not excee d i n g 3 6 ” in height (MU-CS D6). Any logos utili z e d by businesses should not exceed 24”. All signs for the proposed project sho u l d be consistent with the Recommende d S i g n Alternative (MU-CS D7) and Discoura g e d S i g n A l ternatives (MU-CS D8), as outlined within the Signage Design Guidelines. General Comments The existing Shops 2 building contain s a large outdoor space along the Carson Street frontage. It is suggested that the applicant consider incorporating outdoor seating within this area that would allow business p a t rons to better utilize this space. As shown on Proposed Site Plan She e t A 0 10, landscaping is unevenly dispersed throughout the project site. It is suggested that the applicant design t h e l a n d s c a p e p l a n for the site so that is evenly disperse d t h rough the project site while also provi d i n g screening for blank walls, mechanical e q u ipment, and/or trash enclosures. Existing street trees are located along t h e C a rson Street project frontage. The gro w i n g area at the base of the trees severely l i m i t s t h e w i d t h a n d a c c e s s i b i l i t y o f t h i s a r e a o f t h e sidewalk. The applicant is encouraged t o p r o v i d e t r e e g r a t e s f o r t h e e x i s t i n g s t r e e t t r e e s to expand the usable sidewalk area alo n g t h e project frontage on Carson Street. As shown on Proposed Exterior Eleva t i o n s S h e e t A 2 0 3 , t h e P r o p o s e d E a s t E x t e r i o r Elevation (Shops 2) displays a large a r e a o f blank wall space. The applicant shou l d include additional shrub plantings along this wall to minimize the blank wall space along this elevation. Applicant should verify whether or not t h e existing CMU wall located along the p r o j e c t frontage is to remain or will be remov e d . W h ile the Finish Legend contains planter w a l l (#7) for the proposed project, i t i s n o t p o r t r a y e d o n t h e i n c l uded plan set. It is suggested that the CMU wall be removed to enha n c e o n - and off-site pedestrian circulation an d t o improve the aesthetic quality of the pro j e c t . Design Recommendations The following recommendations are m a d e t o better respond to the selected style of “contemporary” within the Mixed-Use-C a r s o n S t r e e t z o n e a n d t o e n h a n c e t h e o v e r a l l project design. 1. Integrate identifiable pedestrian ro u t e s w i t h i n t h e p r o j e c t s i t e c o n n e c t i n g t o p u b l i c sidewalks in order to facilitate on- and o f f - s i t e p e d e s t r i a n c i r c u l a t i o n i n s u p p o r t o f the Carson S t r e e t M i x e d - U s e District Master Plan. Applicant should ensure that capital an d l o wercase letters do not exceed a height o f 18”, with two rows of letters not exce e d i n g 3 6 ” i n h e i g h t ( M U - C S D 6 ) . A n y l o g o s u t i l i z e d by businesses should not exceed 24”. All signs for the proposed project shoul d be consistent with the Recommende d S i g n Alternative (MU-CS D7) and Discoura g e d S i g n A l ternatives (MU-CS D8), as outlined within the Signage Design Guidelines. General Comments The existing Shops 2 building contain s a l a r g e o u t d o o r s p a c e a l o n g the Carson Street frontage. It is suggested that the applicant consider incorporating outdoor seating within this area that would allow business pat rons to better utilize this space. As shown on Proposed Site Plan She e t A 0 10, landscaping is unevenly disperse d throughout the project site. It is suggested that the applicant desig n t h e l a n d s c a p e p l a n for the site so that is evenly dispersed t h rough the project site while also providi n g screening for blank walls, mechanical e q u ipment, and/or trash enclosures. Existing street trees are located along t h e C a rson Street project frontage. The growi n g area at the base of the trees severely li m i t s t h e w i d t h a n d a c c e s s i b i l i t y o f t h i s a r e a o f t h e sidewalk. The applicant is encourage d t o p r o v i d e t r e e g r a t e s f o r t h e e x i s t i n g s t r e e t t r e e s to expand the usable sidewalk area al o n g t h e project frontage on Carson Street. As shown on Proposed Exterior Elev a t i o n s S h e e t A 2 0 3 , t h e P r o p o s e d E a s t E x t e r i o r Elevation (Shops 2) displays a large a r e a o f blank wall space. The applicant should include additional shrub plantings along this wall to minimize the blank wall space along this elevation. Applicant should verify whether or not t h e existing CMU wall located along the pr o j e c t frontage is to remain or will be remove d . W h ile the Finish Legend contains planter w a l l (#7) for the proposed project, it is not p o r t r a y e d o n t h e i n c l uded plan set. It is suggested that the CMU wall be removed to enh a n c e o n - and off-site pedestrian circulation and t o improve the aesthetic quality of the pr o j e c t . Design Recommendations The following recommendations are m a d e t o better respond to the selected style of “contemporary” within the Mixed-Use- C a r s on Street zone and to enhance the ove r a l l project design. 1. Integrate identifiable pedestrian r o u t e s w i t h i n t h e p r o j e c t s i t e c o n n e c t i n g t o p u b l i c sidewalks in order to facilitate on- an d o f f - s i t e p e d e s t r i a n c i r c u l a t i o n i n s u p p o r t o f the Carson S t r e e t M i x e d - U s e District Master Plan. Proposed Site Plan Example Community Shopping District S i t e P l a n Outdoor dining enlivens the street environment with additional activity. Trees and landscaping dispersed throughout the project site aid in providing shade for vehicles and improves the visual quality of a development. proportions of the corner element appear to be inconsistent, leaving the top feeling particularly light. The applicant should balance the top massing proportion to better reflect that of the vertical proportioning to enhance the corner element design. Pedestrian scale has been maintained in the current design iteration through continued inclusion of a r c a d e s a l o n g t h e W e s t E l e v a t i o n. The addition of stone veneer on portions of the West Elevation is also successful in supporting t h e p e d e s t r i a n s c a l e . The project proposes to provide glazing associated with the retail space along the West Elevation, providing an enhanced pedestrian experience at the ground level. The introduction of glazing is considered appropriate but in o r d e r t o m i n i m i z e t h e monumental expanse of stone veneer, should be continued at the ground level on the south massing on the West Elevation. Building materials and color palette have been expanded to include stone veneer, wood veneer, metal panels, and a new san stucco color, which are considered appropriate to the chosen architectural style. In particular, the wood veneer successfully provides a modern interpretation of the column pattern and detailing found along the South Elevation. However, given the existing mall context along both the West and South Elevations, the proposed design lacks the additional d e t a i l i n g c o n s i d e r e d a p p r o p r i a t e t o the project’s context. Specifically, sand stucco dominates the overall project design and should be reduced through the introduction of base/bulkhead and cornice detailing. The projecting element colored Passion Red has been relocated to the southern massing along the West Elevation. Minimal articulation and detailing has been integrated, leaving the projecting element feeling not only tacked onto the massin g b u t monumental and lacking of pedestrian scale. The applicant should expand upon the design concept for the projecting element in relations h i p t o the West Elevation while exploring the incorporation and continuation of pedestrian scale found along the South Elevation. Louver insert detailing introduced into the existing me t a l g r i l l s a l o n g t h e W e s t E l e v a t i o n are considered appropriate to the overall architectural s t y l e a n d d e s i g n . T h e a p p l i c a t i o n of additional louvers into the proposed corner element also successfully introduces additional detailing and design appropriate to the arch i t e c t u r a l s t y l e . The majority of the proposed signage have been placed and scaled appropriately in conjunction with adjacent building massing or architectural features. However, the ‘Future Tenant Signage’, located on the southern massing on the West Elevation, appears to be too large for the available wall surface and should be scaled to allow for appropriate balance and spacing above and below the sign. Additionally, the applicant should also refer to the Mall Master Signage Program to ensure proposed signage consistency. Backlit panels introduced as part of the corner element provide visual interest to the elevations and are considered appropriate to the overall design. However, the applicant should ensure that all backlight panels do not overflow onto the adjacent street. Design Recommendations The following recommendations have been made to evaluate the resubmittal of the project located in the Commercial Regional zone with a Design Overlay at the SouthBay Pavilion and to enhance the overall project design. 1. Revise Overall Site Plan Sheet SP1.0 to include the entire project extents. 2. Introduce different massing configuration and colors/materials to provide visual separation between the corner element and the south massing on the West Elevation. 3. Balance the top massing proportion of the corner element to better reflect that of the vertical proportioning. 4. Incorporate additional glazing to minimize the expanse of the stone veneer wall on the south massing on the West Elevation. 5. Reduce the dominance of sand stucco through the incorporation of base/bulkhead and cornice detailing. 6. Expand upon t h e d e s i g n c o n c e p t f o r t h e P a s s i o n R e d c o l o r e d p r o j e c t i n g e l e m e n t i n relationship to the West Elevation while incorporating and continuing the pedestrian scale found along the South Elevation. 7. S c a l e t h e ‘ F u t u r e T e n a n t S i g n a g e ’ o n t h e south massing of the West Elevation to better fit the wall surface and provide adequate spacing above and below the sign area. 8. Review Mall Master Signage Program to ensure pr o p o s e d s i g n a g e c o n s i s t e n c y . 9. Ensure all backlit panels integrated within the project do not overflow onto th e adjacent streets. Overall, we believe the applicant has made significant st r i d e s i n a d d r e s s i n g o u r previous comments through their current project submittal. With some modification to the project design as outlined above, we feel the project could be a great addition to the SouthBay Pavilion a n d t h e City. We continue to look forward to the projects forward progression. Very truly yours, West Elevation Proposed signage should be scaled to allow for appropriate balance on building facade with spacing above and below sign. Project Rendering Projecting element creates monumental scale and feels out of context with surrounding mall design elements. Maintains pedestrian scale while incorporating surrounding mall design elements. 2 ordering menu up one car length to allow for four cars to queue behind the ordering vehicle. Additionally, the applicant should verify the drive-thru exit turning radius to ensure adequate exiting spacing for the driveway. Opportunities for outdoor seating should be embraced by the applicant. The site plan configuration provides an area viewed as appropriate for outdoor seating directly east of the buildings southern entrance that receives southern sun exposure. While the applicant provides a striped crosswalk on the drive-thru exit portion of the site, an additional striped crosswalk should be provided from the ‘No Parking’ area adjacent to the trash enclosure to the ADA ramp across the shared drive. This will ensure adequate pedestrian safety and enhance on-site circulation while also encouraging a ‘park once’ philosophy for the neighborhood center. Architecture Massing variation and building articulation is continued on all sides of the building providing a design that is both visually and aesthetically appropriate. Vertical emphasis of the design is minimized through the incorporation of awnings, overhangs, trims, and other wall surface detailing. Generally speaking, blank walls are minimized through the incorporation of windows, building entrances, changes in color and texture, and different wall surfaces. However, the applicant should consider addressing the blank wall to the east of the southern building entrance through the incorporation of vertical trellises with vines, as shown on the north elevation, and/or a trellis structure for an outdoor seating area. The scale of the overall building is reduced through the use and placement of window patterns, wall materials, awnings, fixtures, and other wall detailing. Changes in color and materials along the lower wall elevations of the building provide relation to human scale. Applicant should clarify and call-out the proposed material on the lower wall of the southern elevation as the material appears to be of different color and/or type than that of the wood paneling shown on the east and west elevations. Overall, building proportions of the proposed design are appropriate given the chosen architectural style. However, it is suggested that the applicant increase the size and width of the ends of the wall planes on either side of the building on the east and west elevations. The current size and configuration does not adequately celebrate and/or address the changing of materials from cement plaster to wood paneling, leaving the cornice feeling applied to only the southern and northern portions of the building without proper returns. Building roof forms are varied and aid in breaking up the overall massing on all elevations. In conjunction with the building proportion comment above, it is suggested MEMORANDUMDate: January 7, 2016To: Max Castillo, Assistant Planner Organization: City of CarsonFrom: RRM Design Group Title: Design Review TeamProject Name: Carson Consulting Project Number: 0000-08-UR15 (A.08)Topic: Starbucks Drive Thru - DOR #1599-15Dear Max, We have reviewed the proposed project for compliance with the General Development Standards (CMC Chapter 1, Part 6), the Site Development Standards for Commercial Zones (CMC Chapter 1, Part 4), and Site Plan and Design Review (CMC 9172.23).Project documents reviewed include Site Plan Sheet SP-2, Conceptual Grading Plan Sheet CG, Conceptual Landscape Plan Sheet CLP-1, Floor Plan Sheet, Exterior Elevations Sheets, and Colors and Materials Board. In addition, project site photos and a Hydrology Study and Low Impact Development Report were also referenced. Neighborhood CharacterandPatterns The project site is zoned Commercial, General with a Design Overlay. Surrounding land uses include Commercial, General with a Design Overlay to the north, Residential, Single Family to the south, Manufacturing, Light with a Design Overlay to the east, and Manufacturing, Light with a Design Overlay to the west. Proposed Project Design Review The project proposes to construct a one-story commercial building with an associated drive-thru in a contemporary architectural style that is considered appropriate to the existing context and surrounding land uses within the area. Site Planning The location and layout of the proposed commercial building is considered the most appropriate given the configuration of the project site. Locating the building to the west side of the parcel allows for a queuing capacity of up to nine vehicles within the drive- thru and minimizes the potential for vehicles spilling out into the parking lot and/or street to the greatest extent possible. It is suggested the applicant move the drive-thru Verify adequate turning radius. Site Plan Incorporate outdoor seating area. Include additional striped crosswalk. Move ordering menu forward one car length. 4 that the applicant also address the roof line and associated trim detailing along the east and west elevations to more appropriately juxtapose the end wall column detailing and roof forms. Metal canopies over building entrances provide clearly identifiable locations for prospective customers. Window and door styles integrated into building aide in defining the proposed architectural style and are appropriately scaled to the building size. The location of the majority of the windows and doors are placed so as to maximize daylighting within the building. Awnings have been integrated above the windows on the south elevation to minimize heat gain and reduce sun exposure. The combination of wood paneling, corrugated metal paneling, and cement plaster collectively provides visual interest to the proposed building. While not consistent with the existing shopping center design, the colors and materials selected are considered appropriate for the proposed architectural style and provide a point of reference for future buildings and/or remodels within the project vicinity. Landscaping Project site landscaping provides a wide variety of trees and shrubs considered appropriate to the overall site and local climate. While the design incorporates one Crape Myrtle adjacent to the proposed parking spaces to shade parked vehicles (CMC 9162.52), the applicant should attempt to integrate additional trees within the planting design in order to provide shade for additional vehicles. Applicant should ensure that the proposed location of the trash enclosure will not interfere with vehicular traffic attempting to enter the drive-thru (CMC 9164.4). Additionally, the trash enclosure should integrate a separate pedestrian entrance to allow for walk-in access in order to minimize the need for continual opening of the main enclosure gates. While Conceptual Landscape Plan Sheet CLP-1 identifies dietes bicolor for screening of the proposed trash enclosure, this shrub is considered insufficient to adequately screen the enclosure. Applicant should integrate additional evergreen vines and/or dense shrubs for adequate screening of the trash enclosure. Applicant should identify and clarify the location of any irrigation controller for the proposed landscaping. If the irrigation controller is proposed outside of the building, it should be appropriately screened from view by landscaping. The plant symbols for the two rhaphilepis species are very similar in size and shape on the Conceptual Landscape Plan. Applicant should utilize symbols that are individually unique and more accurately represent the ultimate width of the chosen plant species. West Elevation Address cornice that feels applied. Address roof line and associated trim. Increase size and width of wall plane ends. RRM Design Group has provided comprehensive design review services for the City of Carson Planning Department since 2015. Our multidisciplinary approach utilizes our team of architects, urban designers, landscape architects, certified planners, and engineers to provide City staff and applicants extensive yet realistic project recommendations that continue to produce high quality results. Upon review, RRM then compiles a succinct memorandum outlining the proposed project, recommendations for improvement, as well as graphic support in the form of red-lined plans, sketches, and/or photographs for staff use. Project files received are kept in-house to allow for ease of reference for future reviews on follow-up submittals. While our design review services do not include code or development standard compliance review, focus on architectural and urban design recommendations have continued to foster the unique character and environments desired by the community. As part of this work effort, the RRM team also provides site visits, meetings with applicants, and assistance in preparing for hearings. CARSON ON-CALL DESIGN REVIEW CARSON, CA NOTABLE INFO AND STATS: Client: City of Carson Address: 701 E. Carson Street, Carson, CA 90745 Contact: Richard Rojas, Senior Planner Phone: (310) 233-4840 Project Timeline: 2015-Present Total Value of Service: $130,965 RRM SERVICES PROVIDED: Planning, Architecture, Landscape Architecture, Engineering RRM TEAM: Jami Williams, Principal-in-Charge; Matt Ottoson, Project Manager; Scott Martin, Principal Architect; Randy Russom, Architect SECTION 2 | Qualifications and Experience City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 27 rrM DESIGn rEVIEW Santa Clarita, CA Section 3 COS T S Co n s u l t i n g A r c h i t e c t u r a l R e v i e w S e r v i c e s 28 Exhibit C BILL RATE RANGES Subject to change effective March 1st each year  EXHIBIT A-1 SCHEDULE 1 Bill Rate Ranges Subject to change effective March 1st each year ARCHITECTURE INTERIOR DESIGN Architect 95$ -155$ Designer I 55$ -85$ Assistant Manager of Architecture 130$ -195$ Designer II 65$ -115$ Design Director 145$ -240$ Interior Designer I 75$ -125$ Designer I 70$ -100$ Interior Designer II 90$ -150$ Designer II 80$ -125$ Intern 45$ -80$ Designer III 90$ -150$ Senior Interior Designer 110$ -195$ Intern 45$ -80$ Job Captain 90$ -150$ LANDSCAPE ARCHITECTURE Manager of Architecture 145$ -255$ Assistant Designer 70$ -110$ Principal 180$ -350$ Associate Designer 80$ -125$ Project Architect 110$ -185$ Designer 95$ -135$ Project Designer 110$ -180$ Intern 45$ -80$ Project Manager 110$ -185$ Landscape Architect 95$ -145$ Senior Architect 135$ -220$ Manager of Landscape Architecture 150$ -245$ Senior Designer 135$ -210$ Principal 180$ -350$ Senior Project Manager 135$ -230$ Principal Landscape Architect 135$ -235$ Senior Designer 105$ -165$ ENGINEERING & SURVEYING Senior Landscape Architect 110$ -175$ Associate Engineer 90$ -135$ Construction Inspector 105$ -175$ PLANNING Designer I 55$ -95$ Assistant Planner 75$ -120$ Designer II 75$ -120$ Associate Planner 90$ -155$ Designer III (Structural)90$ -135$ Intern 45$ -80$ Engineer I 85$ -135$ Manager of Planning 145$ -260$ Engineer II 105$ -160$ Principal 180$ -350$ Land Surveyor 115$ -160$ Principal Planner 140$ -250$ Manager of Engineering Services 170$ -280$ Senior Planner 115$ -205$ Manager of Surveying 150$ -230$ Senior Urban Designer 115$ -205$ Party Chief 90$ -145$ Urban Designer 90$ -155$ Principal 180$ -350$ Project Engineer 125$ -180$ CORPORATE SERVICES Project Manager 145$ -230$ Accounting Specialist 60$ -110$ Senior Associate Engineer 110$ -185$ Business Development Coordinator 85$ -135$ Senior Designer 110$ -185$ Chief Executive Officer 195$ -500$ Senior Land Surveyor 130$ -195$ Graphic Designer 80$ -135$ Senior Party Chief 115$ -185$ Marketing Manager 110$ -220$ Senior Project Engineer 135$ -225$ Marketing Specialist 90$ -150$ Supervisor of Surveying 135$ -205$ Office Coordinator 70$ -125$ Survey Technician I 60$ -90$ Project Accountant 65$ -135$ Survey Technician II 75$ -115$ Project Administrator 70$ -125$ Survey Technician III 90$ -155$ Receptionist 40$ -80$ Surveying Crew Rates REGULAR One person w/ GPS or Robotic Workstation 125$ -155$ Two person 175$ -290$ Three person 235$ -390$ PREVAILING WAGE One person w/ GPS or Robotic Workstation 150$ -180$ Two person 225$ -340$ Three person 325$ -490$      Rev 3/1/2021 SECTION 3 | Costs City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 29 Single story element dominated by 2 story mass, which is out of character with surrounding properties. ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEARIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF SOUTHERN CALIFORNIA ARCHITECTS AND THE SAME MAY NOT BE DUPLICATED, USED, OR DISCLOSED WITHOUT WRITTEN CONSENT PROPOSED RESIDENTIAL ADDITION 532 HUNTLEY AVE. WEST HOLLYWOOD, CA. 90048 10-15-14 s A R C H I T E C T U R E P L A N N I N G cala R-4 2 . RECLAIMED WOOD SIDING 1 . EXTERIOR CEMENT PLASTER 4 . STANDING SEAM METAL ROOFING 3. PAINTED WOOD FASCIA 6. CABLE RAILING 7. STACKED STONE VENEER (AT CHIMNEY) 2 1 14 1 ELDORADO STONE-RUSTIC LEDGEPACIFIC METAL ROOFING-BRIGHT SILVERELMWOOD- ANTIQUE NATURAL BARN WOOD SHERWIN WILLIAMS - 7504 - KEYSTONE GRAY SHERWIN WILLIAMS - 2808 - ROCKWOOD DARK BROWN 5 . DOOR/WINDOW PAINT COLOR SHERWIN WILLIAMS - 2837 - AURORA BROWN 5 3 7 6 COnSULTInG DESIGn rEVIEW COMMEnTS West Hollywood, CA Section 4 COnf LI C T Of I n TE rES T Co n s u l t i n g A r c h i t e c t u r a l R e v i e w S e r v i c e s City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 31 CONFLICT OF INTEREST RRM Design Group has no business, professional, personal, or other interest, including, but not limited to, the representation of other clients, that would conflict in any manner or degree with the performance of its obligations under this Agreement. If any such actual or potential conflict of interest arises under this Agreement, rrM Design Group shall immediately inform the City in writing of such conflict. If, in the reasonable judgment of the City, such conflict poses a material conflict to and with the performance of RRM Design Group's obligations under this Agreement, then the City may terminate the Agreement immediately upon written notice to rrM Design Group; such termination of the Agreement shall be effective upon the receipt of such notice by RRM Design Group. SITE PHOTO Fullerton Downtown Core and Corridors Specific Plan City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 33 TAB SHEET - SECTIOn OnE 5 APP E nDI x Co n s u l t i n g A r c h i t e c t u r a l R e v i e w S e r v i c e s 34 SECTION 5 | Appendix Principal-in-Charge Jami Williams will serve as the principal-in- charge. She will handle project oversight, ensuring that the project is on time and on budget. JAMI WILLIAMS | CNU-A Jami is passionate about undertaking urban design plans, master plans, and specific plan documents that deliver realistic implementation- oriented solutions. She is well-versed in downtown revitalization, mixed- use and multi-modal planning principles that maximize design, minimize costs, and materialize community consensus. She excels in public outreach, identifying public concerns and preferences and translating them into cutting-edge workable design documents that can be easily understood by the public and implemented by her public agency clients. 23 Years of Experience Education • Master of Business Administration, Architecture Management Track, California Polytechnic State University, San Luis Obispo, CA • Bachelor of Architecture, California Polytechnic State University, San Luis Obispo, CA • Semester Design Program, Ecole Des Beaux Art Americaines De Fontainbleau, France • Associate of Science, Cuyamaca College, San Diego, CA Affiliations • Congress for the New Urbanism Accredited (CnU-A) • American Planning Association (APA), Member • Urban Land Institute (ULI), Associate Member 10 Most Relevant Projects 1. Anaheim Staff Support Services, Anaheim, CA 2. Carson Architectural and Landscape review Services, Carson, CA 3. El Monte Design Review, El Monte, CA 4. Fremont Design Guidelines and Design Review Services, Fremont, CA 5. Long Beach Urban Design Element and On-Call Planning Services, Long Beach, CA 6. Pasadena Urban Design Consulting, Pasadena, CA 7. Santa Clarita Design Review Services, Santa Clarita, CA 8. Temple City Design Review, Temple City, CA 9. Ventura Design review Training, Camarillo, CA 10. West Hollywood Urban Design Program, West Hollywood, CA KEY PERSONNEL RESUMES City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 35 Appendix | SECTION 5 Project Manager Scott Martin will serve as the project manager and day-to-day contact. As an architect with a strong eye for urban design, Scott will be instrumental in translating the community’s ideas and providing careful, consistent design review. SCOTT MARTIN | AIA, LEED AP, CNU-A Scott is a talented architect with a keen ability to be simultaneously innovative and sensitive to clients’ needs. His project focus and experience is wide ranging; from illustration, master planning, urban design, needs assessments, design review, to the production and construction of facilities. Scott is a LEED Accredited Professional and has a high level of expertise in design and implementation of sustainable solutions. Scott’s unique relationship with both public and private clients gives him understanding of the realities of development and the priorities of a community. 15Years of Experience Education • Bachelor of Architecture, California Polytechnic State University, San Luis Obispo, CA Licenses • Architect, CA, C32348 • Architect, CO, 00405508 Accreditations • Leadership in Energy and Environmental Design Accredited Professional (LEED AP) Affiliations • Leadership in Energy and Environmental Design Accredited Professional • Congress for the New Urbanism Accredited (CnU-A) • American Institute of Architects (AIA), San Luis Obispo Chapter • United States Green Building Council, California Central Coast Chapter (C4), regional Council Board, 2008 - Present • Architecture for Humanity, Board Member, 2009 - 2012 10 Most Relevant Projects 1. Anaheim Staff Support Services, Anaheim, CA 2. Carson Architectural and Landscape review Services, Carson, CA 3. El Monte Design Review, El Monte, CA 4. Fremont Design Guidelines and Design Review Services, Fremont, CA 5. Long Beach Urban Design Element and On-Call Planning Services, Long Beach, CA 6. Pasadena Urban Design Consulting, Pasadena, CA 7. Santa Clarita Design Review Services, Santa Clarita, CA 8. Temple City Design Review, Temple City, CA 9. Ventura Design review Training, Camarillo, CA 10. West Hollywood Urban Design Program, West Hollywood, CA 36 SECTION 5 | Appendix Project Architect Randy will provide architectural support for design review assignments. His varied work experience and participation on both sides of the counter leads to solution-oriented recommendations. RANDY RUSSOM | AIA randy is a licensed architect with 30 years of experience. He has won local and national recognitions and has designed and managed a wide variety of projects across the state. Randy is a leader in RRM’s hospitality market as well as our custom residential work. He serves on the Board of Directors for the San Luis Obispo Chapter of the AIA, and is a Planning Commissioner for the City of Arroyo Grande. 30 Years of Experience Education • Bachelor of Architecture, California Polytechnic State University, San Luis Obispo, CA Licenses • Architect, CA, C24410 Affiliations • American Institute of Architects (AIA), San Luis Obispo Chapter, Board Member • City of Arroyo Grande, Planning Commissioner • City of Arroyo Grande, Bridge Street replacement Committee 10 Most Relevant Projects 1. Anaheim Staff Support Services, Anaheim, CA 2. Carson Architectural and Landscape review Services, Carson, CA 3. El Monte Design Review, El Monte, CA 4. Fremont Design Guidelines and Design Review Services, Fremont, CA 5. Long Beach Urban Design Element and On-Call Planning Services, Long Beach, CA 6. Pasadena Urban Design Consulting, Pasadena, CA 7. Santa Clarita Design Review Services, Santa Clarita, CA 8. Temple City Design Review, Temple City, CA 9. Ventura Design review Training, Camarillo, CA 10. West Hollywood Urban Design Program, West Hollywood, CA City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 37 Appendix | SECTION 5 urban Designer Matt will provide urban design support for design review assignments. He will contribute graphic content and assist in composing succinct responses for City staff. MATT OTTOSON | CNU-A Since joining rrM in 2014, Matt has focused his efforts on writing clear and concise plans, designing high-quality, easy to understand maps and graphics, and providing exceptional client service. With a wide breadth of past experience working as a planner in the public sector, Matt’s knowledge of local governmental agencies’ approach to plans and policy documents, in conjunction with his ability to translate project needs into usable work products ensures delivery of workable plans that help communities achieve their goals. 8 Years of Experience Education • Masters, Urban and regional Planning, Emphasis in Land Use and Design, California Polytechnic State University, Pomona, CA • Bachelor of Arts, Geography, Emphasis in Environmental Analysis, Cal State University, Fullerton, CA Associations • Congress for the New Urbanism Accredited (CnU-A) • American Planning Association (APA) • US Green Building Council (USGBC), Central Coast Chapter, Board of Directors, 2015-2018 • Congress for the New Urbanism (CnU-A) Urbanist Member • Urban Land Institute (ULI) Associate Member 10 Most Relevant Projects 1. Anaheim Staff Support Services, Anaheim, CA 2. Carson Architectural and Landscape review Services, Carson, CA 3. El Monte Design Review, El Monte, CA 4. Fremont Design Guidelines and Design Review Services, Fremont, CA 5. Long Beach Urban Design Element and On-Call Planning Services, Long Beach, CA 6. Pasadena Urban Design Consulting, Pasadena, CA 7. Santa Clarita Design Review Services, Santa Clarita, CA 8. Temple City Design Review, Temple City, CA 9. Ventura Design review Training, Camarillo, CA 10. West Hollywood Urban Design Program, West Hollywood, CA City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 41 Appendix | SECTION 5 2 2 Outdoor Living Building A Sheet L-47, Outdoor Living Building A-Courtyard C Sheet L- 48, Outdoor Living Building B Sheet L-49, Transit Station Sheet L-50, Plant Schedule Sheet L-51, Preliminary Erosion Control Plan Sheet C-52, Preliminary Grading Plan Sheet C-53, Preliminary Cut and Fill Plan Sheet C-54, Preliminary Stormwater Control Plan Sheet C-55, 41st Avenue Median Plan Sheet C-56, Vesting Tentative Map Option One Sheet T-57, Vesting Tentative Map Existing Boundary Sheet T-58, Vesting Tentative Map Proposed Boundary Sheet T-59, Vesting Tentative Map Existing Conditions Sheet T-60, and Vesting Tentative Map Proposed Site Plan Sheet T-61. Additional project materials reviewed for reference include Application Cover Letter, Application Narrative, and Master Sign Program. Neighborhood Character and Patterns According to the City of Capitola Zoning Map, the project site is zoned Regional Commercial (C-R). The project site currently contains portions of the Capitola Mall and is located adjacent to 41st Avenue, Capitola Road, and Clares Street. The area immediately surrounding the project site is characterized by a variety of land uses, including Regional Commercial (C-R) to the north, Community Commercial (C-C) to the south, Regional Commercial (C-R) to the east, and Regional Commercial (C-R), Multi- Family Residential High Density (RM-H) and Multi-Family Residential Low Density (RM- L) to the west. Project Design Review The project proposal comprises 31.44 acres and includes the development of 339,131 square feet of commercial/retail space and 637 residential units. Parking for the project is proposed in two new parking structures as well as existing surface parking lots which collectively includes 2,614 parking spaces for the commercial/retail spaces and 1,098 parking spaces for the residential units. The project proposes a number of separate architectural styles in varying configurations that most closely resemble “Main Street”, “Agrarian”, and “Contemporary” and will be referred to as such going forward within this review. Community Character The idea of community character in and of itself can often times be difficult to describe and adequately captured within an individual project design. Rather than having only one reference point or element to refer to that is emblematic of the character of a place, it is more often than not a series or collection of elements – the natural environment, a sequence of buildings at varying heights, public spaces, juxtaposed materials and colors, landscape placement and selection, among others – that collectively create the setting for the creation of a distinctive sense of place. 2 Outdoor Living Building A Sheet L-47, Outdoor Living Building A-Courtyard C Sheet L- 48, Outdoor Living Building B Sheet L-49, Transit Station Sheet L-50, Plant Schedule Sheet L-51, Preliminary Erosion Control Plan Sheet C-52, Preliminary Grading Plan Sheet C-53, Preliminary Cut and Fill Plan Sheet C-54, Preliminary Stormwater Control Plan Sheet C-55, 41st Avenue Median Plan Sheet C-56, Vesting Tentative Map Option One Sheet T-57, Vesting Tentative Map Existing Boundary Sheet T-58, Vesting Tentative Map Proposed Boundary Sheet T-59, Vesting Tentative Map Existing Conditions Sheet T-60, and Vesting Tentative Map Proposed Site Plan Sheet T-61. Additional project materials reviewed for reference include Application Cover Letter, Application Narrative, and Master Sign Program. Neighborhood Character and Patterns According to the City of Capitola Zoning Map, the project site is zoned Regional Commercial (C-R). The project site currently contains portions of the Capitola Mall and is located adjacent to 41st Avenue, Capitola Road, and Clares Street. The area immediately surrounding the project site is characterized by a variety of land uses, including Regional Commercial (C-R) to the north, Community Commercial (C-C) to the south, Regional Commercial (C-R) to the east, and Regional Commercial (C-R), Multi- Family Residential High Density (RM-H) and Multi-Family Residential Low Density (RM- L) to the west. Project Design Review The project proposal comprises 31.44 acres and includes the development of 339,131 square feet of commercial/retail space and 637 residential units. Parking for the project is proposed in two new parking structures as well as existing surface parking lots which collectively includes 2,614 parking spaces for the commercial/retail spaces and 1,098 parking spaces for the residential units. The project proposes a number of separate architectural styles in varying configurations that most closely resemble “Main Street”, “Agrarian”, and “Contemporary” and will be referred to as such going forward within this review. Community Character The idea of community character in and of itself can often times be difficult to describe and adequately captured within an individual project design. Rather than having only one reference point or element to refer to that is emblematic of the character of a place, it is more often than not a series or collection of elements – the natural environment, a sequence of buildings at varying heights, public spaces, juxtaposed materials and colors, landscape placement and selection, among others – that collectively create the setting for the creation of a distinctive sense of place. Project Location 42 SECTION 5 | Appendix 3 3 As indicated in the City’s General Plan, one of the primary guiding principles for the City is Community Identity. Community Identity highlights the desire of the Capitola community to ensure new development enhances the small-town feel and coastal village charm while also ensuring that all areas of the City possess a unique, memorable, and high-quality identity (GP-2). Moreover, CZC Section 17.120.070.A takes this further, identifying that a development’s site plan, height, massing, architectural style, materials, and landscaping all collectively contribute to the unique coastal village character and distinctive sense of place. In reviewing the provided conceptual plan set for the Capitola Town Square project, it is clear the applicant has begun to weave in a variety of elements throughout the project site plan, building architecture, as well as the public realm and landscape design to create the community’s desired unique, high-quality identity while also fostering the village character and distinctive sense of place that is Capitola. However, as further discussed in greater detail within this conceptual review below, there are a number of opportunities for the applicant to individually address that would collectively begin to create a project that more closely exudes the unique coastal village character and distinctive sense of place that is Capitola. Site Planning The current site planning configuration at the Capitola Mall site is one in which the primary mall buildings are centrally located on the property with surface parking located at the periphery. Under existing conditions, access to these parking areas is provided at a number of signalized and unsignalized points along Clares Street, Capitola Road, and 41st Avenue. This current configuration limits the ability of pedestrian and vehicular movements to efficiently pass through the site. As part of the proposed project, the applicant has appropriately introduced new streets - 38th Avenue, 40th Avenue, and Town Square Way - as well as reconfigured secondary access points along Clares Street, Capitola Road, and 41st Avenue to enhance access for both pedestrians and vehicles through the site. However, in reviewing the conceptual plan set, we have initial concerns with the proposed alignments of these new streets as it relates to the surrounding context of the project site (CZC 17.120.070.L). For example, it appears the Town Square Way alignment with 41st Avenue conflicts with existing properties/buildings at the east side of 41st Avenue, while the 38th Avenue alignment could provide a more direct connection to the Capitola Town Square and ultimately provide enhanced north/south access through the site. Moreover, in considering the secondary access points within the project, the applicant has proposed creating a more direct route to the existing Target traveling east to west from 41st Avenue to Clares Street. This alignment is proposed to traverse surface parking, loading areas, parking structures, and cross 38th Avenue and is anticipated to create a tunnel-like affect that appears to lack adequate pedestrian access. It is recommended that the applicant look for opportunities Examples of Existing Community Character within Capitola. City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 43 Appendix | SECTION 5 4 3 As indicated in the City’s General Plan, one of the primary guiding principles for the City is Community Identity. Community Identity highlights the desire of the Capitola community to ensure new development enhances the small-town feel and coastal village charm while also ensuring that all areas of the City possess a unique, memorable, and high-quality identity (GP-2). Moreover, CZC Section 17.120.070.A takes this further, identifying that a development’s site plan, height, massing, architectural style, materials, and landscaping all collectively contribute to the unique coastal village character and distinctive sense of place. In reviewing the provided conceptual plan set for the Capitola Town Square project, it is clear the applicant has begun to weave in a variety of elements throughout the project site plan, building architecture, as well as the public realm and landscape design to create the community’s desired unique, high-quality identity while also fostering the village character and distinctive sense of place that is Capitola. However, as further discussed in greater detail within this conceptual review below, there are a number of opportunities for the applicant to individually address that would collectively begin to create a project that more closely exudes the unique coastal village character and distinctive sense of place that is Capitola. Site Planning The current site planning configuration at the Capitola Mall site is one in which the primary mall buildings are centrally located on the property with surface parking located at the periphery. Under existing conditions, access to these parking areas is provided at a number of signalized and unsignalized points along Clares Street, Capitola Road, and 41st Avenue. This current configuration limits the ability of pedestrian and vehicular movements to efficiently pass through the site. As part of the proposed project, the applicant has appropriately introduced new streets - 38th Avenue, 40th Avenue, and Town Square Way - as well as reconfigured secondary access points along Clares Street, Capitola Road, and 41st Avenue to enhance access for both pedestrians and vehicles through the site. However, in reviewing the conceptual plan set, we have initial concerns with the proposed alignments of these new streets as it relates to the surrounding context of the project site (CZC 17.120.070.L). For example, it appears the Town Square Way alignment with 41st Avenue conflicts with existing properties/buildings at the east side of 41st Avenue, while the 38th Avenue alignment could provide a more direct connection to the Capitola Town Square and ultimately provide enhanced north/south access through the site. Moreover, in considering the secondary access points within the project, the applicant has proposed creating a more direct route to the existing Target traveling east to west from 41st Avenue to Clares Street. This alignment is proposed to traverse surface parking, loading areas, parking structures, and cross 38th Avenue and is anticipated to create a tunnel-like affect that appears to lack adequate pedestrian access. It is recommended that the applicant look for opportunities 3 As indicated in the City’s General Plan, one of the primary guiding principles for the City is Community Identity. Community Identity highlights the desire of the Capitola community to ensure new development enhances the small-town feel and coastal village charm while also ensuring that all areas of the City possess a unique, memorable, and high-quality identity (GP-2). Moreover, CZC Section 17.120.070.A takes this further, identifying that a development’s site plan, height, massing, architectural style, materials, and landscaping all collectively contribute to the unique coastal village character and distinctive sense of place. In reviewing the provided conceptual plan set for the Capitola Town Square project, it is clear the applicant has begun to weave in a variety of elements throughout the project site plan, building architecture, as well as the public realm and landscape design to create the community’s desired unique, high-quality identity while also fostering the village character and distinctive sense of place that is Capitola. However, as further discussed in greater detail within this conceptual review below, there are a number of opportunities for the applicant to individually address that would collectively begin to create a project that more closely exudes the unique coastal village character and distinctive sense of place that is Capitola. Site Planning The current site planning configuration at the Capitola Mall site is one in which the primary mall buildings are centrally located on the property with surface parking located at the periphery. Under existing conditions, access to these parking areas is provided at a number of signalized and unsignalized points along Clares Street, Capitola Road, and 41st Avenue. This current configuration limits the ability of pedestrian and vehicular movements to efficiently pass through the site. As part of the proposed project, the applicant has appropriately introduced new streets - 38th Avenue, 40th Avenue, and Town Square Way - as well as reconfigured secondary access points along Clares Street, Capitola Road, and 41st Avenue to enhance access for both pedestrians and vehicles through the site. However, in reviewing the conceptual plan set, we have initial concerns with the proposed alignments of these new streets as it relates to the surrounding context of the project site (CZC 17.120.070.L). For example, it appears the Town Square Way alignment with 41st Avenue conflicts with existing properties/buildings at the east side of 41st Avenue, while the 38th Avenue alignment could provide a more direct connection to the Capitola Town Square and ultimately provide enhanced north/south access through the site. Moreover, in considering the secondary access points within the project, the applicant has proposed creating a more direct route to the existing Target traveling east to west from 41st Avenue to Clares Street. This alignment is proposed to traverse surface parking, loading areas, parking structures, and cross 38th Avenue and is anticipated to create a tunnel-like affect that appears to lack adequate pedestrian access. It is recommended that the applicant look for opportunities 4 to enhance this direct street route to Target in order to enhance pedestrian access and create a more inviting, integrated experience within this portion of the project. In addition, it appears the primary street alignments are not proposed to accommodate bicycle users. Going forward, the applicant should refine the proposed street configuration to accommodate bicycle facilities through the site, considering the existing surrounding bicycle network within the vicinity of the project (CZC 17.120.070.L). In considering the introduction of new streets within the project, the emergence of block lengths, or the distance between one street and the next, was reviewed to determine appropriateness of pedestrian access and walkability. In other areas of the City that exhibit a more walkable environment, such as the Village, typical block lengths range from 250- and 350-feet. Alternatively, areas that are more automobile centric, such as in the immediate vicinity of the project site, typical block lengths range from 350-feet to 750-feet in length. As currently proposed, block lengths along a number of the primary streets appear to range from 600- to 700-feet in distance and lack more pedestrian- friendly lengths that would facilitate greater pedestrian activity. Going forward, the applicant should evaluate other areas within the City for cross-comparison and design direction of block lengths in order to create a more walkable, pedestrian environment while also looking for opportunities to better connect the blocks on-site to the surrounding context of the project site. Layout of the project provides pedestrian emphasis along 38th Avenue and Town Square Way, with some emphasis also provided along 40th Avenue. This focus is represented through the inclusion of wider sidewalks and more generous pedestrian amenities. While the more centrally located areas along these primary streets are anticipated to provide for adequate pedestrian connectivity, the applicant should look for opportunities to further enhance pedestrian connections to the rest of the mall site as well as to the project site periphery. Moreover, applicant should clarify variations in width of sidewalks along 38th Avenue, Town Square Way, and 40th Avenue, such as shown on Sheet L-44, and should look for opportunities to ensure consistent design treatment and design is utilized going forward. New pedestrian connections have also been appropriately proposed adjacent to the existing Target and Macys buildings as well as mid-block paseos providing access to the primary streets from parking areas. However, the applicant should pursue additional opportunities to further enhance the pedestrian connectivity within the project site. For example, the long alley at the east side of Target presents an opportunity to introduce an additional pedestrian paseo within the project, while the mall buildings to remain adjacent to and including Kohls, could be better integrated into the overall project concept through the introduction of additional pedestrian access points or enhanced pedestrian amenities and landscaping. The applicant has appropriately oriented buildings within the project towards the adjacent streets in which they are located. This is further exhibited through the 44 SECTION 5 | Appendix 5 4 to enhance this direct street route to Target in order to enhance pedestrian access and create a more inviting, integrated experience within this portion of the project. In addition, it appears the primary street alignments are not proposed to accommodate bicycle users. Going forward, the applicant should refine the proposed street configuration to accommodate bicycle facilities through the site, considering the existing surrounding bicycle network within the vicinity of the project (CZC 17.120.070.L). In considering the introduction of new streets within the project, the emergence of block lengths, or the distance between one street and the next, was reviewed to determine appropriateness of pedestrian access and walkability. In other areas of the City that exhibit a more walkable environment, such as the Village, typical block lengths range from 250- and 350-feet. Alternatively, areas that are more automobile centric, such as in the immediate vicinity of the project site, typical block lengths range from 350-feet to 750-feet in length. As currently proposed, block lengths along a number of the primary streets appear to range from 600- to 700-feet in distance and lack more pedestrian- friendly lengths that would facilitate greater pedestrian activity. Going forward, the applicant should evaluate other areas within the City for cross-comparison and design direction of block lengths in order to create a more walkable, pedestrian environment while also looking for opportunities to better connect the blocks on-site to the surrounding context of the project site. Layout of the project provides pedestrian emphasis along 38th Avenue and Town Square Way, with some emphasis also provided along 40th Avenue. This focus is represented through the inclusion of wider sidewalks and more generous pedestrian amenities. While the more centrally located areas along these primary streets are anticipated to provide for adequate pedestrian connectivity, the applicant should look for opportunities to further enhance pedestrian connections to the rest of the mall site as well as to the project site periphery. Moreover, applicant should clarify variations in width of sidewalks along 38th Avenue, Town Square Way, and 40th Avenue, such as shown on Sheet L-44, and should look for opportunities to ensure consistent design treatment and design is utilized going forward. New pedestrian connections have also been appropriately proposed adjacent to the existing Target and Macys buildings as well as mid-block paseos providing access to the primary streets from parking areas. However, the applicant should pursue additional opportunities to further enhance the pedestrian connectivity within the project site. For example, the long alley at the east side of Target presents an opportunity to introduce an additional pedestrian paseo within the project, while the mall buildings to remain adjacent to and including Kohls, could be better integrated into the overall project concept through the introduction of additional pedestrian access points or enhanced pedestrian amenities and landscaping. The applicant has appropriately oriented buildings within the project towards the adjacent streets in which they are located. This is further exhibited through the 4 to enhance this direct street route to Target in order to enhance pedestrian access and create a more inviting, integrated experience within this portion of the project. In addition, it appears the primary street alignments are not proposed to accommodate bicycle users. Going forward, the applicant should refine the proposed street configuration to accommodate bicycle facilities through the site, considering the existing surrounding bicycle network within the vicinity of the project (CZC 17.120.070.L). In considering the introduction of new streets within the project, the emergence of block lengths, or the distance between one street and the next, was reviewed to determine appropriateness of pedestrian access and walkability. In other areas of the City that exhibit a more walkable environment, such as the Village, typical block lengths range from 250- and 350-feet. Alternatively, areas that are more automobile centric, such as in the immediate vicinity of the project site, typical block lengths range from 350-feet to 750-feet in length. As currently proposed, block lengths along a number of the primary streets appear to range from 600- to 700-feet in distance and lack more pedestrian- friendly lengths that would facilitate greater pedestrian activity. Going forward, the applicant should evaluate other areas within the City for cross-comparison and design direction of block lengths in order to create a more walkable, pedestrian environment while also looking for opportunities to better connect the blocks on-site to the surrounding context of the project site. Layout of the project provides pedestrian emphasis along 38th Avenue and Town Square Way, with some emphasis also provided along 40th Avenue. This focus is represented through the inclusion of wider sidewalks and more generous pedestrian amenities. While the more centrally located areas along these primary streets are anticipated to provide for adequate pedestrian connectivity, the applicant should look for opportunities to further enhance pedestrian connections to the rest of the mall site as well as to the project site periphery. Moreover, applicant should clarify variations in width of sidewalks along 38th Avenue, Town Square Way, and 40th Avenue, such as shown on Sheet L-44, and should look for opportunities to ensure consistent design treatment and design is utilized going forward. New pedestrian connections have also been appropriately proposed adjacent to the existing Target and Macys buildings as well as mid-block paseos providing access to the primary streets from parking areas. However, the applicant should pursue additional opportunities to further enhance the pedestrian connectivity within the project site. For example, the long alley at the east side of Target presents an opportunity to introduce an additional pedestrian paseo within the project, while the mall buildings to remain adjacent to and including Kohls, could be better integrated into the overall project concept through the introduction of additional pedestrian access points or enhanced pedestrian amenities and landscaping. The applicant has appropriately oriented buildings within the project towards the adjacent streets in which they are located. This is further exhibited through the Block Lengths - Walkable Environment Block Lengths - Autocentric Environment City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 45 Appendix | SECTION 5 6 4 to enhance this direct street route to Target in order to enhance pedestrian access and create a more inviting, integrated experience within this portion of the project. In addition, it appears the primary street alignments are not proposed to accommodate bicycle users. Going forward, the applicant should refine the proposed street configuration to accommodate bicycle facilities through the site, considering the existing surrounding bicycle network within the vicinity of the project (CZC 17.120.070.L). In considering the introduction of new streets within the project, the emergence of block lengths, or the distance between one street and the next, was reviewed to determine appropriateness of pedestrian access and walkability. In other areas of the City that exhibit a more walkable environment, such as the Village, typical block lengths range from 250- and 350-feet. Alternatively, areas that are more automobile centric, such as in the immediate vicinity of the project site, typical block lengths range from 350-feet to 750-feet in length. As currently proposed, block lengths along a number of the primary streets appear to range from 600- to 700-feet in distance and lack more pedestrian- friendly lengths that would facilitate greater pedestrian activity. Going forward, the applicant should evaluate other areas within the City for cross-comparison and design direction of block lengths in order to create a more walkable, pedestrian environment while also looking for opportunities to better connect the blocks on-site to the surrounding context of the project site. Layout of the project provides pedestrian emphasis along 38th Avenue and Town Square Way, with some emphasis also provided along 40th Avenue. This focus is represented through the inclusion of wider sidewalks and more generous pedestrian amenities. While the more centrally located areas along these primary streets are anticipated to provide for adequate pedestrian connectivity, the applicant should look for opportunities to further enhance pedestrian connections to the rest of the mall site as well as to the project site periphery. Moreover, applicant should clarify variations in width of sidewalks along 38th Avenue, Town Square Way, and 40th Avenue, such as shown on Sheet L-44, and should look for opportunities to ensure consistent design treatment and design is utilized going forward. New pedestrian connections have also been appropriately proposed adjacent to the existing Target and Macys buildings as well as mid-block paseos providing access to the primary streets from parking areas. However, the applicant should pursue additional opportunities to further enhance the pedestrian connectivity within the project site. For example, the long alley at the east side of Target presents an opportunity to introduce an additional pedestrian paseo within the project, while the mall buildings to remain adjacent to and including Kohls, could be better integrated into the overall project concept through the introduction of additional pedestrian access points or enhanced pedestrian amenities and landscaping. The applicant has appropriately oriented buildings within the project towards the adjacent streets in which they are located. This is further exhibited through the 5 placement of primary building entrances that are oriented towards and are visible from adjacent streets (CZC 17.120.070.E). Orientation of primary building entries towards adjacent streets, rather than on the side or back of a building, supports an active public realm by creating enhanced visibility and activity on the street while also creating a more inviting and interesting pedestrian environment (CZC 17.120.070.E). However, in reviewing the site plan as a whole, it appears that the three proposed pad buildings located adjacent to 41st Avenue and Town Square Way lack adequate orientation of primary building entrances and connection with the larger Capitola Town Square project. To further enhance the presence of these buildings along these primary streets and to facilitate a more active, interconnected pedestrian environment, the applicant should look for opportunities to better connect these buildings to the adjacent streets while also further fostering the proposed pedestrian environment located elsewhere on Town Square Way. Considering solar access within the public realm is an important component of projects where taller building heights are proposed. It is anticipated that portions of Town Square Way, or the “main street’ of the project, will have limited solar access due to the adjacency to and height of the residential buildings. It is recommended that the applicant look for opportunities to enhance or increase solar access year around within the public realm of the project, particularly along Town Square Way due to its orientation and adjacency to taller buildings within the project. Proposed parking for the project is to be accommodated through a combination of both new parking structures as well as reconfigured surface parking lots. Of note, the new parking structures are proposed to accommodate both commercial/retail customers as well as the adjacent residential units. To minimize potential visual impacts, the applicant has appropriately wrapped the new parking structures in residential and commercial/retail space and begun to include some level of large graphics/murals (CZC 17.120.070.L). However, we have concerns with the visual qualities of the proposed parking structure west of 38th Avenue, shown on Sheet A-20, as portions are anticipated to be highly visible. Given the planned height and scale of this structure, the applicant should look for opportunities to minimize this parking structure appearance through the integration of additional building elements/materials, murals/screens, landscaping, and/or other design interventions. As shown on the provided landscape sheets, new landscaping areas at the project periphery are anticipated to minimize the visual impact of the large surface parking areas continued forward within the project (CZC 17.120.070.L). In considering proposed on-street parking configurations along Town Square Way and 38th Avenue, the applicant has proposed both parallel and diagonal parking configurations; no on-street parking is proposed along 40th Avenue. While not inappropriate, applicant should consider providing a more balanced mix of diagonal and parallel parking spaces along these main streets through the project, particularly when considering the usability of Town Square Way as a community event space and in areas Site Plan Paseos create opportunities for enhanced pedestrian connectivity as well as outdoor dining and seating options. Pad buildings at project entry on 41st Avenue lack adequate connection to rest of project. Termination of primary pedestrian area. Primary building entries lack orientation towards adjacent public streets to support active public realm. Building entries oriented toward the street create enhanced visibility and activity on the street. 46 SECTION 5 | Appendix 7 5 placement of primary building entrances that are oriented towards and are visible from adjacent streets (CZC 17.120.070.E). Orientation of primary building entries towards adjacent streets, rather than on the side or back of a building, supports an active public realm by creating enhanced visibility and activity on the street while also creating a more inviting and interesting pedestrian environment (CZC 17.120.070.E). However, in reviewing the site plan as a whole, it appears that the three proposed pad buildings located adjacent to 41st Avenue and Town Square Way lack adequate orientation of primary building entrances and connection with the larger Capitola Town Square project. To further enhance the presence of these buildings along these primary streets and to facilitate a more active, interconnected pedestrian environment, the applicant should look for opportunities to better connect these buildings to the adjacent streets while also further fostering the proposed pedestrian environment located elsewhere on Town Square Way. Considering solar access within the public realm is an important component of projects where taller building heights are proposed. It is anticipated that portions of Town Square Way, or the “main street’ of the project, will have limited solar access due to the adjacency to and height of the residential buildings. It is recommended that the applicant look for opportunities to enhance or increase solar access year around within the public realm of the project, particularly along Town Square Way due to its orientation and adjacency to taller buildings within the project. Proposed parking for the project is to be accommodated through a combination of both new parking structures as well as reconfigured surface parking lots. Of note, the new parking structures are proposed to accommodate both commercial/retail customers as well as the adjacent residential units. To minimize potential visual impacts, the applicant has appropriately wrapped the new parking structures in residential and commercial/retail space and begun to include some level of large graphics/murals (CZC 17.120.070.L). However, we have concerns with the visual qualities of the proposed parking structure west of 38th Avenue, shown on Sheet A-20, as portions are anticipated to be highly visible. Given the planned height and scale of this structure, the applicant should look for opportunities to minimize this parking structure appearance through the integration of additional building elements/materials, murals/screens, landscaping, and/or other design interventions. As shown on the provided landscape sheets, new landscaping areas at the project periphery are anticipated to minimize the visual impact of the large surface parking areas continued forward within the project (CZC 17.120.070.L). In considering proposed on-street parking configurations along Town Square Way and 38th Avenue, the applicant has proposed both parallel and diagonal parking configurations; no on-street parking is proposed along 40th Avenue. While not inappropriate, applicant should consider providing a more balanced mix of diagonal and parallel parking spaces along these main streets through the project, particularly when considering the usability of Town Square Way as a community event space and in areas 5 placement of primary building entrances that are oriented towards and are visible from adjacent streets (CZC 17.120.070.E). Orientation of primary building entries towards adjacent streets, rather than on the side or back of a building, supports an active public realm by creating enhanced visibility and activity on the street while also creating a more inviting and interesting pedestrian environment (CZC 17.120.070.E). However, in reviewing the site plan as a whole, it appears that the three proposed pad buildings located adjacent to 41st Avenue and Town Square Way lack adequate orientation of primary building entrances and connection with the larger Capitola Town Square project. To further enhance the presence of these buildings along these primary streets and to facilitate a more active, interconnected pedestrian environment, the applicant should look for opportunities to better connect these buildings to the adjacent streets while also further fostering the proposed pedestrian environment located elsewhere on Town Square Way. Considering solar access within the public realm is an important component of projects where taller building heights are proposed. It is anticipated that portions of Town Square Way, or the “main street’ of the project, will have limited solar access due to the adjacency to and height of the residential buildings. It is recommended that the applicant look for opportunities to enhance or increase solar access year around within the public realm of the project, particularly along Town Square Way due to its orientation and adjacency to taller buildings within the project. Proposed parking for the project is to be accommodated through a combination of both new parking structures as well as reconfigured surface parking lots. Of note, the new parking structures are proposed to accommodate both commercial/retail customers as well as the adjacent residential units. To minimize potential visual impacts, the applicant has appropriately wrapped the new parking structures in residential and commercial/retail space and begun to include some level of large graphics/murals (CZC 17.120.070.L). However, we have concerns with the visual qualities of the proposed parking structure west of 38th Avenue, shown on Sheet A-20, as portions are anticipated to be highly visible. Given the planned height and scale of this structure, the applicant should look for opportunities to minimize this parking structure appearance through the integration of additional building elements/materials, murals/screens, landscaping, and/or other design interventions. As shown on the provided landscape sheets, new landscaping areas at the project periphery are anticipated to minimize the visual impact of the large surface parking areas continued forward within the project (CZC 17.120.070.L). In considering proposed on-street parking configurations along Town Square Way and 38th Avenue, the applicant has proposed both parallel and diagonal parking configurations; no on-street parking is proposed along 40th Avenue. While not inappropriate, applicant should consider providing a more balanced mix of diagonal and parallel parking spaces along these main streets through the project, particularly when considering the usability of Town Square Way as a community event space and in areas Building B Elevations One example of option for screening large parking structure. 6 where sidewalk dimensions could be increased to create a more enjoyable pedestrian environment. Loading, deliveries, and trash service for the project are proposed in a number of locations throughout the project site. Conceptually, the applicant has appropriately located these critical operational elements of the project internal to or behind buildings so as to minimize their appearance within the public realm (CZC 17.120.070.S). However, we have initial concerns with the placement and location of loading, delivery, and trash enclosures at the ground level below residential building R-A, east of 38th Avenue. It is anticipated that these activities will create ongoing noise, odors, emissions, and other operational activities that could be of concern to future residents and site patrons. Applicant should clarify how these potential concerns will be addressed to ensure they are not an issue for future residents and site patrons. Acknowledging that the Capitola Mall site is much larger than the currently proposed project and that portions of the existing mall are to remain into the foreseeable future, it is recommended that the applicant look for opportunities to provide indications or leave direction for the ultimate, long-term build-out of the mall property so that once complete, it appears as a collective, unified vision. The applicant has begun to address this concern within the current site plan configuration, such as providing a secondary entry at the existing Target building while flanking it with new commercial/retail spaces or including sidewalks on one side of the street along portions of 40th Avenue. However, additional attention could be given to the areas north of Town Square Way and east of 40th Avenue as part of the proposed project. This could include continuing of sidewalks, creating a more street-like environment, introducing streetscape elements, providing pedestrian paseos, and/or other design interventions. Architecture The City of Capitola as a whole, and the Village in particular, has an eclectic mix of architectural styles and detailing that have evolved organically over the years and that contribute to the unique coastal village character. Section 17.120.070.I of the Zoning Code articulates that buildings should have an architectural style(s) that is compatible with the surrounding building and natural environment, is an authentic implementation of established architectural styles, and reflect Capitola’s unique coastal village character. As previously discussed above, the styles portrayed in the conceptual plan set include characteristics of “Main Street”, “Agrarian”, and “Contemporary” styles. In reviewing the styles associated with the commercial/retail portion of the project, the applicant has appropriately created the appearance of a number of different structures through massing and height variation, articulation and detailing, and color/material application (CZC 17.120.070.I). Of note, the proposed theater portion feels distinct and unique from other proposed buildings within the project and the applicant should continue to refine City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 47 Appendix | SECTION 5 8 6 where sidewalk dimensions could be increased to create a more enjoyable pedestrian environment. Loading, deliveries, and trash service for the project are proposed in a number of locations throughout the project site. Conceptually, the applicant has appropriately located these critical operational elements of the project internal to or behind buildings so as to minimize their appearance within the public realm (CZC 17.120.070.S). However, we have initial concerns with the placement and location of loading, delivery, and trash enclosures at the ground level below residential building R-A, east of 38th Avenue. It is anticipated that these activities will create ongoing noise, odors, emissions, and other operational activities that could be of concern to future residents and site patrons. Applicant should clarify how these potential concerns will be addressed to ensure they are not an issue for future residents and site patrons. Acknowledging that the Capitola Mall site is much larger than the currently proposed project and that portions of the existing mall are to remain into the foreseeable future, it is recommended that the applicant look for opportunities to provide indications or leave direction for the ultimate, long-term build-out of the mall property so that once complete, it appears as a collective, unified vision. The applicant has begun to address this concern within the current site plan configuration, such as providing a secondary entry at the existing Target building while flanking it with new commercial/retail spaces or including sidewalks on one side of the street along portions of 40th Avenue. However, additional attention could be given to the areas north of Town Square Way and east of 40th Avenue as part of the proposed project. This could include continuing of sidewalks, creating a more street-like environment, introducing streetscape elements, providing pedestrian paseos, and/or other design interventions. Architecture The City of Capitola as a whole, and the Village in particular, has an eclectic mix of architectural styles and detailing that have evolved organically over the years and that contribute to the unique coastal village character. Section 17.120.070.I of the Zoning Code articulates that buildings should have an architectural style(s) that is compatible with the surrounding building and natural environment, is an authentic implementation of established architectural styles, and reflect Capitola’s unique coastal village character. As previously discussed above, the styles portrayed in the conceptual plan set include characteristics of “Main Street”, “Agrarian”, and “Contemporary” styles. In reviewing the styles associated with the commercial/retail portion of the project, the applicant has appropriately created the appearance of a number of different structures through massing and height variation, articulation and detailing, and color/material application (CZC 17.120.070.I). Of note, the proposed theater portion feels distinct and unique from other proposed buildings within the project and the applicant should continue to refine Proposed Parallel Proposed Diagonal On-Street Opportunity On-Street Parking 48 SECTION 5 | Appendix 9 6 where sidewalk dimensions could be increased to create a more enjoyable pedestrian environment. Loading, deliveries, and trash service for the project are proposed in a number of locations throughout the project site. Conceptually, the applicant has appropriately located these critical operational elements of the project internal to or behind buildings so as to minimize their appearance within the public realm (CZC 17.120.070.S). However, we have initial concerns with the placement and location of loading, delivery, and trash enclosures at the ground level below residential building R-A, east of 38th Avenue. It is anticipated that these activities will create ongoing noise, odors, emissions, and other operational activities that could be of concern to future residents and site patrons. Applicant should clarify how these potential concerns will be addressed to ensure they are not an issue for future residents and site patrons. Acknowledging that the Capitola Mall site is much larger than the currently proposed project and that portions of the existing mall are to remain into the foreseeable future, it is recommended that the applicant look for opportunities to provide indications or leave direction for the ultimate, long-term build-out of the mall property so that once complete, it appears as a collective, unified vision. The applicant has begun to address this concern within the current site plan configuration, such as providing a secondary entry at the existing Target building while flanking it with new commercial/retail spaces or including sidewalks on one side of the street along portions of 40th Avenue. However, additional attention could be given to the areas north of Town Square Way and east of 40th Avenue as part of the proposed project. This could include continuing of sidewalks, creating a more street-like environment, introducing streetscape elements, providing pedestrian paseos, and/or other design interventions. Architecture The City of Capitola as a whole, and the Village in particular, has an eclectic mix of architectural styles and detailing that have evolved organically over the years and that contribute to the unique coastal village character. Section 17.120.070.I of the Zoning Code articulates that buildings should have an architectural style(s) that is compatible with the surrounding building and natural environment, is an authentic implementation of established architectural styles, and reflect Capitola’s unique coastal village character. As previously discussed above, the styles portrayed in the conceptual plan set include characteristics of “Main Street”, “Agrarian”, and “Contemporary” styles. In reviewing the styles associated with the commercial/retail portion of the project, the applicant has appropriately created the appearance of a number of different structures through massing and height variation, articulation and detailing, and color/material application (CZC 17.120.070.I). Of note, the proposed theater portion feels distinct and unique from other proposed buildings within the project and the applicant should continue to refine Examples of some of the variety of architectural styles found within the City today. City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 49 Appendix | SECTION 5 10 7 the commercial/retail portion of project, including the theater building, with stylistic appropriate elements to further enhance the chosen architectural styles and to more closely exemplify the overall character of Capitola. Separately, the residential portion of the project most closely resembles a “Contemporary” architectural style. While not inappropriate, the residential portions lacks the stylistic variety portrayed within the commercial/retail portion of the project as well as a level of applied design elements that would further enhance the unique coastal village character of the community. Going forward, the applicant should look for opportunities to further enhance the architectural style of the residential portion of the project by providing enhanced articulation/detailing, greater variation in material/color application, and/or introducing additional architectural styles that reflect the unique coastal village character. The Town Square project includes a variety of desirable massing elements, including variation in wall planes, variation in wall heights, and roofs located at different levels (CZC 17.120.070.H). In considering the commercial/retail portion of the project, applicant should pursue opportunities to expand the appearance of two-story massing elements, such as shown on Sheet A-31, to better complement the mass and scale found elsewhere in the project design while also maintaining a human scaled design. Moreover, applicant should integrate meaningful wall plane variations within the project design, rather than furred out elements. Separately, the residential portion of the project lacks an appropriate level of variation in wall planes, wall heights, and roofs located at different levels to adequately correspond to the human scale, appearing more monumental in scale. While the applicant has begun to break down the residential buildings through introduction of one- and two-story elements, additional refinements are needed to better address the human scale within the building design. As currently proposed, portions of the project which contain a residential component mixed with commercial/retail space, appear as two separate projects – a residential building above and a commercial/retail building below – lacking adequate cohesion and connection to the ground plane. Applicant should look for opportunities to continue upper story building wall planes down to the ground level so as to enhance the massing of the project. Massing relief has been provided in a number of locations within the project along the primary streets, such as along 40th Avenue with the recessed vehicular drive and common open space areas. This aides in minimizing the overall bulk and scale of the project when viewed from the street level. However, other areas of the site lack adequate relief in proposed building elevations, leading to the appearance of long, monotonous wall planes. Applicant should pursue opportunities to integrate similar massing relief in areas of the project where wall planes continue for long stretches without significant relief or offset, such as along 38th Avenue. CZC 17.120.070.B highlights the importance of ensuring new projects are designed to respect and complement adjacent properties. In reviewing the surrounding context of the project site along Capitola Road, we have concerns with the neighborhood Building A Perspective Theater design appears distinct and unique and should be continued to be refined with stylistic appropriate elements to exemplify Capitola character. Elevation B-3A (north) Appropriate integration of materials/colors to provide appearance of individuality in commercial/retail spaces. Continue to refine through integration of additional stylistic appropriate element to create greater identity of individual of commercial/retail spaces. Subtle changes in articulation, detailing, roofline, material/color application enhance individual building appearances. Elevation B-1A (west) Style continues for greater than 700-feet without significant changes in architectural design. Enhance architectural style of residential portion through enhanced articulation/detailing, variation in color/material application, and/or introducing additional architectural styles that reflect the coastal village character. 50 SECTION 5 | Appendix 11 7 the commercial/retail portion of project, including the theater building, with stylistic appropriate elements to further enhance the chosen architectural styles and to more closely exemplify the overall character of Capitola. Separately, the residential portion of the project most closely resembles a “Contemporary” architectural style. While not inappropriate, the residential portions lacks the stylistic variety portrayed within the commercial/retail portion of the project as well as a level of applied design elements that would further enhance the unique coastal village character of the community. Going forward, the applicant should look for opportunities to further enhance the architectural style of the residential portion of the project by providing enhanced articulation/detailing, greater variation in material/color application, and/or introducing additional architectural styles that reflect the unique coastal village character. The Town Square project includes a variety of desirable massing elements, including variation in wall planes, variation in wall heights, and roofs located at different levels (CZC 17.120.070.H). In considering the commercial/retail portion of the project, applicant should pursue opportunities to expand the appearance of two-story massing elements, such as shown on Sheet A-31, to better complement the mass and scale found elsewhere in the project design while also maintaining a human scaled design. Moreover, applicant should integrate meaningful wall plane variations within the project design, rather than furred out elements. Separately, the residential portion of the project lacks an appropriate level of variation in wall planes, wall heights, and roofs located at different levels to adequately correspond to the human scale, appearing more monumental in scale. While the applicant has begun to break down the residential buildings through introduction of one- and two-story elements, additional refinements are needed to better address the human scale within the building design. As currently proposed, portions of the project which contain a residential component mixed with commercial/retail space, appear as two separate projects – a residential building above and a commercial/retail building below – lacking adequate cohesion and connection to the ground plane. Applicant should look for opportunities to continue upper story building wall planes down to the ground level so as to enhance the massing of the project. Massing relief has been provided in a number of locations within the project along the primary streets, such as along 40th Avenue with the recessed vehicular drive and common open space areas. This aides in minimizing the overall bulk and scale of the project when viewed from the street level. However, other areas of the site lack adequate relief in proposed building elevations, leading to the appearance of long, monotonous wall planes. Applicant should pursue opportunities to integrate similar massing relief in areas of the project where wall planes continue for long stretches without significant relief or offset, such as along 38th Avenue. CZC 17.120.070.B highlights the importance of ensuring new projects are designed to respect and complement adjacent properties. In reviewing the surrounding context of the project site along Capitola Road, we have concerns with the neighborhood 7 the commercial/retail portion of project, including the theater building, with stylistic appropriate elements to further enhance the chosen architectural styles and to more closely exemplify the overall character of Capitola. Separately, the residential portion of the project most closely resembles a “Contemporary” architectural style. While not inappropriate, the residential portions lacks the stylistic variety portrayed within the commercial/retail portion of the project as well as a level of applied design elements that would further enhance the unique coastal village character of the community. Going forward, the applicant should look for opportunities to further enhance the architectural style of the residential portion of the project by providing enhanced articulation/detailing, greater variation in material/color application, and/or introducing additional architectural styles that reflect the unique coastal village character. The Town Square project includes a variety of desirable massing elements, including variation in wall planes, variation in wall heights, and roofs located at different levels (CZC 17.120.070.H). In considering the commercial/retail portion of the project, applicant should pursue opportunities to expand the appearance of two-story massing elements, such as shown on Sheet A-31, to better complement the mass and scale found elsewhere in the project design while also maintaining a human scaled design. Moreover, applicant should integrate meaningful wall plane variations within the project design, rather than furred out elements. Separately, the residential portion of the project lacks an appropriate level of variation in wall planes, wall heights, and roofs located at different levels to adequately correspond to the human scale, appearing more monumental in scale. While the applicant has begun to break down the residential buildings through introduction of one- and two-story elements, additional refinements are needed to better address the human scale within the building design. As currently proposed, portions of the project which contain a residential component mixed with commercial/retail space, appear as two separate projects – a residential building above and a commercial/retail building below – lacking adequate cohesion and connection to the ground plane. Applicant should look for opportunities to continue upper story building wall planes down to the ground level so as to enhance the massing of the project. Massing relief has been provided in a number of locations within the project along the primary streets, such as along 40th Avenue with the recessed vehicular drive and common open space areas. This aides in minimizing the overall bulk and scale of the project when viewed from the street level. However, other areas of the site lack adequate relief in proposed building elevations, leading to the appearance of long, monotonous wall planes. Applicant should pursue opportunities to integrate similar massing relief in areas of the project where wall planes continue for long stretches without significant relief or offset, such as along 38th Avenue. CZC 17.120.070.B highlights the importance of ensuring new projects are designed to respect and complement adjacent properties. In reviewing the surrounding context of the project site along Capitola Road, we have concerns with the neighborhood Building D Perspective Expand appearance of two-story buildings at commercial/ retail spaces to provide greater transitioning of adjacent building heights. Example of development where varying styles have been appropriately integrated to minimize appearance of one large building. Example of single-story commercial/retail spaces with two-story appearance. Residential portion of project lacking adequate pedestrian-scaled elements. Introduce additional, appropriately scaled two- and three-story elements to break down monumental mass of buildings. Elevation A-4 (South) City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 51 Appendix | SECTION 5 12 7 the commercial/retail portion of project, including the theater building, with stylistic appropriate elements to further enhance the chosen architectural styles and to more closely exemplify the overall character of Capitola. Separately, the residential portion of the project most closely resembles a “Contemporary” architectural style. While not inappropriate, the residential portions lacks the stylistic variety portrayed within the commercial/retail portion of the project as well as a level of applied design elements that would further enhance the unique coastal village character of the community. Going forward, the applicant should look for opportunities to further enhance the architectural style of the residential portion of the project by providing enhanced articulation/detailing, greater variation in material/color application, and/or introducing additional architectural styles that reflect the unique coastal village character. The Town Square project includes a variety of desirable massing elements, including variation in wall planes, variation in wall heights, and roofs located at different levels (CZC 17.120.070.H). In considering the commercial/retail portion of the project, applicant should pursue opportunities to expand the appearance of two-story massing elements, such as shown on Sheet A-31, to better complement the mass and scale found elsewhere in the project design while also maintaining a human scaled design. Moreover, applicant should integrate meaningful wall plane variations within the project design, rather than furred out elements. Separately, the residential portion of the project lacks an appropriate level of variation in wall planes, wall heights, and roofs located at different levels to adequately correspond to the human scale, appearing more monumental in scale. While the applicant has begun to break down the residential buildings through introduction of one- and two-story elements, additional refinements are needed to better address the human scale within the building design. As currently proposed, portions of the project which contain a residential component mixed with commercial/retail space, appear as two separate projects – a residential building above and a commercial/retail building below – lacking adequate cohesion and connection to the ground plane. Applicant should look for opportunities to continue upper story building wall planes down to the ground level so as to enhance the massing of the project. Massing relief has been provided in a number of locations within the project along the primary streets, such as along 40th Avenue with the recessed vehicular drive and common open space areas. This aides in minimizing the overall bulk and scale of the project when viewed from the street level. However, other areas of the site lack adequate relief in proposed building elevations, leading to the appearance of long, monotonous wall planes. Applicant should pursue opportunities to integrate similar massing relief in areas of the project where wall planes continue for long stretches without significant relief or offset, such as along 38th Avenue. CZC 17.120.070.B highlights the importance of ensuring new projects are designed to respect and complement adjacent properties. In reviewing the surrounding context of the project site along Capitola Road, we have concerns with the neighborhood 8 compatibility of the residential portions of the proposed project. Both the height, massing, and intensity of this portion of the project is out of scale with the surrounding neighborhood context. In reviewing the conceptual elevations fronting Capitola Road, the design lacks adequate height, massing, setbacks, and/or other design interventions that would create the appearance of greater neighborhood compatibility along Capitola Road. Going forward, the applicant should refine the design of the project along Capitola Road to better reflect and complement the adjacent properties through additional height refinement, massing variation, building and story setbacks, and/or other design interventions (CZC 17.120.070.B). Building articulation adds to the visual interest of a project, its distinctiveness, and its human scale (CZC 17.120.070.J). To provide articulation within the project, the applicant has introduced a variety of elements including trim, louvers, brackets, roof types, varying doors and windows, among other elements within the conceptual design. As the applicant continues to refine the overall articulation and detailing of the individual buildings within the project, the applicant should look for opportunities to use articulation/detailing to create greater individuality and uniqueness within the overall project design as well as at the individual residential unit and commercial/retail space scale. For example, rather than using the same window type for the whole residential portion of the project, adding in additional window types would further enhance the individual residential unit and overall project design. Likewise, where simple roofline detailing is proposed at the commercial/retail spaces more articulated parapet detailing could be integrated. Intersection corners present opportunities to create strong and informative elements within a development and in a building design. As currently proposed, while the applicant has begun to introduce some level of material/color changes and height variation within the building designs at intersection corners, additional design enhancements, such as increased height or material/color change, should be pursued so as to create a stronger identity and informative element within the overall project framework and building designs. In reviewing the residential orientation of the project, a number of individual units have their private open space located at ground level along 38th Avenue and Capitola Road. Placement of units at ground level provides a certain level of activity along the street, however at the same time it creates limited privacy opportunities and generally lacks a desirable street presence. Going forward, the applicant should integrate strategies to address privacy concerns for the residential units at ground level while also looking for opportunities to create greater street presence along these primary streets of the project. Greater street presence could be achieved through integration of front doors/stoops on the street, relocation of gym and other common area amenities to the ground level, and/or other design interventions. 7 the commercial/retail portion of project, including the theater building, with stylistic appropriate elements to further enhance the chosen architectural styles and to more closely exemplify the overall character of Capitola. Separately, the residential portion of the project most closely resembles a “Contemporary” architectural style. While not inappropriate, the residential portions lacks the stylistic variety portrayed within the commercial/retail portion of the project as well as a level of applied design elements that would further enhance the unique coastal village character of the community. Going forward, the applicant should look for opportunities to further enhance the architectural style of the residential portion of the project by providing enhanced articulation/detailing, greater variation in material/color application, and/or introducing additional architectural styles that reflect the unique coastal village character. The Town Square project includes a variety of desirable massing elements, including variation in wall planes, variation in wall heights, and roofs located at different levels (CZC 17.120.070.H). In considering the commercial/retail portion of the project, applicant should pursue opportunities to expand the appearance of two-story massing elements, such as shown on Sheet A-31, to better complement the mass and scale found elsewhere in the project design while also maintaining a human scaled design. Moreover, applicant should integrate meaningful wall plane variations within the project design, rather than furred out elements. Separately, the residential portion of the project lacks an appropriate level of variation in wall planes, wall heights, and roofs located at different levels to adequately correspond to the human scale, appearing more monumental in scale. While the applicant has begun to break down the residential buildings through introduction of one- and two-story elements, additional refinements are needed to better address the human scale within the building design. As currently proposed, portions of the project which contain a residential component mixed with commercial/retail space, appear as two separate projects – a residential building above and a commercial/retail building below – lacking adequate cohesion and connection to the ground plane. Applicant should look for opportunities to continue upper story building wall planes down to the ground level so as to enhance the massing of the project. Massing relief has been provided in a number of locations within the project along the primary streets, such as along 40th Avenue with the recessed vehicular drive and common open space areas. This aides in minimizing the overall bulk and scale of the project when viewed from the street level. However, other areas of the site lack adequate relief in proposed building elevations, leading to the appearance of long, monotonous wall planes. Applicant should pursue opportunities to integrate similar massing relief in areas of the project where wall planes continue for long stretches without significant relief or offset, such as along 38th Avenue. CZC 17.120.070.B highlights the importance of ensuring new projects are designed to respect and complement adjacent properties. In reviewing the surrounding context of the project site along Capitola Road, we have concerns with the neighborhood Examples of upper story massing carried to ground plane. COMMERCIAL/RETAIL RESIDENTIAL Project frontage along Capitola Road lacks adequate height, massing, setbacks, and other design interventions to create provide sense of neighborhood compatibility. Elevation A-4 (South) Existing context along 41st Avenue and Capitola Road. 52 SECTION 5 | Appendix 13 8 compatibility of the residential portions of the proposed project. Both the height, massing, and intensity of this portion of the project is out of scale with the surrounding neighborhood context. In reviewing the conceptual elevations fronting Capitola Road, the design lacks adequate height, massing, setbacks, and/or other design interventions that would create the appearance of greater neighborhood compatibility along Capitola Road. Going forward, the applicant should refine the design of the project along Capitola Road to better reflect and complement the adjacent properties through additional height refinement, massing variation, building and story setbacks, and/or other design interventions (CZC 17.120.070.B). Building articulation adds to the visual interest of a project, its distinctiveness, and its human scale (CZC 17.120.070.J). To provide articulation within the project, the applicant has introduced a variety of elements including trim, louvers, brackets, roof types, varying doors and windows, among other elements within the conceptual design. As the applicant continues to refine the overall articulation and detailing of the individual buildings within the project, the applicant should look for opportunities to use articulation/detailing to create greater individuality and uniqueness within the overall project design as well as at the individual residential unit and commercial/retail space scale. For example, rather than using the same window type for the whole residential portion of the project, adding in additional window types would further enhance the individual residential unit and overall project design. Likewise, where simple roofline detailing is proposed at the commercial/retail spaces more articulated parapet detailing could be integrated. Intersection corners present opportunities to create strong and informative elements within a development and in a building design. As currently proposed, while the applicant has begun to introduce some level of material/color changes and height variation within the building designs at intersection corners, additional design enhancements, such as increased height or material/color change, should be pursued so as to create a stronger identity and informative element within the overall project framework and building designs. In reviewing the residential orientation of the project, a number of individual units have their private open space located at ground level along 38th Avenue and Capitola Road. Placement of units at ground level provides a certain level of activity along the street, however at the same time it creates limited privacy opportunities and generally lacks a desirable street presence. Going forward, the applicant should integrate strategies to address privacy concerns for the residential units at ground level while also looking for opportunities to create greater street presence along these primary streets of the project. Greater street presence could be achieved through integration of front doors/stoops on the street, relocation of gym and other common area amenities to the ground level, and/or other design interventions. 8 compatibility of the residential portions of the proposed project. Both the height, massing, and intensity of this portion of the project is out of scale with the surrounding neighborhood context. In reviewing the conceptual elevations fronting Capitola Road, the design lacks adequate height, massing, setbacks, and/or other design interventions that would create the appearance of greater neighborhood compatibility along Capitola Road. Going forward, the applicant should refine the design of the project along Capitola Road to better reflect and complement the adjacent properties through additional height refinement, massing variation, building and story setbacks, and/or other design interventions (CZC 17.120.070.B). Building articulation adds to the visual interest of a project, its distinctiveness, and its human scale (CZC 17.120.070.J). To provide articulation within the project, the applicant has introduced a variety of elements including trim, louvers, brackets, roof types, varying doors and windows, among other elements within the conceptual design. As the applicant continues to refine the overall articulation and detailing of the individual buildings within the project, the applicant should look for opportunities to use articulation/detailing to create greater individuality and uniqueness within the overall project design as well as at the individual residential unit and commercial/retail space scale. For example, rather than using the same window type for the whole residential portion of the project, adding in additional window types would further enhance the individual residential unit and overall project design. Likewise, where simple roofline detailing is proposed at the commercial/retail spaces more articulated parapet detailing could be integrated. Intersection corners present opportunities to create strong and informative elements within a development and in a building design. As currently proposed, while the applicant has begun to introduce some level of material/color changes and height variation within the building designs at intersection corners, additional design enhancements, such as increased height or material/color change, should be pursued so as to create a stronger identity and informative element within the overall project framework and building designs. In reviewing the residential orientation of the project, a number of individual units have their private open space located at ground level along 38th Avenue and Capitola Road. Placement of units at ground level provides a certain level of activity along the street, however at the same time it creates limited privacy opportunities and generally lacks a desirable street presence. Going forward, the applicant should integrate strategies to address privacy concerns for the residential units at ground level while also looking for opportunities to create greater street presence along these primary streets of the project. Greater street presence could be achieved through integration of front doors/stoops on the street, relocation of gym and other common area amenities to the ground level, and/or other design interventions. 8 compatibility of the residential portions of the proposed project. Both the height, massing, and intensity of this portion of the project is out of scale with the surrounding neighborhood context. In reviewing the conceptual elevations fronting Capitola Road, the design lacks adequate height, massing, setbacks, and/or other design interventions that would create the appearance of greater neighborhood compatibility along Capitola Road. Going forward, the applicant should refine the design of the project along Capitola Road to better reflect and complement the adjacent properties through additional height refinement, massing variation, building and story setbacks, and/or other design interventions (CZC 17.120.070.B). Building articulation adds to the visual interest of a project, its distinctiveness, and its human scale (CZC 17.120.070.J). To provide articulation within the project, the applicant has introduced a variety of elements including trim, louvers, brackets, roof types, varying doors and windows, among other elements within the conceptual design. As the applicant continues to refine the overall articulation and detailing of the individual buildings within the project, the applicant should look for opportunities to use articulation/detailing to create greater individuality and uniqueness within the overall project design as well as at the individual residential unit and commercial/retail space scale. For example, rather than using the same window type for the whole residential portion of the project, adding in additional window types would further enhance the individual residential unit and overall project design. Likewise, where simple roofline detailing is proposed at the commercial/retail spaces more articulated parapet detailing could be integrated. Intersection corners present opportunities to create strong and informative elements within a development and in a building design. As currently proposed, while the applicant has begun to introduce some level of material/color changes and height variation within the building designs at intersection corners, additional design enhancements, such as increased height or material/color change, should be pursued so as to create a stronger identity and informative element within the overall project framework and building designs. In reviewing the residential orientation of the project, a number of individual units have their private open space located at ground level along 38th Avenue and Capitola Road. Placement of units at ground level provides a certain level of activity along the street, however at the same time it creates limited privacy opportunities and generally lacks a desirable street presence. Going forward, the applicant should integrate strategies to address privacy concerns for the residential units at ground level while also looking for opportunities to create greater street presence along these primary streets of the project. Greater street presence could be achieved through integration of front doors/stoops on the street, relocation of gym and other common area amenities to the ground level, and/or other design interventions. Example of enhanced building design at intersection corner at Riverview Drive and Stockton Avenue. The Capitola light house is an iconic building in the central village. Increased height, articulation, and distinctive design creates a strong and informative element in the overall development framework. City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 53 Appendix | SECTION 5 14 Examples of colors/materials used to create individuality within a single building design. Note alignment of residential wall planes with ground floor commercial/retail, while individuality of commercial/retail spaces is maintained. 9 More so than other architectural characteristics within a project design, colors and materials provide the opportunity to truly foster the unique coastal village character and distinctive sense of place that is Capitola. As shown on Sheet A-39, the applicant has provided a comprehensive list of proposed colors and materials to be integrated within the overall project design. In general, this compilation of colors and materials is anticipated to be high quality, durable, enhances building articulation, and is generally compatible with the surrounding development (CZC 17.120.070.K). That said, we have concerns with a number of the selected colors for the project as they appear to be bright and overly applied or the combination of separate colors on a given building appears inconsistent with one another. Going forward, the applicant should ensure selected colors are appropriate to the chosen architectural style in which they are applied and are used in conjunction with other, complementary colors and materials in a cohesive manner. While the applicant has begun to apply colors and materials to the commercial/retail portion that creates individuality within the design, the applicant should look for opportunities to integrate additional materials/colors within the residential portion of the project, particularly along 38th Avenue, in order to create greater individuality and uniqueness within the residential building designs; rather than appearing as one large building as currently shown. Lastly, as the applicant refines the project materials palette, additional materials that are emblematic of a coastal character should be integrated, such as shingles and/or other materials. A number of what would otherwise be large blank wall planes within the project have been minimized through the use of applied wall plane graphics and/or murals. While not inappropriate, the wall plane graphics and murals shown lack a strong connection to Capitola and present an opportunity to foster the community’s desired unique coastal village character and distinctive sense of place. To provide a greater connection to place and to further minimize large blank wall planes, the applicant should introduce authentic art that reinforces the local character and sense of place within the project. Additional building design enhancements could also aide in minimizing blank wall plane spaces in order to ensure large graphics, murals, art, etc. are not overly applied. Floor Plans/Livability Capitola as a whole has a strong connection to the outdoors, whether to the Pacific Ocean or the adjacent Santa Cruz Mountains, connection to the outdoors is an inherent part of the community. In considering the proposed residential unit floor plans, we have concern with a number of the layouts shown on Sheet A-36 and A-37, as many lack adequate layouts and windows to provide natural daylighting and connection to the outdoors. Going forward, the applicant should look for opportunities to revise proposed residential unit floor plans in a manner that provides greater opportunities for interior natural daylighting as well as connection to the outdoors. In addition, from the provided 54 SECTION 5 | Appendix 15 9 More so than other architectural characteristics within a project design, colors and materials provide the opportunity to truly foster the unique coastal village character and distinctive sense of place that is Capitola. As shown on Sheet A-39, the applicant has provided a comprehensive list of proposed colors and materials to be integrated within the overall project design. In general, this compilation of colors and materials is anticipated to be high quality, durable, enhances building articulation, and is generally compatible with the surrounding development (CZC 17.120.070.K). That said, we have concerns with a number of the selected colors for the project as they appear to be bright and overly applied or the combination of separate colors on a given building appears inconsistent with one another. Going forward, the applicant should ensure selected colors are appropriate to the chosen architectural style in which they are applied and are used in conjunction with other, complementary colors and materials in a cohesive manner. While the applicant has begun to apply colors and materials to the commercial/retail portion that creates individuality within the design, the applicant should look for opportunities to integrate additional materials/colors within the residential portion of the project, particularly along 38th Avenue, in order to create greater individuality and uniqueness within the residential building designs; rather than appearing as one large building as currently shown. Lastly, as the applicant refines the project materials palette, additional materials that are emblematic of a coastal character should be integrated, such as shingles and/or other materials. A number of what would otherwise be large blank wall planes within the project have been minimized through the use of applied wall plane graphics and/or murals. While not inappropriate, the wall plane graphics and murals shown lack a strong connection to Capitola and present an opportunity to foster the community’s desired unique coastal village character and distinctive sense of place. To provide a greater connection to place and to further minimize large blank wall planes, the applicant should introduce authentic art that reinforces the local character and sense of place within the project. Additional building design enhancements could also aide in minimizing blank wall plane spaces in order to ensure large graphics, murals, art, etc. are not overly applied. Floor Plans/Livability Capitola as a whole has a strong connection to the outdoors, whether to the Pacific Ocean or the adjacent Santa Cruz Mountains, connection to the outdoors is an inherent part of the community. In considering the proposed residential unit floor plans, we have concern with a number of the layouts shown on Sheet A-36 and A-37, as many lack adequate layouts and windows to provide natural daylighting and connection to the outdoors. Going forward, the applicant should look for opportunities to revise proposed residential unit floor plans in a manner that provides greater opportunities for interior natural daylighting as well as connection to the outdoors. In addition, from the provided 9 More so than other architectural characteristics within a project design, colors and materials provide the opportunity to truly foster the unique coastal village character and distinctive sense of place that is Capitola. As shown on Sheet A-39, the applicant has provided a comprehensive list of proposed colors and materials to be integrated within the overall project design. In general, this compilation of colors and materials is anticipated to be high quality, durable, enhances building articulation, and is generally compatible with the surrounding development (CZC 17.120.070.K). That said, we have concerns with a number of the selected colors for the project as they appear to be bright and overly applied or the combination of separate colors on a given building appears inconsistent with one another. Going forward, the applicant should ensure selected colors are appropriate to the chosen architectural style in which they are applied and are used in conjunction with other, complementary colors and materials in a cohesive manner. While the applicant has begun to apply colors and materials to the commercial/retail portion that creates individuality within the design, the applicant should look for opportunities to integrate additional materials/colors within the residential portion of the project, particularly along 38th Avenue, in order to create greater individuality and uniqueness within the residential building designs; rather than appearing as one large building as currently shown. Lastly, as the applicant refines the project materials palette, additional materials that are emblematic of a coastal character should be integrated, such as shingles and/or other materials. A number of what would otherwise be large blank wall planes within the project have been minimized through the use of applied wall plane graphics and/or murals. While not inappropriate, the wall plane graphics and murals shown lack a strong connection to Capitola and present an opportunity to foster the community’s desired unique coastal village character and distinctive sense of place. To provide a greater connection to place and to further minimize large blank wall planes, the applicant should introduce authentic art that reinforces the local character and sense of place within the project. Additional building design enhancements could also aide in minimizing blank wall plane spaces in order to ensure large graphics, murals, art, etc. are not overly applied. Floor Plans/Livability Capitola as a whole has a strong connection to the outdoors, whether to the Pacific Ocean or the adjacent Santa Cruz Mountains, connection to the outdoors is an inherent part of the community. In considering the proposed residential unit floor plans, we have concern with a number of the layouts shown on Sheet A-36 and A-37, as many lack adequate layouts and windows to provide natural daylighting and connection to the outdoors. Going forward, the applicant should look for opportunities to revise proposed residential unit floor plans in a manner that provides greater opportunities for interior natural daylighting as well as connection to the outdoors. In addition, from the provided 10 plan set, it is unclear the proposed proportions of public and private open space breakdown within the residential portion of the project. Applicant should provide additional information on common and private open spaces proposed as well as articulate planned common open space amenities that accommodate different age groups (e.g. families, seniors, young professionals, etc.) who may inhabit these residential units in the future. Public Realm/Landscape Architecture The public realm and the associated landscape design is a critical project component of expanding upon the City’s existing coastal village character and distinctive sense of place (CZC 17.120.070.M & .O). In addressing the landscape design for the project, the applicant has appropriately begun to break out the individual areas into themes that are focused around topics related to the coast. This includes areas named ‘The Estuary’ and ‘The Tides’, which not only help to inform the story of the project but also aide in locating the project in and of place. Within portions of these themed areas, the applicant has proposed integrating a boardwalk concept – or pier on land– and while this is a step in the right direction, the applicant should expand upon these larger area concepts to further integrate coastal theming opportunities within the project public realm and landscape design (CZC 17.120.070.M). This could be portrayed through landscape plantings, natural materials, paving patterns/materials, water features, playground equipment, stage area, among other elements. At the same time, the conceptual landscape plan also identifies a number of other elements to be included within the public realm and common open space areas. These include but are not limited to seating, pedestrian lighting, signage, and trash cans. To create a certain level of consistency within the overall project design, the applicant should look for opportunities to create a cohesiveness through the public realm design, with similar elements continued in the different, individual areas of the project to inform future residents and visitors that they are within the Capitola Town Square (CZC 17.120.070.O). The conceptual name of the project itself evokes a certain visual character in one’s mind as it relates to the public realm and open space areas - Capitola Town Square. In reviewing the provided conceptual plan set, while a larger central plaza type space has been included at the northwest corner of the Town Square Way and 38th Street intersection that is anticipated to support pedestrian activity and an active public realm, a true town square has not been proposed as part of the project (CZC 17.120.070.O). Going forward, applicant should clarify intended vision of town square concept within project design and look for opportunities to expand this concept as a potential primary element in fostering the unique coastal village character and distinctive sense of place desired by the community. This could include expanding upon the currently proposed large central plaza space to provide additional open landscape space and informal gathering spaces. Building A Perspective Example of large mural that minimizes blank wall space and portrays coastal characteristics. Minimal natural daylighting and connection to outdoors within primary living area. Bedrooms without windows, lack connection to outdoors and natural daylighting of interior spaces. Floor Plan Excerpts City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 55 Appendix | SECTION 5 16 The Tides Area Site Plan 10 plan set, it is unclear the proposed proportions of public and private open space breakdown within the residential portion of the project. Applicant should provide additional information on common and private open spaces proposed as well as articulate planned common open space amenities that accommodate different age groups (e.g. families, seniors, young professionals, etc.) who may inhabit these residential units in the future. Public Realm/Landscape Architecture The public realm and the associated landscape design is a critical project component of expanding upon the City’s existing coastal village character and distinctive sense of place (CZC 17.120.070.M & .O). In addressing the landscape design for the project, the applicant has appropriately begun to break out the individual areas into themes that are focused around topics related to the coast. This includes areas named ‘The Estuary’ and ‘The Tides’, which not only help to inform the story of the project but also aide in locating the project in and of place. Within portions of these themed areas, the applicant has proposed integrating a boardwalk concept – or pier on land– and while this is a step in the right direction, the applicant should expand upon these larger area concepts to further integrate coastal theming opportunities within the project public realm and landscape design (CZC 17.120.070.M). This could be portrayed through landscape plantings, natural materials, paving patterns/materials, water features, playground equipment, stage area, among other elements. At the same time, the conceptual landscape plan also identifies a number of other elements to be included within the public realm and common open space areas. These include but are not limited to seating, pedestrian lighting, signage, and trash cans. To create a certain level of consistency within the overall project design, the applicant should look for opportunities to create a cohesiveness through the public realm design, with similar elements continued in the different, individual areas of the project to inform future residents and visitors that they are within the Capitola Town Square (CZC 17.120.070.O). The conceptual name of the project itself evokes a certain visual character in one’s mind as it relates to the public realm and open space areas - Capitola Town Square. In reviewing the provided conceptual plan set, while a larger central plaza type space has been included at the northwest corner of the Town Square Way and 38th Street intersection that is anticipated to support pedestrian activity and an active public realm, a true town square has not been proposed as part of the project (CZC 17.120.070.O). Going forward, applicant should clarify intended vision of town square concept within project design and look for opportunities to expand this concept as a potential primary element in fostering the unique coastal village character and distinctive sense of place desired by the community. This could include expanding upon the currently proposed large central plaza space to provide additional open landscape space and informal gathering spaces. 10 plan set, it is unclear the proposed proportions of public and private open space breakdown within the residential portion of the project. Applicant should provide additional information on common and private open spaces proposed as well as articulate planned common open space amenities that accommodate different age groups (e.g. families, seniors, young professionals, etc.) who may inhabit these residential units in the future. Public Realm/Landscape Architecture The public realm and the associated landscape design is a critical project component of expanding upon the City’s existing coastal village character and distinctive sense of place (CZC 17.120.070.M & .O). In addressing the landscape design for the project, the applicant has appropriately begun to break out the individual areas into themes that are focused around topics related to the coast. This includes areas named ‘The Estuary’ and ‘The Tides’, which not only help to inform the story of the project but also aide in locating the project in and of place. Within portions of these themed areas, the applicant has proposed integrating a boardwalk concept – or pier on land– and while this is a step in the right direction, the applicant should expand upon these larger area concepts to further integrate coastal theming opportunities within the project public realm and landscape design (CZC 17.120.070.M). This could be portrayed through landscape plantings, natural materials, paving patterns/materials, water features, playground equipment, stage area, among other elements. At the same time, the conceptual landscape plan also identifies a number of other elements to be included within the public realm and common open space areas. These include but are not limited to seating, pedestrian lighting, signage, and trash cans. To create a certain level of consistency within the overall project design, the applicant should look for opportunities to create a cohesiveness through the public realm design, with similar elements continued in the different, individual areas of the project to inform future residents and visitors that they are within the Capitola Town Square (CZC 17.120.070.O). The conceptual name of the project itself evokes a certain visual character in one’s mind as it relates to the public realm and open space areas - Capitola Town Square. In reviewing the provided conceptual plan set, while a larger central plaza type space has been included at the northwest corner of the Town Square Way and 38th Street intersection that is anticipated to support pedestrian activity and an active public realm, a true town square has not been proposed as part of the project (CZC 17.120.070.O). Going forward, applicant should clarify intended vision of town square concept within project design and look for opportunities to expand this concept as a potential primary element in fostering the unique coastal village character and distinctive sense of place desired by the community. This could include expanding upon the currently proposed large central plaza space to provide additional open landscape space and informal gathering spaces. 56 SECTION 5 | Appendix 17 11 A number of public realm open space concepts have been proposed as part of the conceptual project design. This includes a dog run, playground area, informal lawn spaces, movie space, and temporary closures of portions of Town Square Way west of 38th Street for events such as a weekly farmers market. In reviewing the layout and configuration of these public realm open space concepts, it appears a number are inadequately sized to accommodate the intended activities. For example, the dog run is estimated to be about 20-feet by 40-feet and inadequate to allow for adequate dog exercise. Going forward, the applicant should ensure these proposed public realm spaces are appropriately sized and located so as to accommodate the intended activities while also considering the appropriateness of their location within the overall project concept (CZC 17.120.070.O). To further expand upon the public open space concepts proposed, the applicant should look for opportunities to integrate additional public realm open space concepts that accommodate both future residents and visitors (CZC 17.120.070.O). For example, an enhanced exercise path around the periphery or within the property could create public realm open spaces that are more active focused, rather than the currently non-active focus as shown. As discussed above as part of the building architecture, intersections present an opportunity to both enhance and inform a building design but also to introduce enhancements within the public realm. The applicant has begun to build upon this concept at the intersection of 38th Avenue and Town Square Way with the introduction of plaza space, landscaping, bulb outs, and pedestrian amenities. However, other primary street intersection locations where the project interfaces with the surrounding roadway network appears to be lacking and leave much to be desired within the public realm design of the project (CZC 17.120.070.O). For example, the 38th Avenue and Capitola Road intersection presents an opportunity to introduce additional plaza space with pedestrian amenities such as seating, decorative paving, wayfinding signage, and accent plantings at this primary project intersection. Solar access for both public and private open space areas is important to the enjoyment of these spaces. At the same time, areas of shade within both public and private open space areas provide a respite from the elements. In reviewing the private, common open space areas for the residential portion of the project, a number of these spaces have been placed and oriented that it is likely they will get little to no sun access during the course of a winter/summer day. The applicant should explore opportunities to enhance solar access into these common open space areas for future residents, such as varying building heights, relocating to the building edge, and/or continuing to the ground plane as shown elsewhere. In looking at shade opportunities within the public open space and public realm areas, there appears to be adequate shading opportunities associated with outdoor seating and dining areas that will have more direct sun access. Applicant should look for opportunities to integrate additional trees within the public Example of town square concept in Arcata, CA. Example of town square concept in Paso Robles, CA. 10 plan set, it is unclear the proposed proportions of public and private open space breakdown within the residential portion of the project. Applicant should provide additional information on common and private open spaces proposed as well as articulate planned common open space amenities that accommodate different age groups (e.g. families, seniors, young professionals, etc.) who may inhabit these residential units in the future. Public Realm/Landscape Architecture The public realm and the associated landscape design is a critical project component of expanding upon the City’s existing coastal village character and distinctive sense of place (CZC 17.120.070.M & .O). In addressing the landscape design for the project, the applicant has appropriately begun to break out the individual areas into themes that are focused around topics related to the coast. This includes areas named ‘The Estuary’ and ‘The Tides’, which not only help to inform the story of the project but also aide in locating the project in and of place. Within portions of these themed areas, the applicant has proposed integrating a boardwalk concept – or pier on land– and while this is a step in the right direction, the applicant should expand upon these larger area concepts to further integrate coastal theming opportunities within the project public realm and landscape design (CZC 17.120.070.M). This could be portrayed through landscape plantings, natural materials, paving patterns/materials, water features, playground equipment, stage area, among other elements. At the same time, the conceptual landscape plan also identifies a number of other elements to be included within the public realm and common open space areas. These include but are not limited to seating, pedestrian lighting, signage, and trash cans. To create a certain level of consistency within the overall project design, the applicant should look for opportunities to create a cohesiveness through the public realm design, with similar elements continued in the different, individual areas of the project to inform future residents and visitors that they are within the Capitola Town Square (CZC 17.120.070.O). The conceptual name of the project itself evokes a certain visual character in one’s mind as it relates to the public realm and open space areas - Capitola Town Square. In reviewing the provided conceptual plan set, while a larger central plaza type space has been included at the northwest corner of the Town Square Way and 38th Street intersection that is anticipated to support pedestrian activity and an active public realm, a true town square has not been proposed as part of the project (CZC 17.120.070.O). Going forward, applicant should clarify intended vision of town square concept within project design and look for opportunities to expand this concept as a potential primary element in fostering the unique coastal village character and distinctive sense of place desired by the community. This could include expanding upon the currently proposed large central plaza space to provide additional open landscape space and informal gathering spaces. City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 57 Appendix | SECTION 5 18 12 open space and public realm areas to create greater shade opportunities and enjoyment of these spaces. To foster the unique coastal character and sense of place, public art has become a recognizable element across Capitola, particularly within public spaces. Public realm areas within the project create new opportunities to expand the arts and to further foster the sense of place of the proposed development. While the applicant has indicated that art pieces will be integrated within two locations in the public realm (Sheet L-45), the applicant should pursue additional opportunities to further integrate public art within the public realm as an additional layer of coastal theming and creating a distinctive sense of place (CZC 17.120.070.A). The project site contains a number of mature trees that helps to create shade and enhance the appearance of an established development. In reviewing the conceptual plan set, no information has been provided regarding whether or not any existing trees will be maintained or relocated within the project. Applicant should clarify if any existing trees are to remain or be relocated on-site going forward to allow for adequate staff review (CZC 17.120.070.M). In moving forward towards a formal project submittal, the applicant should review and revise the proposed Planting Plan as necessary to ensure the proposed plantings are appropriate for the Capitola climate, can accommodate seasonal inundation if located within vegetated swales, minimize messy litter and fruit drop, contains species that can tolerate dense shade conditions where they will exist on-site, and includes their WUCOLS designations (CZC 17.120.070.M). Civil Engineering Limited information is provided within the August 29, 2019 dated plan set as it relates to new roads/access points proposed within the project site and their connection to the existing, surrounding City context. Applicant should clarify widths/alignments of surrounding streets versus transitions onto the project site to ensure adequate alignment as well as right-of-way widths, as there appears to be opportunities for refinement. Moreover, dimensions of on-site streets appear to be undersized in some locations, such as 28-feet on Town Square Way adjacent to diagonal parking, and the applicant should verify that intended design is adequate to accommodate efficient traffic movement within the project. Applicant should also consider opportunities to integrate secondary vehicular entry points within the project site to eliminate potential traffic pinch points at primary entries. For example, an additional secondary entry point may be appropriate on 41st Avenue north of Town Square Way. The applicant has appropriately provided preliminary grading concepts for the project, as shown on Sheets C-53 and C-54. However, we have concerns with the proposed 11 A number of public realm open space concepts have been proposed as part of the conceptual project design. This includes a dog run, playground area, informal lawn spaces, movie space, and temporary closures of portions of Town Square Way west of 38th Street for events such as a weekly farmers market. In reviewing the layout and configuration of these public realm open space concepts, it appears a number are inadequately sized to accommodate the intended activities. For example, the dog run is estimated to be about 20-feet by 40-feet and inadequate to allow for adequate dog exercise. Going forward, the applicant should ensure these proposed public realm spaces are appropriately sized and located so as to accommodate the intended activities while also considering the appropriateness of their location within the overall project concept (CZC 17.120.070.O). To further expand upon the public open space concepts proposed, the applicant should look for opportunities to integrate additional public realm open space concepts that accommodate both future residents and visitors (CZC 17.120.070.O). For example, an enhanced exercise path around the periphery or within the property could create public realm open spaces that are more active focused, rather than the currently non-active focus as shown. As discussed above as part of the building architecture, intersections present an opportunity to both enhance and inform a building design but also to introduce enhancements within the public realm. The applicant has begun to build upon this concept at the intersection of 38th Avenue and Town Square Way with the introduction of plaza space, landscaping, bulb outs, and pedestrian amenities. However, other primary street intersection locations where the project interfaces with the surrounding roadway network appears to be lacking and leave much to be desired within the public realm design of the project (CZC 17.120.070.O). For example, the 38th Avenue and Capitola Road intersection presents an opportunity to introduce additional plaza space with pedestrian amenities such as seating, decorative paving, wayfinding signage, and accent plantings at this primary project intersection. Solar access for both public and private open space areas is important to the enjoyment of these spaces. At the same time, areas of shade within both public and private open space areas provide a respite from the elements. In reviewing the private, common open space areas for the residential portion of the project, a number of these spaces have been placed and oriented that it is likely they will get little to no sun access during the course of a winter/summer day. The applicant should explore opportunities to enhance solar access into these common open space areas for future residents, such as varying building heights, relocating to the building edge, and/or continuing to the ground plane as shown elsewhere. In looking at shade opportunities within the public open space and public realm areas, there appears to be adequate shading opportunities associated with outdoor seating and dining areas that will have more direct sun access. Applicant should look for opportunities to integrate additional trees within the public 11 A number of public realm open space concepts have been proposed as part of the conceptual project design. This includes a dog run, playground area, informal lawn spaces, movie space, and temporary closures of portions of Town Square Way west of 38th Street for events such as a weekly farmers market. In reviewing the layout and configuration of these public realm open space concepts, it appears a number are inadequately sized to accommodate the intended activities. For example, the dog run is estimated to be about 20-feet by 40-feet and inadequate to allow for adequate dog exercise. Going forward, the applicant should ensure these proposed public realm spaces are appropriately sized and located so as to accommodate the intended activities while also considering the appropriateness of their location within the overall project concept (CZC 17.120.070.O). To further expand upon the public open space concepts proposed, the applicant should look for opportunities to integrate additional public realm open space concepts that accommodate both future residents and visitors (CZC 17.120.070.O). For example, an enhanced exercise path around the periphery or within the property could create public realm open spaces that are more active focused, rather than the currently non-active focus as shown. As discussed above as part of the building architecture, intersections present an opportunity to both enhance and inform a building design but also to introduce enhancements within the public realm. The applicant has begun to build upon this concept at the intersection of 38th Avenue and Town Square Way with the introduction of plaza space, landscaping, bulb outs, and pedestrian amenities. However, other primary street intersection locations where the project interfaces with the surrounding roadway network appears to be lacking and leave much to be desired within the public realm design of the project (CZC 17.120.070.O). For example, the 38th Avenue and Capitola Road intersection presents an opportunity to introduce additional plaza space with pedestrian amenities such as seating, decorative paving, wayfinding signage, and accent plantings at this primary project intersection. Solar access for both public and private open space areas is important to the enjoyment of these spaces. At the same time, areas of shade within both public and private open space areas provide a respite from the elements. In reviewing the private, common open space areas for the residential portion of the project, a number of these spaces have been placed and oriented that it is likely they will get little to no sun access during the course of a winter/summer day. The applicant should explore opportunities to enhance solar access into these common open space areas for future residents, such as varying building heights, relocating to the building edge, and/or continuing to the ground plane as shown elsewhere. In looking at shade opportunities within the public open space and public realm areas, there appears to be adequate shading opportunities associated with outdoor seating and dining areas that will have more direct sun access. Applicant should look for opportunities to integrate additional trees within the public Outdoor Living - Courtyard C Internal private common spaces at podium level anticipated to receive little to no sunlight. Enhance solar access through varying building heights, relocating to building edge, or continuing to ground plane at building edge. Site Plan Example of plaza space integrated at intersection corner with pedestrian amenities. Corner of Stockton Avenue and Monterey Avenue in the Village. 58 SECTION 5 | Appendix 19 12 open space and public realm areas to create greater shade opportunities and enjoyment of these spaces. To foster the unique coastal character and sense of place, public art has become a recognizable element across Capitola, particularly within public spaces. Public realm areas within the project create new opportunities to expand the arts and to further foster the sense of place of the proposed development. While the applicant has indicated that art pieces will be integrated within two locations in the public realm (Sheet L-45), the applicant should pursue additional opportunities to further integrate public art within the public realm as an additional layer of coastal theming and creating a distinctive sense of place (CZC 17.120.070.A). The project site contains a number of mature trees that helps to create shade and enhance the appearance of an established development. In reviewing the conceptual plan set, no information has been provided regarding whether or not any existing trees will be maintained or relocated within the project. Applicant should clarify if any existing trees are to remain or be relocated on-site going forward to allow for adequate staff review (CZC 17.120.070.M). In moving forward towards a formal project submittal, the applicant should review and revise the proposed Planting Plan as necessary to ensure the proposed plantings are appropriate for the Capitola climate, can accommodate seasonal inundation if located within vegetated swales, minimize messy litter and fruit drop, contains species that can tolerate dense shade conditions where they will exist on-site, and includes their WUCOLS designations (CZC 17.120.070.M). Civil Engineering Limited information is provided within the August 29, 2019 dated plan set as it relates to new roads/access points proposed within the project site and their connection to the existing, surrounding City context. Applicant should clarify widths/alignments of surrounding streets versus transitions onto the project site to ensure adequate alignment as well as right-of-way widths, as there appears to be opportunities for refinement. Moreover, dimensions of on-site streets appear to be undersized in some locations, such as 28-feet on Town Square Way adjacent to diagonal parking, and the applicant should verify that intended design is adequate to accommodate efficient traffic movement within the project. Applicant should also consider opportunities to integrate secondary vehicular entry points within the project site to eliminate potential traffic pinch points at primary entries. For example, an additional secondary entry point may be appropriate on 41st Avenue north of Town Square Way. The applicant has appropriately provided preliminary grading concepts for the project, as shown on Sheets C-53 and C-54. However, we have concerns with the proposed 12 open space and public realm areas to create greater shade opportunities and enjoyment of these spaces. To foster the unique coastal character and sense of place, public art has become a recognizable element across Capitola, particularly within public spaces. Public realm areas within the project create new opportunities to expand the arts and to further foster the sense of place of the proposed development. While the applicant has indicated that art pieces will be integrated within two locations in the public realm (Sheet L-45), the applicant should pursue additional opportunities to further integrate public art within the public realm as an additional layer of coastal theming and creating a distinctive sense of place (CZC 17.120.070.A). The project site contains a number of mature trees that helps to create shade and enhance the appearance of an established development. In reviewing the conceptual plan set, no information has been provided regarding whether or not any existing trees will be maintained or relocated within the project. Applicant should clarify if any existing trees are to remain or be relocated on-site going forward to allow for adequate staff review (CZC 17.120.070.M). In moving forward towards a formal project submittal, the applicant should review and revise the proposed Planting Plan as necessary to ensure the proposed plantings are appropriate for the Capitola climate, can accommodate seasonal inundation if located within vegetated swales, minimize messy litter and fruit drop, contains species that can tolerate dense shade conditions where they will exist on-site, and includes their WUCOLS designations (CZC 17.120.070.M). Civil Engineering Limited information is provided within the August 29, 2019 dated plan set as it relates to new roads/access points proposed within the project site and their connection to the existing, surrounding City context. Applicant should clarify widths/alignments of surrounding streets versus transitions onto the project site to ensure adequate alignment as well as right-of-way widths, as there appears to be opportunities for refinement. Moreover, dimensions of on-site streets appear to be undersized in some locations, such as 28-feet on Town Square Way adjacent to diagonal parking, and the applicant should verify that intended design is adequate to accommodate efficient traffic movement within the project. Applicant should also consider opportunities to integrate secondary vehicular entry points within the project site to eliminate potential traffic pinch points at primary entries. For example, an additional secondary entry point may be appropriate on 41st Avenue north of Town Square Way. The applicant has appropriately provided preliminary grading concepts for the project, as shown on Sheets C-53 and C-54. However, we have concerns with the proposed Examples of public art that exudes a coastal character and fosters a distinctive sense of place. City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 59 Appendix | SECTION 5 20 12 open space and public realm areas to create greater shade opportunities and enjoyment of these spaces. To foster the unique coastal character and sense of place, public art has become a recognizable element across Capitola, particularly within public spaces. Public realm areas within the project create new opportunities to expand the arts and to further foster the sense of place of the proposed development. While the applicant has indicated that art pieces will be integrated within two locations in the public realm (Sheet L-45), the applicant should pursue additional opportunities to further integrate public art within the public realm as an additional layer of coastal theming and creating a distinctive sense of place (CZC 17.120.070.A). The project site contains a number of mature trees that helps to create shade and enhance the appearance of an established development. In reviewing the conceptual plan set, no information has been provided regarding whether or not any existing trees will be maintained or relocated within the project. Applicant should clarify if any existing trees are to remain or be relocated on-site going forward to allow for adequate staff review (CZC 17.120.070.M). In moving forward towards a formal project submittal, the applicant should review and revise the proposed Planting Plan as necessary to ensure the proposed plantings are appropriate for the Capitola climate, can accommodate seasonal inundation if located within vegetated swales, minimize messy litter and fruit drop, contains species that can tolerate dense shade conditions where they will exist on-site, and includes their WUCOLS designations (CZC 17.120.070.M). Civil Engineering Limited information is provided within the August 29, 2019 dated plan set as it relates to new roads/access points proposed within the project site and their connection to the existing, surrounding City context. Applicant should clarify widths/alignments of surrounding streets versus transitions onto the project site to ensure adequate alignment as well as right-of-way widths, as there appears to be opportunities for refinement. Moreover, dimensions of on-site streets appear to be undersized in some locations, such as 28-feet on Town Square Way adjacent to diagonal parking, and the applicant should verify that intended design is adequate to accommodate efficient traffic movement within the project. Applicant should also consider opportunities to integrate secondary vehicular entry points within the project site to eliminate potential traffic pinch points at primary entries. For example, an additional secondary entry point may be appropriate on 41st Avenue north of Town Square Way. The applicant has appropriately provided preliminary grading concepts for the project, as shown on Sheets C-53 and C-54. However, we have concerns with the proposed 13 project grading concept as portions of the project site appear to be too steep for the intended use. For example, proposed surface parking lots shown at greater than 5% grade. Going forward, applicant should refine grading concept to ensure intended future use can be appropriately accommodated while minimizing potentially unnecessary grade changes across the site. Our understanding of the current drainage conditions on-site today is that there is minimal to no capturing, treating, and infiltrating of stormwater on the project site, as the existing development predates the current California mandated stormwater requirements. Sheet C-55 conceptually details proposed on-site drainage conditions for the proposed project, which portrays the flow patterns and directions of the project. Sheet C-55 also details conceptual methods in which the anticipated stormwater will be captured and infiltrated on-site, such as to permeable landscape areas and underground retention areas, as well as drainage to the surrounding streets at Clares Street, Capitola Road, and 41st Avenue. While not inappropriate, we have concerns with the current drainage design as it creates high volumes of sheet water flow and it is unclear how stormwater will transition to larger retention basins and underground storage chambers proposed on-site (CZC 17.120.070.N). In addition, applicant should clarify and/or provide further documentation as to the need for including infiltration wells on-site, as it appears underground storage chambers will allow adequate infiltration as long as soil conditions allow (CZC 17.120.070.N). Applicant has appropriately relocated METRO transit center to the north of the proposed Town Square Way. This adjacency to the primary commercial and residential areas within the project is anticipated to maintain ease of access by current and future transit users. However, we have concerns with the alignment and layout as it relates to ease of bus access and use by transit riders as well as pedestrian amenities provided within the adjacent Transit Station plaza. Applicant should work with METRO to ensure current alignment is adequate for bus access and transit rider use while also looking for opportunities to enhance the Transit Station plaza through additional seating, landscaping, bicycle racks and lockers, and/or other pedestrian amenities. General Comments Given the conceptual stage in which this project was reviewed, minimal information was provided regarding the sustainability aspects of the project. Going forward, the applicant should clarify any intended project features related to sustainability, such as on-site energy generation, passive solar design, enhanced energy efficiencies, water conservation measures, and/or other green building techniques to allow for adequate staff review (CZC 17.120.070.D). Applicant has identified a preliminary exterior building lighting fixture as part of the conceptual plan set packet, as noted on Sheet A-39. Additional exterior building light 14 fixtures can be seen on a number of the individual plan set sheets, however they are not identified or called out. As noted in the CZC, exterior lighting should be considered an integral part of a project design, with light fixtures being designed, located, and positioned in order to minimize illumination of the sky and adjacent properties (CZC 17.120.070.Q). As part of the next submittal, applicant should clearly identify type and location of proposed site and building light fixtures for the project while also ensuring selected fixtures minimize illumination of the sky and nearby properties. Additional Information Needed The following project information is needed to ensure adequate staff review going forward: 1. Perspective View at Street Level on 38th Avenue at Capitola Road 2. Elevations that portray surrounding both on- and off-site context, if not shown 3. Shadow Study Design Recommendations The following recommendations are made to better respond to the proposed “Main Street”, “Agrarian”, and “Contemporary” architectural styles and to enhance the overall project design. Community Character 1. Pursue opportunities to further integrate a variety of individual elements within the project design that collectively would begin to more closely exude the unique coastal village character and distinctive sense of place that is Capitola (CZC 17.120.070.A). Site Planning 2. Review alignments of new streets proposed as they relate to the surrounding context of the project site (CZC 17.120.070.L). For example, it appears the Town Square Way alignment with 41st Avenue conflicts with existing properties/building at east side of 41st Avenue, while the 38th Avenue alignment could provide a more direct connection to the Capitola Town Square and ultimately provide enhanced north/south access through the site. 3. Enhance internal east-west street route, or tunnel, that provides direct access to Target in order to enhance pedestrian access and to create a more inviting, integrated experience within the overall project (CZC 17.120.070.L). 4. Refine proposed street configuration to accommodate bicycle facilities through the site, considering the existing, surrounding bicycle network within the vicinity of the project site (CZC 17.120.070.L). 60 SECTION 5 | Appendix 21 14 fixtures can be seen on a number of the individual plan set sheets, however they are not identified or called out. As noted in the CZC, exterior lighting should be considered an integral part of a project design, with light fixtures being designed, located, and positioned in order to minimize illumination of the sky and adjacent properties (CZC 17.120.070.Q). As part of the next submittal, applicant should clearly identify type and location of proposed site and building light fixtures for the project while also ensuring selected fixtures minimize illumination of the sky and nearby properties. Additional Information Needed The following project information is needed to ensure adequate staff review going forward: 1. Perspective View at Street Level on 38th Avenue at Capitola Road 2. Elevations that portray surrounding both on- and off-site context, if not shown 3. Shadow Study Design Recommendations The following recommendations are made to better respond to the proposed “Main Street”, “Agrarian”, and “Contemporary” architectural styles and to enhance the overall project design. Community Character 1. Pursue opportunities to further integrate a variety of individual elements within the project design that collectively would begin to more closely exude the unique coastal village character and distinctive sense of place that is Capitola (CZC 17.120.070.A). Site Planning 2. Review alignments of new streets proposed as they relate to the surrounding context of the project site (CZC 17.120.070.L). For example, it appears the Town Square Way alignment with 41st Avenue conflicts with existing properties/building at east side of 41st Avenue, while the 38th Avenue alignment could provide a more direct connection to the Capitola Town Square and ultimately provide enhanced north/south access through the site. 3. Enhance internal east-west street route, or tunnel, that provides direct access to Target in order to enhance pedestrian access and to create a more inviting, integrated experience within the overall project (CZC 17.120.070.L). 4. Refine proposed street configuration to accommodate bicycle facilities through the site, considering the existing, surrounding bicycle network within the vicinity of the project site (CZC 17.120.070.L). 15 5. Evaluate block lengths in other areas of the City for cross-comparison and design direction for the project site. Integrate appropriate block lengths that create a walkable, pedestrian environment while also looking for opportunities to better connect the blocks on-site to the surrounding context. 6. Pursue opportunities to enhance pedestrian connections to the remaining portions of the existing mall and to the project site periphery. 7. Clarify variations in sidewalk width along 38th Avenue, Town Square Way, and 40th Avenue, such as shown on Sheet L-44, and should look for opportunities to ensure consistent sidewalk treatment and design is utilized going forward. 8. Integrate additional pedestrian connections within the project site. For example, the long alley at the east side of Target presents an opportunity for an additional pedestrian paseo, while the mall buildings to remain adjacent to and including Kohls, could be better integrated into the overall project concept through additional pedestrian access points and enhanced pedestrian amenities and landscaping. 9. Orient entries of pad buildings at 41st Avenue and Town Square Way towards the adjacent street while also looking for opportunities to expand the pedestrian environment to better connect with the larger Town Square project. 10. Enhance or increase solar access year around along Town Square Way and other areas of the project site where solar access will be limited due to the streets orientation and adjacency to taller buildings within the project. 11. Minimize appearance of parking structure west of 38th Avenue through integration of additional building elements/materials, murals/screens, landscaping, and/or other design interventions, as portions are anticipated to be highly visible. 12. Look for opportunities to provide a more balanced mix of diagonal and parallel parking spaces along the main project streets, particularly in considering the usability of portions of Town Square Way as a community event space and in areas where sidewalk dimensions could be increased (CZC 17.120.070.L). 13. Clarify how concerns with noise, odors, emissions, and other operational activities will be addressed within the project to ensure they are not an issues for future residents and site patrons (CZC 17.120.070.S). 14. Provide additional indication or leave direction for the ultimate, long-term build-out of the mall property so that once complete, it appears as a collective, unified vision. Attention should be given to the areas north of Town Square Way and east of 40th Avenue and could include continuation of sidewalks, creating more street- like environments, introducing streetscape elements, providing pedestrian paseos, and/or other design interventions. City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 61 Appendix | SECTION 5 22 15 5. Evaluate block lengths in other areas of the City for cross-comparison and design direction for the project site. Integrate appropriate block lengths that create a walkable, pedestrian environment while also looking for opportunities to better connect the blocks on-site to the surrounding context. 6. Pursue opportunities to enhance pedestrian connections to the remaining portions of the existing mall and to the project site periphery. 7. Clarify variations in sidewalk width along 38th Avenue, Town Square Way, and 40th Avenue, such as shown on Sheet L-44, and should look for opportunities to ensure consistent sidewalk treatment and design is utilized going forward. 8. Integrate additional pedestrian connections within the project site. For example, the long alley at the east side of Target presents an opportunity for an additional pedestrian paseo, while the mall buildings to remain adjacent to and including Kohls, could be better integrated into the overall project concept through additional pedestrian access points and enhanced pedestrian amenities and landscaping. 9. Orient entries of pad buildings at 41st Avenue and Town Square Way towards the adjacent street while also looking for opportunities to expand the pedestrian environment to better connect with the larger Town Square project. 10. Enhance or increase solar access year around along Town Square Way and other areas of the project site where solar access will be limited due to the streets orientation and adjacency to taller buildings within the project. 11. Minimize appearance of parking structure west of 38th Avenue through integration of additional building elements/materials, murals/screens, landscaping, and/or other design interventions, as portions are anticipated to be highly visible. 12. Look for opportunities to provide a more balanced mix of diagonal and parallel parking spaces along the main project streets, particularly in considering the usability of portions of Town Square Way as a community event space and in areas where sidewalk dimensions could be increased (CZC 17.120.070.L). 13. Clarify how concerns with noise, odors, emissions, and other operational activities will be addressed within the project to ensure they are not an issues for future residents and site patrons (CZC 17.120.070.S). 14. Provide additional indication or leave direction for the ultimate, long-term build-out of the mall property so that once complete, it appears as a collective, unified vision. Attention should be given to the areas north of Town Square Way and east of 40th Avenue and could include continuation of sidewalks, creating more street- like environments, introducing streetscape elements, providing pedestrian paseos, and/or other design interventions. 16 Architecture 15. Expand appearance of two-story massing elements within the commercial/retail portion of the project to better complement the mass and scale found elsewhere within the project design while also maintain a human scaled design (CZC 17.120.070.H). 16. Integrate meaningful wall plane variation within the project, rather than furred out elements as shown. 17. Provide additional refinements to the massing and scale of the residential portion of the project in order to better address the human scale within the building design. This could include introduction of additional and/or refinement of one-, two-, and three-story elements within the project design. 18. Integrate similar massing relief to that shown along 40th Avenue at the vehicular drive/residential common open space in areas of the project where wall planes continue for long stretches without significant relief or offset, such as 38th Avenue. 19. Look for opportunities to continue upper story wall planes down to ground level so as to enhance the massing of the project and minimize the appearance of two separate projects – residential above and commercial/retail below. 20. Refine design of the project along Capitola Road to better reflect and complement the adjacent properties through additional height refinement, massing variation, building and story setbacks, and/or other design interventions. 21. Expand articulation/detailing to create greater individuality and uniqueness within the overall project design as well as at the individual residential unit and commercial/retail space scale. For example, rather than using the same window type for the residential portion, add in an additional window design type. Likewise, where simple roofline is proposed at commercial/retail space, provide more articulated parapet design. 22. Create a stronger identity and informative elements within buildings at intersection corners through increase height or material/color change, among other design interventions. 23. Integrate strategies within the project design that address privacy concerns for the residential units at ground level while also looking for opportunities to create greater street presence along these primary streets of the project. This could be achieved through integration of front doors/stoops on the street, relocation of gym and other common area amenities to the ground level, and/or other design interventions. 24. Ensure selected colors are appropriate to the chosen architectural style in which they are applied and are used in conjunction with other, complementary colors and materials in a cohesive manner (CZC 17.120.070.K). 62 SECTION 5 | Appendix 23 16 Architecture15. Expand appearance of two-story massing elements within the commercial/retail portion of the project to better complement the mass and scale found elsewhere within the project design while also maintain a human scaled design (CZC 17.120.070.H). 16. Integrate meaningful wall plane variation within the project, rather than furred out elements as shown. 17. Provide additional refinements to the massing and scale of the residential portion of the project in order to better address the human scale within the building design. This could include introduction of additional and/or refinement of one-, two-, and three-story elements within the project design. 18. Integrate similar massing relief to that shown along 40th Avenue at the vehicular drive/residential common open space in areas of the project where wall planes continue for long stretches without significant relief or offset, such as 38th Avenue. 19. Look for opportunities to continue upper story wall planes down to ground level so as to enhance the massing of the project and minimize the appearance of two separate projects – residential above and commercial/retail below. 20. Refine design of the project along Capitola Road to better reflect and complement the adjacent properties through additional height refinement, massing variation, building and story setbacks, and/or other design interventions. 21. Expand articulation/detailing to create greater individuality and uniqueness within the overall project design as well as at the individual residential unit and commercial/retail space scale. For example, rather than using the same window type for the residential portion, add in an additional window design type. Likewise, where simple roofline is proposed at commercial/retail space, provide more articulated parapet design. 22. Create a stronger identity and informative elements within buildings at intersection corners through increase height or material/color change, among other design interventions. 23. Integrate strategies within the project design that address privacy concerns for the residential units at ground level while also looking for opportunities to create greater street presence along these primary streets of the project. This could be achieved through integration of front doors/stoops on the street, relocation of gym and other common area amenities to the ground level, and/or other design interventions. 24. Ensure selected colors are appropriate to the chosen architectural style in which they are applied and are used in conjunction with other, complementary colors and materials in a cohesive manner (CZC 17.120.070.K). 17 25. Integrate additional materials/colors within the residential portion of the project, particularly along 38th Avenue, in order to create greater individuality and uniqueness within the residential building designs; rather than the appearance of one large building as currently shown (CZC 17.120.070.K). 26. Integrate additional materials that are emblematic of coastal character, such as shingles (CZC 17.120.070.K). 27. Introduce authentic wall plane graphics and art murals that reinforce the local character and sense of place within the project design. Additional building design enhancements could also aide in minimizing blank wall plane space in order to ensure large graphics, murals, art, etc. are not overly applied. Floor Plans/Livability 28. Revise floor plans that lack adequate layouts and windows to provide natural daylighting and connection to the outdoors. 29. Provide breakdown of public and private open space proposed within residential portion of the project. 30. Provide additional information on common and private open spaces proposed within the residential portion of the project as well as articulate planned common open space amenities that accommodate different age groups (e.g. families, seniors, young professionals, etc.) who may inhabit these residential units in the future. Public Realm/Landscape Architecture 31. Expand upon the themed public realm/landscape areas to further integrate coastal theming opportunities within the project (CZC 17.120.070.M). This could be portrayed through landscape plantings, natural materials, paving patterns/ materials, water features, playground equipment, stage area, among other elements. 32. Pursue opportunities to create a cohesiveness through the public realm design, with similar elements continued into different individual areas of the project to inform future residents and visitors that they are within the Capitola Town Square (CZC 17.120.070.O). 33. Clarify intended vision of the town square project within the project design and look for opportunities to expand this concept as a potential primary focal element in fostering the unique coastal village character and distinctive sense of place desired by the community (CZC 17.120.070.O). 34. Ensure public realm spaces are appropriately sized and located to accommodate the intended activities while also considering the appropriateness of their location within the overall project concept (CZC 17.120.070.O). For example, the dog run is 18 estimated to be 20-feet by 40-feet and inadequate to allow for adequate dog exercising. 35. Expand upon public open space concepts that accommodate both residents and visitors to the project (CZC 17.120.070.O). For example, more active spaces, such as an exercise path at the project periphery could expand upon the currently non- active focus of the public realm spaces. 36. Enhance primary street intersection locations within the project, such as 38th Avenue and Capitola Road, with additional plaza spaces with pedestrian amenities such as seating, decorative paving, wayfinding signage, and accent plantings (CZC 17.120.070.O). 37. Explore opportunities to enhance solar access to the private, common open space areas within the residential portion of the project that are internal to the buildings and anticipated to received limited to no year around sun exposure. This could be achieved by varying building heights, relocating common open space to building edge, and/or continuing common open space to ground plane. 38. Integrate additional trees within the public open space and public realm areas to create greater shade opportunities and enjoyment of these spaces. 39. Pursue integration of additional public art within the public realm of the project as an additional layer of coastal theming and creating a distinctive sense of place (CZC 17.120.070.A). 40. Clarify if any existing trees are to remain or be relocated on-site going forward to allow for adequate staff review (CZC 17.120.070.M). It should be noted that mature trees help create immediate shade and the appearance of an established development. 41. Review and revise proposed Planting Plan for project to ensure the plantings to be used are appropriate to the Capitola climate, can accommodate seasonal inundation if located within vegetated swales, minimizes messy litter and fruit drop, contains species that can tolerate dense shade conditions where they will exist on- site, and includes their WUCOLS designations (CZC 17.120.070.M). Civil Engineering 42. Clarify road widths/alignments of surrounding streets versus transitions onto the project site to ensure adequate alignment as well as right-of-way widths. 43. Verify design of on-site streets is adequate to accommodate efficient traffic movement within the project, as they appear to be undersized in some locations. For example, 28-feet along Town Square Way appears undersized adjacent to diagonal parking. 44. Look for opportunities to integrate secondary vehicular entry points within the project site to eliminate potential traffic pinch points at primary entries. For City of Cupertino | SOQ FOR CONSuLTING ARChITECTuRAL REVIEw SERVICES 63 Appendix | SECTION 5 24 19 example, and additional secondary entry point may be appropriate along 41st Avenue north of Town Square Way. 45. Refine grading plan concept to ensure intended future use can be appropriately accommodated while minimizing potentially unnecessary grade changes across the site. For example, proposed surface parking lots shown at greater than 5% grade. 46. Clarify proposed drainage design for project. Proposed design creates high volumes of sheet water flow and it is unclear how stormwater will transition to larger retention basins and underground storage chambers proposed on-site (CZC 17.120.070.N). 47. Clarify or provide further documentation as to the need for including infiltration wells on-site, as it appears underground storage chambers will allow adequate infiltration as long as soil conditions allow (CZC 17.120.070.N). 48. Work with METRO to ensure current transit center alignment is adequate for bus access and transit rider use while also looking for opportunities to enhance Transit Station plaza through additional seating, landscaping, bicycle racks and lockers, and/or other pedestrian amenities. General Comments 49. Clarify any intended project features related to sustainability, such as on-site energy generation, passive solar design, enhanced energy efficiencies, water conservation measures, and/or other green building techniques (CZC 17.120.070.D). 50. Identify type and location of proposed site and building light fixtures for the project while also ensuring selected fixtures minimizes illumination of the sky and nearby properties as part of the next submittal (CZC 17.120.070.Q). Overall, we feel the applicant has proposed a conceptual project that is appropriate to the Capitola Mall location. However, as addressed above, we have a number of concerns regarding community character, site planning, architectural style specifics, massing and height adjacencies, and materials/colors, among others, that will have to be adequately addressed by the applicant to ensure a project that appropriately addresses the existing site context while also being consistent with community’s desire for new development projects to exemplify the City’s unique coastal village character and distinctive sense of place. We look forward to the project’s design progression. Sincerely, 18 estimated to be 20-feet by 40-feet and inadequate to allow for adequate dog exercising. 35. Expand upon public open space concepts that accommodate both residents and visitors to the project (CZC 17.120.070.O). For example, more active spaces, such as an exercise path at the project periphery could expand upon the currently non- active focus of the public realm spaces. 36. Enhance primary street intersection locations within the project, such as 38th Avenue and Capitola Road, with additional plaza spaces with pedestrian amenities such as seating, decorative paving, wayfinding signage, and accent plantings (CZC 17.120.070.O). 37. Explore opportunities to enhance solar access to the private, common open space areas within the residential portion of the project that are internal to the buildings and anticipated to received limited to no year around sun exposure. This could be achieved by varying building heights, relocating common open space to building edge, and/or continuing common open space to ground plane. 38. Integrate additional trees within the public open space and public realm areas to create greater shade opportunities and enjoyment of these spaces. 39. Pursue integration of additional public art within the public realm of the project as an additional layer of coastal theming and creating a distinctive sense of place (CZC 17.120.070.A). 40. Clarify if any existing trees are to remain or be relocated on-site going forward to allow for adequate staff review (CZC 17.120.070.M). It should be noted that mature trees help create immediate shade and the appearance of an established development. 41. Review and revise proposed Planting Plan for project to ensure the plantings to be used are appropriate to the Capitola climate, can accommodate seasonal inundation if located within vegetated swales, minimizes messy litter and fruit drop, contains species that can tolerate dense shade conditions where they will exist on- site, and includes their WUCOLS designations (CZC 17.120.070.M). Civil Engineering 42. Clarify road widths/alignments of surrounding streets versus transitions onto the project site to ensure adequate alignment as well as right-of-way widths. 43. Verify design of on-site streets is adequate to accommodate efficient traffic movement within the project, as they appear to be undersized in some locations. For example, 28-feet along Town Square Way appears undersized adjacent to diagonal parking. 44. Look for opportunities to integrate secondary vehicular entry points within the project site to eliminate potential traffic pinch points at primary entries. For 64 SECTION 5 | Appendix 25 19 example, and additional secondary entry point may be appropriate along 41st Avenue north of Town Square Way. 45. Refine grading plan concept to ensure intended future use can be appropriately accommodated while minimizing potentially unnecessary grade changes across the site. For example, proposed surface parking lots shown at greater than 5% grade. 46. Clarify proposed drainage design for project. Proposed design creates high volumes of sheet water flow and it is unclear how stormwater will transition to larger retention basins and underground storage chambers proposed on-site (CZC 17.120.070.N). 47. Clarify or provide further documentation as to the need for including infiltration wells on-site, as it appears underground storage chambers will allow adequate infiltration as long as soil conditions allow (CZC 17.120.070.N). 48. Work with METRO to ensure current transit center alignment is adequate for bus access and transit rider use while also looking for opportunities to enhance Transit Station plaza through additional seating, landscaping, bicycle racks and lockers, and/or other pedestrian amenities. General Comments 49. Clarify any intended project features related to sustainability, such as on-site energy generation, passive solar design, enhanced energy efficiencies, water conservation measures, and/or other green building techniques (CZC 17.120.070.D). 50. Identify type and location of proposed site and building light fixtures for the project while also ensuring selected fixtures minimizes illumination of the sky and nearby properties as part of the next submittal (CZC 17.120.070.Q). Overall, we feel the applicant has proposed a conceptual project that is appropriate to the Capitola Mall location. However, as addressed above, we have a number of concerns regarding community character, site planning, architectural style specifics, massing and height adjacencies, and materials/colors, among others, that will have to be adequately addressed by the applicant to ensure a project that appropriately addresses the existing site context while also being consistent with community’s desire for new development projects to exemplify the City’s unique coastal village character and distinctive sense of place. We look forward to the project’s design progression. Sincerely, 20 RRM DESIGN GROUP   Exh. D-Insurance Requirements for Design Professionals & Consultants Contracts 1 Form Updated Sept. 2019 Consultant shall procure prior to commencement of Services and maintain for the duration of the contract, at its own cost and expense, the following insurance policies and coverage with companies doing business in California and acceptable to City. INSURANCE POLICIES AND MINIMUMS REQUIRED 1.Commercial General Liability (CGL) for bodily injury, property damage, personal injury liability for premises operations, products and completed operations, contractual liability, and personal and advertising injury with limits no less than $2,000,000 per occurrence (ISO Form CG 00 01). If a general aggregate limit applies, either the general aggregate limit shall apply separately to this project/location (ISO Form CG 25 03 or 25 04) or it shall be twice the required occurrence limit. a.It shall be a requirement that any available insurance proceeds broader than or in excess of the specified minimum insurance coverage requirements and/or limits shall be made available to the Additional Insured and shall be (i) the minimum coverage/limits specified in this agreement; or (ii) the broader coverage and maximum limits of coverage of any insurance policy, whichever is greater. b.Additional Insured coverage under Consultant's policy shall be "primary and non-contributory," will not seek contribution from City’s insurance/self-insurance, and shall be at least as broad as ISO Form CG 20 10 (04/13). c.The limits of insurance required may be satisfied by a combination of primary and umbrella or excess insurance, provided each policy complies with the requirements set forth in this Contract. Any umbrella or excess insurance shall contain or be endorsed to contain a provision that such coverage shall also apply on a primary basis for the benefit of City before the City’s own insurance or self- insurance shall be called upon to protect City as a named insured. 2.Automobile Liability: ISO CA 00 01 covering any auto (including owned, hired, and non-owned autos) with limits no less than $1,000,000 per accident for bodily injury and property damage. 3.Workers’ Compensation: As required by the State of California, with Statutory Limits and Employer’s Liability Insurance of no less than $1,000,000 per occurrence for bodily injury or disease.  Not required. Consultant has provided written verification of no employees. 4.Professional Liability for professional acts, errors and omissions, as appropriate to Consultant’s profession, with limits no less than $2,000,000 per occurrence or $2,000,000 aggregate. If written on a claims made form: a.The Retroactive Date must be shown and must be before the Effective Date of the Contract. b.Insurance must be maintained for at least five (5) years after completion of the Services. c.If coverage is canceled or non-renewed, and not replaced with another claims-made policy form with a Retroactive Date prior to the Contract Effective Date, the Consultant must purchase “extended reporting” coverage for a minimum of five (5) years after completion of the Services. OTHER INSURANCE PROVISIONS The aforementioned insurance shall be endorsed and have all the following conditions and provisions: EXHIBIT D Insurance Requirements Design Professionals & Consultants Contracts Exh. D-Insurance Requirements for Design Professionals & Consultants Contracts 2 Form Updated Sept. 2019 Additional Insured Status The City of Cupertino, its City Council, officers, officials, employees, agents, servants and volunteers (“Additional Insureds”) are to be covered as additional insureds on Consultant’s CGL and automobile liability policies. General Liability coverage can be provided in the form of an endorsement to Consultant’s insurance (at least as broad as ISO Form CG 20 10 (11/ 85) or both CG 20 10 and CG 20 37 forms, if later editions are used). Primary Coverage Coverage afforded to City/Additional Insureds shall be primary insurance. Any insurance or self-insurance maintained by City, its officers, officials, employees, or volunteers shall be excess of Consultant’s insurance and shall not contribute to it. Notice of Cancellation Each insurance policy shall state that coverage shall not be canceled or allowed to expire, except with written notice to City 30 days in advance or 10 days in advance if due to non-payment of premiums. Waiver of Subrogation Consultant waives any right to subrogation against City/Additional Insureds for recovery of damages to the extent said losses are covered by the insurance policies required herein. Specifically, the Workers’ Compensation policy shall be endorsed with a waiver of subrogation in favor of City for all work performed by Consultant, its employees, agents and subconsultants. This provision applies regardless of whether or not the City has received a waiver of subrogation endorsement from the insurer. Deductibles and Self-Insured Retentions Any deductible or self-insured retention must be declared to and approved by the City. At City’s option, either: the insurer must reduce or eliminate the deductible or self-insured retentions as respects the City/Additional Insureds; or Consultant must show proof of ability to pay losses and costs related investigations, claim administration and defense expenses. The policy shall provide, or be endorsed to provide, that the self-insured retention may be satisfied by either the insured or the City. Acceptability of Insurers Insurers must be licensed to do business in California with an A.M. Best Rating of A-VII, or better. Verification of Coverage Consultant must furnish acceptable insurance certificates and mandatory endorsements (or copies of the policies effecting the coverage required by this Contract), and a copy of the Declarations and Endorsement Page of the CGL policy listing all policy endorsements prior to commencement of the Contract. City retains the right to demand verification of compliance at any time during the Contract term. Subconsultants Consultant shall require and verify that all subconsultants maintain insurance that meet the requirements of this Contract, including naming the City as an additional insured on subconsultant’s insurance policies. Higher Insurance Limits If Consultant maintains broader coverage and/or higher limits than the minimums shown above, City shall be entitled to coverage for the higher insurance limits maintained by Consultant. Adequacy of Coverage City reserves the right to modify these insurance requirements/coverage based on the nature of the risk, prior experience, insurer or other special circumstances, with not less than ninety (90) days prior written notice. SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS. INSURER(S) AFFORDING COVERAGE INSURER F : INSURER E : INSURER D : INSURER C : INSURER B : INSURER A : NAIC # NAME:CONTACT (A/C, No):FAX E-MAILADDRESS: PRODUCER (A/C, No, Ext):PHONE INSURED REVISION NUMBER:CERTIFICATE NUMBER:COVERAGES IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed. If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s). THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER. OTHER: (Per accident) (Ea accident) $ $ N / A SUBR WVD ADDL INSD THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. $ $ $ $PROPERTY DAMAGE BODILY INJURY (Per accident) BODILY INJURY (Per person) COMBINED SINGLE LIMIT AUTOS ONLY AUTOSAUTOS ONLY NON-OWNED SCHEDULEDOWNED ANY AUTO AUTOMOBILE LIABILITY Y / N WORKERS COMPENSATION AND EMPLOYERS' LIABILITY OFFICER/MEMBER EXCLUDED? (Mandatory in NH) DESCRIPTION OF OPERATIONS below If yes, describe under ANY PROPRIETOR/PARTNER/EXECUTIVE $ $ $ E.L. DISEASE - POLICY LIMIT E.L. DISEASE - EA EMPLOYEE E.L. EACH ACCIDENT EROTH-STATUTEPER LIMITS(MM/DD/YYYY)POLICY EXP(MM/DD/YYYY)POLICY EFFPOLICY NUMBERTYPE OF INSURANCELTRINSR DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required) EXCESS LIAB UMBRELLA LIAB $EACH OCCURRENCE $AGGREGATE $ OCCUR CLAIMS-MADE DED RETENTION $ $PRODUCTS - COMP/OP AGG $GENERAL AGGREGATE $PERSONAL & ADV INJURY $MED EXP (Any one person) $EACH OCCURRENCE DAMAGE TO RENTED $PREMISES (Ea occurrence) COMMERCIAL GENERAL LIABILITY CLAIMS-MADE OCCUR GEN'L AGGREGATE LIMIT APPLIES PER: POLICY PRO-JECT LOC CERTIFICATE OF LIABILITY INSURANCE DATE (MM/DD/YYYY) CANCELLATION AUTHORIZED REPRESENTATIVE ACORD 25 (2016/03) © 1988-2015 ACORD CORPORATION. All rights reserved. CERTIFICATE HOLDER The ACORD name and logo are registered marks of ACORD HIRED AUTOS ONLY 6/27/2021 AssuredPartners Design Professionals Insurance Services,LLC 3697 Mt.Diablo Blvd Suite 230 Lafayette CA 94549 Marie Swaney DesignProCerts@AssuredPartners.com License#:6003745 Evanston Insurance Company 35378 RRMDESI-02 Sentinel Insurance Company 11000RRMDesignGroup 805 543-1794 3765 S.Higuera St.,Suite 102 San Luis Obispo CA 93401 Trumbull Insurance Company 27120 HARTFORD INSURANCE COMPANY 38288 1131154405 B X 1,000,000 X 1,000,000 X Contractual Liab 10,000 Included 1,000,000 2,000,000 X Y Y 84SBWBG6537 6/30/2021 6/30/2022 2,000,000 C 1,000,000 X X X Y Y 84UEGAC1692 6/30/2021 6/30/2022 B X X 5,000,000Y84SBWBG65376/30/2021Y 6/30/2022 5,000,000 X 10,000 D XY84WEGAG7CTV6/30/2021 6/30/2022 1,000,000 1,000,000 1,000,000 A Professional Liability & Contr.Pollution Liab Included MKLV7PL0004779 6/30/2021 6/30/2022 Per Claim Aggregate Limit $2,000,000 $4,000,000 Umbrella policy is a follow-form to its underlying Policies:General Liability/Auto Liability/Employers Liability.AM Best's Rating of Policies above:A/XV or greater. RE:Cupertino Consulting Architectural Review Services,#1832-00-UR19 -- The City of Cupertino,its City Council,officers,officials,employees,agents,servants and volunteers are named as an additional insured as respects general & auto liability as required per written contract or agreement.General Liability is Primary/Non-Contributory per policy form wording.Insurance coverage includes waiver of subrogation per the attached endorsement(s).Professional Liability policy has a deductible which is:$75,000.PL RETRO Date:01/01/1974.SEE CANCELLATION SECTION of Certificate for 30 Day Notice.City of Cupertino,its City Council,officers,officials,employees,agents,servants and volunteers 30 Day Notice will be sent to holder City of Cupertino 10300 Torre Ave Cupertino CA 95014-3255 COMMERCIAL AUTOMOBILE HA 99 16 03 12 THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY. COMMERCIAL AUTOMOBILE BROAD FORM ENDORSEMENT This endorsement modifies insurance provided under the following: BUSINESS AUTO COVERAGE FORM To the extent that the provisions of this endorsement provide broader benefits to the "insured"than other provisions of the Coverage Form, the provisions of this endorsement apply. 1.BROAD FORM INSURED d.Any "employee"of yours while using a covered "auto"you don't own,hire or A.Subsidiaries and Newly Acquired or borrow in your business or yourFormed Organizations personal affairs.The Named Insured shown in the C.Lessors as InsuredsDeclarations is amended to include: Paragraph A.1.-WHO IS AN INSURED -of (1)Any legal business entity other than a Section II -Liability Coverage is amended topartnershiporjointventure,formed as a add:subsidiary in which you have an ownership interest of more than 50%on e.The lessor of a covered "auto"while the the effective date of the Coverage Form. "auto"is leased to you under a written However,the Named Insured does not agreement if: include any subsidiary that is an (1)The agreement requires you to"insured"under any other automobile provide direct primary insurance for policy or would be an "insured"under the lessor andsuchapolicybutforitsterminationor (2)The "auto"is leased without a driver.the exhaustion of its Limit of Insurance. Such a leased "auto"will be considered a (2)Any organization that is acquired or covered "auto"you own and not a covered formed by you and over which you "auto"you hire.maintain majority ownership.However, the Named Insured does not include any D.Additional Insured if Required by Contract newly formed or acquired organization:(1)Paragraph A.1.-WHO IS AN INSURED (a)That is a partnership or joint -of Section II -Liability Coverage is venture,amended to add: (b)That is an "insured"under any other f.When you have agreed,in a written policy,contract or written agreement,that a (c)That has exhausted its Limit of person or organization be added as Insurance under any other policy, or an additional insured on your business auto policy, such person or (d)180 days or more after its organization is an "insured", but only acquisition or formation by you, to the extent such person orunlessyouhavegivenusnoticeof organization is liable for "bodilythe acquisition or formation. injury"or "property damage"causedCoveragedoesnotapplyto"bodily by the conduct of an "insured" under injury"or "property damage"that results paragraphs a.or b.of Who Is Anfroman"accident"that occurred before Insured with regard to theyouformed or acquired the organization. ownership,maintenance or use of a B.Employees as Insureds covered "auto." Paragraph A.1.-WHO IS AN INSURED -of SECTION II -LIABILITY COVERAGE is amended to add: © 2011, The Hartford (Includes copyrighted material Form HA 99 16 03 12 Page 1 of 5of ISO Properties,Inc.,with its permission.) 84UEGAC1692 E.Primary and Non-Contributory ifTheinsuranceaffordedtoanysuch Required by Contractadditionalinsuredappliesonlyifthe "bodily injury"or "property damage"Only with respect to insurance provided to occurs:an additional insured in 1.D.-Additional (1)During the policy period, and Insured If Required by Contract,the following provisions apply:(2)Subsequent to the execution of such written contract, and (3)Primary Insurance When Required By Contract(3)Prior to the expiration of the period of time that the written contract This insurance is primary if you have requires such insurance be provided agreed in a written contract or written to the additional insured.agreement that this insurance be primary.If other insurance is also (2)How Limits Apply primary,we will share with all that otherIfyouhaveagreedinawrittencontractinsurancebythemethoddescribedinorwrittenagreementthatanother Other Insurance 5.d.person or organization be added as an (4)Primary And Non-Contributory To Otheradditionalinsuredonyourpolicy,the Insurance When Required By Contractmostwewillpayonbehalfofsuch additional insured is the lesser of:If you have agreed in a written contract or written agreement that this insurance(a)The limits of insurance specified in is primary and non-contributory with the the written contract or written additional insured's own insurance,this agreement; or insurance is primary and we will not(b)The Limits of Insurance shown in seek contribution from that otherthe Declarations.insurance. Such amount shall be a part of and not (3)(4)Paragraphs and do not apply to other in addition to Limits of Insurance shown insurance to which the additional insuredintheDeclarationsanddescribedinthishasbeen added as an additional insured.Section. When this insurance is excess,we will have no (3)Additional Insureds Other Insurance duty to defend the insured against any "suit"if If we cover a claim or "suit"under this any other insurer has a duty to defend the Coverage Part that may also be covered insured against that "suit".If no other insurer by other insurance available to an defends,we will undertake to do so,but we will additional insured,such additional be entitled to the insured's rights against all insured must submit such claim or "suit"those other insurers. to the other insurer for defense and When this insurance is excess over otherindemnity. insurance,we will pay only our share of the However,this provision does not apply amount of the loss,if any,that exceeds the sum to the extent that you have agreed in a of: written contract or written agreement (1)The total amount that all such otherthatthisinsuranceisprimaryandnon-insurance would pay for the loss in thecontributorywiththeadditionalinsured's absence of this insurance; andowninsurance. (2)The total of all deductible and self-insured (4)Duties in The Event Of Accident,Claim,amounts under all that other insurance.Suit or Loss We will share the remaining loss,if any,by the If you have agreed in a written contract method described in Other Insurance 5.d.or written agreement that another 2.AUTOS RENTED BY EMPLOYEESpersonororganizationbeaddedasan additional insured on your policy,the Any "auto"hired or rented by your "employee" additional insured shall be required to on your behalf and at your direction will be comply with the provisions in LOSS considered an "auto"you hire. CONDITIONS 2.-DUTIES IN THE The OTHER INSURANCE Condition is amended EVENT OF ACCIDENT,CLAIM ,SUIT by adding the following: OR LOSS –OF SECTION IV – BUSINESS AUTO CONDITIONS,in the same manner as the Named Insured. © 2011, The Hartford (Includes copyrighted material Form HA 99 16 03 12 Page 2 of 5of ISO Properties,Inc.,with its permission.) 5 PHYSICAL DAMAGE -ADDITIONALIfan"employee’s"personal insurance also . TEMPORARY TRANSPORTATION EXPENSE applies on an excess basis to a covered "auto" COVERAGEhiredorrentedbyyour"employee"on your behalf and at your direction,this insurance will Paragraph A.4.a.of SECTION III -PHYSICAL be primary to the "employee’s"personal DAMAGE COVERAGE is amended to provide a insurance.limit of $50 per day and a maximum limit of 3.AMENDED FELLOW EMPLOYEE EXCLUSION $1,000. 6.LOAN/LEASE GAP COVERAGEEXCLUSION5.-FELLOW EMPLOYEE -of SECTION II -LIABILITY COVERAGE does not Under SECTION III -PHYSICAL DAMAGE apply if you have workers'compensation COVERAGE,in the event of a total "loss"to a insurance in-force covering all of your covered "auto",we will pay your additional legal "employees".obligation for any difference between the actual Coverage is excess over any other collectible cash value of the "auto"at the time of the "loss" insurance.and the "outstanding balance"of the loan/lease. 4.HIRED AUTO PHYSICAL DAMAGE COVERAGE "Outstanding balance"means the amount you owe on the loan/lease at the time of "loss"less If hired "autos"are covered "autos"for Liability any amounts representing taxes;overdueCoverageandifComprehensive,Specified payments;penalties,interest or chargesCausesofLoss,or Collision coverages are resulting from overdue payments;additionalprovidedunderthisCoverageFormforany mileage charges;excess wear and tear charges;"auto"you own,then the Physical Damage lease termination fees;security deposits not Coverages provided are extended to "autos" you returned by the lessor;costs for extendedhire or borrow,subject to the following limit. warranties,credit life Insurance,health,accidentThemostwewillpayfor"loss"to any hired or disability insurance purchased with the loan or "auto"is:lease;and carry-over balances from previous (1)$100,000;loans or leases. (2)The actual cash value of the damaged or 7.AIRBAG COVERAGE stolen property at the time of the "loss"; or Under Paragraph B.EXCLUSIONS -of (3)The cost of repairing or replacing the SECTION III -PHYSICAL DAMAGE damaged or stolen property,COVERAGE, the following is added: whichever is smallest,minus a deductible.The The exclusion relating to mechanical breakdown deductible will be equal to the largest deductible does not apply to the accidental discharge of an applicable to any owned "auto"for that airbag. coverage. No deductible applies to "loss"caused 8.ELECTRONIC EQUIPMENT -BROADENED by fire or lightning. Hired Auto Physical Damage COVERAGE coverage is excess over any other collectible a.The exceptions to Paragraphs B.4 -insurance.Subject to the above limit,deductible EXCLUSIONS -of SECTION III -PHYSICAL and excess provisions,we will provide coverage DAMAGE COVERAGE are replaced by the equal to the broadest coverage applicable to any following:covered "auto"you own. 4.c.4.d.Exclusions and do not apply to We will also cover loss of use of the hired "auto" equipment designed to be operated solelyifitresultsfroman"accident",you are legally by use of the power from the "auto's"liable and the lessor incurs an actual financial electrical system that,at the time of "loss", loss,subject to a maximum of $1000 per is:"accident". (1)Permanently installed in or upon This extension of coverage does not apply to the covered "auto";any "auto"you hire or borrow from any of your "employees",partners (if you are a partnership),(2)Removable from a housing unit members (if you are a limited liability company),which is permanently installed in or members of their households.or upon the covered "auto"; (3)An integral part of the same unit housing any electronic equipment described in Paragraphs (1)and (2)above;or © 2011, The Hartford (Includes copyrighted material Form HA 99 16 03 12 Page 3 of 5of ISO Properties,Inc.,with its permission.) (4)Necessary for the normal If another Hartford Financial Services Group, operation of the covered "auto"or Inc.company policy or coverage form that is not the monitoring of the covered an automobile policy or coverage form applies to "auto's"operating system.the same "accident", the following applies: b.Section III –Version CA 00 01 03 10 of the (1)If the deductible under this Business Auto Business Auto Coverage Form,Physical Coverage Form is the smaller (or smallest) Damage Coverage,Limit of Insurance,deductible,it will be waived; Paragraph C.2 and Version CA 00 01 10 01 of (2)If the deductible under this Business Auto the Business Auto Coverage Form,Physical Coverage Form is not the smaller (or Damage Coverage,Limit of Insurance, smallest)deductible,it will be reduced by Paragraph C are each amended to add the the amount of the smaller (or smallest) following:deductible. $1,500 is the most we will pay for "loss"in 12.AMENDED DUTIES IN THE EVENT OF any one "accident"to all electronic ACCIDENT, CLAIM,SUIT OR LOSS equipment (other than equipment designed The requirement in LOSS CONDITIONS 2.a.-solely for the reproduction of sound,and DUTIES IN THE EVENT O F ACCIDENT,CLAIM,accessories used with such equipment)SUIT OR LOSS -of SECTION IV -BUSINESSthatreproduces,receives or transmits AUTO CONDITIONS that you must notify us of audio,visual or data signals which,at the an "accident"applies only when the "accident" istime of "loss", is:known to: (1)Permanently installed in or upon (1)You, if you are an individual;the covered "auto"in a housing, (2)A partner, if you are a partnership;opening or other location that is not normally used by the "auto"(3)A member,if you are a limited liability manufacturer for the installation of company;or such equipment; (4)An executive officer or insurance manager, if (2)Removable from a permanently you are a corporation. installed housing unit as described 13.UNINTENTIONAL FAILURE TO DISCLOSE in Paragraph 2.a.above or is an HAZARDSintegral part of that equipment; or If you unintentionally fail to disclose any hazards(3)An integral part of such equipment.existing at the inception date of your policy,we c.For each covered "auto",should loss be limited will not deny coverage under this Coverage to electronic equipment only,our obligation to Form because of such failure. pay for,repair,return or replace damaged or 14.HIRED AUTO -COVERAGE TERRITORYstolenelectronicequipmentwillbereducedby Paragraph e.of GENERAL CONDITIONS 7.-the applicable deductible shown in the POLICY PERIOD,COVERAGE TERRITORY -Declarations,or $250,whichever deductible is of SECTION IV -BUSINESS AUTO less. CONDITIONS is replaced by the following:9.EXTRA EXPENSE -BROADENED e.For short-term hired "autos",the coverageCOVERAGE territory with respect to Liability Coverage isUnderParagraphA.- COVERAGE -of SECTION anywhere in the world provided that if theIII-PHYSICAL DAMAGE COVERAGE,we will "insured's"responsibility to pay damages for pay for the expense of returning a stolen covered "bodily injury"or "property damage"is "auto"to you.determined in a "suit," the "suit" is brought in 10.GLASS REPAIR -WAIVER OF DEDUCTIBLE the United States of America,the territories and possessions of the United States ofUnderParagraphD.-DEDUCTIBLE -of SECTION America,Puerto Rico or Canada or in a III -PHYSICAL DAMAGE COVERAGE,the settlement we agree to.following is added: 15.WAIVER OF SUBROGATIONNodeductibleappliestoglassdamageifthe glass is repaired rather than replaced.TRANSFER OF RIGHTS OF RECOVERY AGAINST OTHERS TO US -of SECTION IV -11.TWO OR MORE DEDUCTIBLES BUSINESS AUTO CONDITIONS is amended byUnderParagraphD.-DEDUCTIBLE -of SECTION adding the following:III -PHYSICAL DAMAGE COVERAGE,the following is added: © 2011, The Hartford (Includes copyrighted material Form HA 99 16 03 12 Page 4 of 5of ISO Properties,Inc.,with its permission.) We waive any right of recovery we may have c.Regardless of the number of autos deemed a against any person or organization with whom total loss,the most we will pay under this you have a written contract that requires such Hybrid,Electric,or Natural Gas Vehicle waiver because of payments we make for Payment Coverage provision for any one damages under this Coverage Form."loss"is $10,000. 16.RESULTANT MENTAL ANGUISH COVERAGE For the purposes of the coverage provision, The definition of "bodily injury"in SECTION V-a.A "non-hybrid"auto is defined as an auto that DEFINITIONS is replaced by the following:uses only an internal combustion engine to move the auto but does not include autos"Bodily injury"means bodily injury,sickness or powered solely by electricity or natural gas.disease sustained by any person,including mental anguish or death resulting from any of b.A "hybrid"auto is defined as an auto with an these.internal combustion engine and one or more electric motors;and that uses the internal17.EXTENDED CANCELLATION CONDITION combustion engine and one or more electric Paragraph 2.of the COMMON POLICY motors to move the auto,or the internal CONDITIONS -CANCELLATION -applies combustion engine to charge one or more except as follows:electric motors, which move the auto. If we cancel for any reason other than 19.VEHICLE WRAP COVERAGEnonpaymentofpremium,we will mail or deliver In the event of a total loss to an "auto"for whichtothefirstNamedInsuredwrittennoticeof Comprehensive,Specified Causes of Loss,orcancellationatleast60daysbeforetheeffective Collision coverages are provided under thisdate of cancellation. Coverage Form,then such Physical Damage18.HYBRID,ELECTRIC,OR NATURAL GAS Coverages are amended to add the following:VEHICLE PAYMENT COVERAGE In addition to the actual cash value of the "auto", In the event of a total loss to a "non-hybrid"auto we will pay up to $1,000 for vinyl vehicle wraps for which Comprehensive,Specified Causes of which are displayed on the covered "auto"at theLoss,or Collision coverages are provided under time of total loss.Regardless of the number ofthisCoverageForm,then such Physical autos deemed a total loss,the most we will pay Damage Coverages are amended as follows:under this Vehicle Wrap Coverage provision for a.If the auto is replaced with a "hybrid"auto or any one "loss"is $5,000.For purposes of this an auto powered solely by electricity or natural coverage provision,signs or other graphics gas,we will pay an additional 10%,to a painted or magnetically affixed to the vehicle are maximum of $2,500,of the "non-hybrid"auto’s not considered vehicle wraps. actual cash value or replacement cost, whichever is less, b.The auto must be replaced and a copy of a bill of sale or new lease agreement received by us within 60 calendar days of the date of "loss," © 2011, The Hartford (Includes copyrighted material Form HA 99 16 03 12 Page 5 of 5of ISO Properties,Inc.,with its permission.) THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY. Form SS 51 14 04 17 Page 1 of 1 © 2017, The Hartford ADDITIONAL INSURED PROVISIONS - CALIFORNIA This endorsement modifies insurance provided under the following: BUSINESS LIABILITY COVERAGE FORM A.It is agreed that paragraph (2)of subsections 6.d. and 6.f.of Section C. - WHO IS AN INSURED is replaced by the following: (2)The insurance afforded by paragraph (1)above does not apply if your acts or omissions, or the acts or omissions of those acting on your behalf, that are alleged to have caused the "bodily injury", "property damage" or "personal and advertising injury", involve professional architectural, engineering or surveying services, including but not limited to: (a)The preparing, approving, editing of or failure to prepare or approve, shop drawings, maps, opinions, reports, surveys, change orders, field orders, designs, drawings, specifications, warnings, recommendations, permit applications payment requests, manuals or instructions; (b)Supervisory, inspection, quality control, architectural, engineering or surveying activities or services; (c)Maintenance of job site safety, construction administration, construction contracting, construction management, computer consulting or design software development or programming service, or selection of a contractor or programming service; (d)Monitoring, sampling, or testing service necessary to perform any of the services included in a. b. or c. above; (e)Supervision, hiring, employment, training or monitoring of others who are performing any of the services included in a., b. or c. above. The insurance afforded to such additional insured: (a)Only applies to the extent permitted by law; and (b)Will not be broader than that which you are required by the contract or agreement to provide for such additional insured. B.It is agreed that the following paragraphs are added to the end of subsections 1.and 8.of Section F - OPTIONAL ADDITIONAL INSURED COVERAGES;and it is agreed the following paragraphs replace section b.of subsection 9.of Section F. - OPTIONAL ADDITIONAL INSURED COVERAGES.These paragraphs do not attach or amend the language of any of the other subsections of Section F - OPTIONAL ADDITIONAL INSURED COVERAGES: The insurance afforded by this subsection does not apply if your acts or omissions, or the acts or omissions of those acting on your behalf, that are alleged to have caused the "bodily injury", "property damage" or "personal and advertising injury", involve professional architectural, engineering or surveying services, including but not limited to: (a)The preparing, approving, editing of or failure to prepare or approve, shop drawings, maps, opinions, reports, surveys, change orders, field orders, designs, drawings, specifications, warnings, recommendations, permit applications payment requests, manuals or instructions; (b)Supervisory, inspection, quality control, architectural, engineering or surveying activities or services; (c)Maintenance of job site safety, construction administration, construction contracting, construction management, computer consulting or design software development or programming service, or selection of a contractor or programming service; (d)Monitoring, sampling, or testing service necessary to perform any of the services included in a. b. or c. above; (e)Supervision, hiring, employment, training or monitoring of others who are performing any of the services included in a., b. or c. above. The insurance afforded to such additional insured: (a)Only applies to the extent permitted by law; and (b)Will not be broader than that which you are required by the contract or agreement to provide for such additional insured. Policy #84SBWBG6537 BUSINESS LIABILITY COVERAGE FORM Form SS 00 08 04 05 Page 11 of 24 (b)Rented to, in the care, custody or control of, or over which physical control is being exercised for any purpose by you, any of your "employees", "volunteer workers", any partner or member (if you are a partnership or joint venture), or any member (if you are a limited liability company). b. Real Estate Manager Any person (other than your "employee" or "volunteer worker"), or any organization while acting as your real estate manager. c. Temporary Custodians Of Your Property Any person or organization having proper temporary custody of your property if you die, but only: (1)With respect to liability arising out of the maintenance or use of that property; and (2)Until your legal representative has been appointed. d. Legal Representative If You Die Your legal representative if you die, but only with respect to duties as such. That representative will have all your rights and duties under this insurance. e. Unnamed Subsidiary Any subsidiary and subsidiary thereof, of yours which is a legally incorporated entity of which you own a financial interest of more than 50% of the voting stock on the effective date of this Coverage Part. The insurance afforded herein for any subsidiary not shown in the Declarations as a named insured does not apply to injury or damage with respect to which an insured under this insurance is also an insured under another policy or would be an insured under such policy but for its termination or upon the exhaustion of its limits of insurance. 3. Newly Acquired Or Formed Organization Any organization you newly acquire or form, other than a partnership, joint venture or limited liability company, and over which you maintain financial interest of more than 50% of the voting stock, will qualify as a Named Insured if there is no other similar insurance available to that organization. However: a.Coverage under this provision is afforded only until the 180th day after you acquire or form the organization or the end of the policy period, whichever is earlier; and b.Coverage under this provision does not apply to: (1)"Bodily injury" or "property damage" that occurred; or (2)"Personal and advertising injury" arising out of an offense committed before you acquired or formed the organization. 4. Operator Of Mobile Equipment With respect to "mobile equipment" registered in your name under any motor vehicle registration law, any person is an insured while driving such equipment along a public highway with your permission. Any other person or organization responsible for the conduct of such person is also an insured, but only with respect to liability arising out of the operation of the equipment, and only if no other insurance of any kind is available to that person or organization for this liability. However, no person or organization is an insured with respect to: a."Bodily injury" to a co-"employee" of the person driving the equipment; or b."Property damage" to property owned by, rented to, in the charge of or occupied by you or the employer of any person who is an insured under this provision. 5. Operator of Nonowned Watercraft With respect to watercraft you do not own that is less than 51 feet long and is not being used to carry persons for a charge, any person is an insured while operating such watercraft with your permission. Any other person or organization responsible for the conduct of such person is also an insured, but only with respect to liability arising out of the operation of the watercraft, and only if no other insurance of any kind is available to that person or organization for this liability. However, no person or organization is an insured with respect to: a."Bodily injury" to a co-"employee" of the person operating the watercraft; or b."Property damage" to property owned by, rented to, in the charge of or occupied by you or the employer of any person who is an insured under this provision. 6. Additional Insureds When Required By Written Contract, Written Agreement Or Permit The person(s) or organization(s) identified in Paragraphs a.through f.below are additional insureds when you have agreed, in a written Policy # 84SBWBG6537 84SBWBG6537 BUSINESS LIABILITY COVERAGE FORM Page 12 of 24 Form SS 00 08 04 05 contract, written agreement or because of a permit issued by a state or political subdivision, that such person or organization be added as an additional insured on your policy, provided the injury or damage occurs subsequent to the execution of the contract or agreement, or the issuance of the permit. A person or organization is an additional insured under this provision only for that period of time required by the contract, agreement or permit. However, no such person or organization is an additional insured under this provision if such person or organization is included as an additional insured by an endorsement issued by us and made a part of this Coverage Part, including all persons or organizations added as additional insureds under the specific additional insured coverage grants in Section F.– Optional Additional Insured Coverages. a. Vendors Any person(s) or organization(s) (referred to below as vendor), but only with respect to "bodily injury" or "property damage" arising out of "your products" which are distributed or sold in the regular course of the vendor's business and only if this Coverage Part provides coverage for "bodily injury" or "property damage" included within the "products-completed operations hazard". (1)The insurance afforded to the vendor is subject to the following additional exclusions: This insurance does not apply to: (a)"Bodily injury" or "property damage" for which the vendor is obligated to pay damages by reason of the assumption of liability in a contract or agreement. This exclusion does not apply to liability for damages that the vendor would have in the absence of the contract or agreement; (b)Any express warranty unauthorized by you; (c)Any physical or chemical change in the product made intentionally by the vendor; (d)Repackaging, except when unpacked solely for the purpose of inspection, demonstration, testing, or the substitution of parts under instructions from the manufacturer, and then repackaged in the original container; (e)Any failure to make such inspections, adjustments, tests or servicing as the vendor has agreed to make or normally undertakes to make in the usual course of business, in connection with the distribution or sale of the products; (f)Demonstration, installation, servicing or repair operations, except such operations performed at the vendor's premises in connection with the sale of the product; (g)Products which, after distribution or sale by you, have been labeled or relabeled or used as a container, part or ingredient of any other thing or substance by or for the vendor; or (h)"Bodily injury" or "property damage" arising out of the sole negligence of the vendor for its own acts or omissions or those of its employees or anyone else acting on its behalf. However, this exclusion does not apply to: (i)The exceptions contained in Subparagraphs (d)or (f); or (ii)Such inspections, adjustments, tests or servicing as the vendor has agreed to make or normally undertakes to make in the usual course of business, in connection with the distribution or sale of the products. (2)This insurance does not apply to any insured person or organization from whom you have acquired such products, or any ingredient, part or container, entering into, accompanying or containing such products. b. Lessors Of Equipment (1)Any person or organization from whom you lease equipment; but only with respect to their liability for "bodily injury", "property damage" or "personal and advertising injury" caused, in whole or in part, by your maintenance, operation or use of equipment leased to you by such person or organization. Policy # 84SBWBG6537 84SBWBG6537 BUSINESS LIABILITY COVERAGE FORM Form SS 00 08 04 05 Page 13 of 24 (2)With respect to the insurance afforded to these additional insureds, this insurance does not apply to any "occurrence" which takes place after you cease to lease that equipment. c. Lessors Of Land Or Premises (1)Any person or organization from whom you lease land or premises, but only with respect to liability arising out of the ownership, maintenance or use of that part of the land or premises leased to you. (2)With respect to the insurance afforded to these additional insureds, this insurance does not apply to: (a)Any "occurrence" which takes place after you cease to lease that land or be a tenant in that premises; or (b)Structural alterations, new construction or demolition operations performed by or on behalf of such person or organization. d. Architects, Engineers Or Surveyors (1)Any architect, engineer, or surveyor, but only with respect to liability for "bodily injury", "property damage" or "personal and advertising injury" caused, in whole or in part, by your acts or omissions or the acts or omissions of those acting on your behalf: (a)In connection with your premises; or (b)In the performance of your ongoing operations performed by you or on your behalf. (2)With respect to the insurance afforded to these additional insureds, the following additional exclusion applies: This insurance does not apply to "bodily injury", "property damage" or "personal and advertising injury" arising out of the rendering of or the failure to render any professional services by or for you, including: (a)The preparing, approving, or failure to prepare or approve, maps, shop drawings, opinions, reports, surveys, field orders, change orders, designs or drawings and specifications; or (b)Supervisory, inspection, architectural or engineering activities. e. Permits Issued By State Or Political Subdivisions (1)Any state or political subdivision, but only with respect to operations performed by you or on your behalf for which the state or political subdivision has issued a permit. (2)With respect to the insurance afforded to these additional insureds, this insurance does not apply to: (a)"Bodily injury", "property damage" or "personal and advertising injury" arising out of operations performed for the state or municipality; or (b)"Bodily injury" or "property damage" included within the "products- completed operations hazard". f. Any Other Party (1)Any other person or organization who is not an insured under Paragraphs a. through e. above, but only with respect to liability for "bodily injury", "property damage" or "personal and advertising injury" caused, in whole or in part, by your acts or omissions or the acts or omissions of those acting on your behalf: (a)In the performance of your ongoing operations; (b)In connection with your premises owned by or rented to you; or (c)In connection with "your work" and included within the "products- completed operations hazard", but only if (i)The written contract or written agreement requires you to provide such coverage to such additional insured; and (ii)This Coverage Part provides coverage for "bodily injury" or "property damage" included within the "products- completed operations hazard". (2)With respect to the insurance afforded to these additional insureds, this insurance does not apply to: "Bodily injury", "property damage" or "personal and advertising injury" arising out of the rendering of, or the failure to render, any professional architectural, engineering or surveying services, including: Policy # 84SBWBG6537 84SBWBG6537 BUSINESS LIABILITY COVERAGE FORM Page 14 of 24 Form SS 00 08 04 05 (a)The preparing, approving, or failure to prepare or approve, maps, shop drawings, opinions, reports, surveys, field orders, change orders, designs or drawings and specifications; or (b)Supervisory, inspection, architectural or engineering activities. The limits of insurance that apply to additional insureds are described in Section D.– Limits Of Insurance. How this insurance applies when other insurance is available to an additional insured is described in the Other Insurance Condition in Section E.– Liability And Medical Expenses General Conditions. No person or organization is an insured with respect to the conduct of any current or past partnership, joint venture or limited liability company that is not shown as a Named Insured in the Declarations. D. LIABILITY AND MEDICAL EXPENSES LIMITS OF INSURANCE 1. The Most We Will Pay The Limits of Insurance shown in the Declarations and the rules below fix the most we will pay regardless of the number of: a.Insureds; b.Claims made or "suits" brought; or c.Persons or organizations making claims or bringing "suits". 2. Aggregate Limits The most we will pay for: a.Damages because of "bodily injury" and "property damage" included in the "products-completed operations hazard" is the Products-Completed Operations Aggregate Limit shown in the Declarations. b.Damages because of all other "bodily injury", "property damage" or "personal and advertising injury", including medical expenses, is the General Aggregate Limit shown in the Declarations. This General Aggregate Limit applies separately to each of your "locations" owned by or rented to you. "Location" means premises involving the same or connecting lots, or premises whose connection is interrupted only by a street, roadway or right-of-way of a railroad. This General Aggregate limit does not apply to "property damage" to premises while rented to you or temporarily occupied by you with permission of the owner, arising out of fire, lightning or explosion. 3. Each Occurrence Limit Subject to 2.a.or 2.b above, whichever applies, the most we will pay for the sum of all damages because of all "bodily injury", "property damage" and medical expenses arising out of any one "occurrence" is the Liability and Medical Expenses Limit shown in the Declarations. The most we will pay for all medical expenses because of "bodily injury" sustained by any one person is the Medical Expenses Limit shown in the Declarations. 4. Personal And Advertising Injury Limit Subject to 2.b.above, the most we will pay for the sum of all damages because of all "personal and advertising injury" sustained by any one person or organization is the Personal and Advertising Injury Limit shown in the Declarations. 5. Damage To Premises Rented To You Limit The Damage To Premises Rented To You Limit is the most we will pay under Business Liability Coverage for damages because of "property damage" to any one premises, while rented to you, or in the case of damage by fire, lightning or explosion, while rented to you or temporarily occupied by you with permission of the owner. In the case of damage by fire, lightning or explosion, the Damage to Premises Rented To You Limit applies to all damage proximately caused by the same event, whether such damage results from fire, lightning or explosion or any combination of these. 6. How Limits Apply To Additional Insureds The most we will pay on behalf of a person or organization who is an additional insured under this Coverage Part is the lesser of: a.The limits of insurance specified in a written contract, written agreement or permit issued by a state or political subdivision; or b.The Limits of Insurance shown in the Declarations. Such amount shall be a part of and not in addition to the Limits of Insurance shown in the Declarations and described in this Section. Policy # 84SBWBG6537 84SBWBG6537 BUSINESS LIABILITY COVERAGE FORM Form SS 00 08 04 05 Page 15 of 24 If more than one limit of insurance under this policy and any endorsements attached thereto applies to any claim or "suit", the most we will pay under this policy and the endorsements is the single highest limit of liability of all coverages applicable to such claim or "suit". However, this paragraph does not apply to the Medical Expenses limit set forth in Paragraph 3.above. The Limits of Insurance of this Coverage Part apply separately to each consecutive annual period and to any remaining period of less than 12 months, starting with the beginning of the policy period shown in the Declarations, unless the policy period is extended after issuance for an additional period of less than 12 months. In that case, the additional period will be deemed part of the last preceding period for purposes of determining the Limits of Insurance. E. LIABILITY AND MEDICAL EXPENSES GENERAL CONDITIONS 1. Bankruptcy Bankruptcy or insolvency of the insured or of the insured's estate will not relieve us of our obligations under this Coverage Part. 2. Duties In The Event Of Occurrence, Offense, Claim Or Suit a. Notice Of Occurrence Or Offense You or any additional insured must see to it that we are notified as soon as practicable of an "occurrence" or an offense which may result in a claim. To the extent possible, notice should include: (1)How, when and where the "occurrence" or offense took place; (2)The names and addresses of any injured persons and witnesses; and (3)The nature and location of any injury or damage arising out of the "occurrence" or offense. b. Notice Of Claim If a claim is made or "suit" is brought against any insured, you or any additional insured must: (1)Immediately record the specifics of the claim or "suit" and the date received; and (2)Notify us as soon as practicable. You or any additional insured must see to it that we receive a written notice of the claim or "suit" as soon as practicable. c. Assistance And Cooperation Of The Insured You and any other involved insured must: (1)Immediately send us copies of any demands, notices, summonses or legal papers received in connection with the claim or "suit"; (2)Authorize us to obtain records and other information; (3)Cooperate with us in the investigation, settlement of the claim or defense against the "suit"; and (4)Assist us, upon our request, in the enforcement of any right against any person or organization that may be liable to the insured because of injury or damage to which this insurance may also apply. d. Obligations At The Insured's Own Cost No insured will, except at that insured's own cost, voluntarily make a payment, assume any obligation, or incur any expense, other than for first aid, without our consent. e. Additional Insured's Other Insurance If we cover a claim or "suit" under this Coverage Part that may also be covered by other insurance available to an additional insured, such additional insured must submit such claim or "suit" to the other insurer for defense and indemnity. However, this provision does not apply to the extent that you have agreed in a written contract, written agreement or permit that this insurance is primary and non-contributory with the additional insured's own insurance. f. Knowledge Of An Occurrence, Offense, Claim Or Suit Paragraphs a.and b.apply to you or to any additional insured only when such "occurrence", offense, claim or "suit" is known to: (1)You or any additional insured that is an individual; (2)Any partner, if you or an additional insured is a partnership; (3)Any manager, if you or an additional insured is a limited liability company; (4)Any "executive officer" or insurance manager, if you or an additional insured is a corporation; (5)Any trustee, if you or an additional insured is a trust; or (6)Any elected or appointed official, if you or an additional insured is a political subdivision or public entity. Policy # 84SBWBG6537 84SBWBG6537 BUSINESS LIABILITY COVERAGE FORM Page 16 of 24 Form SS 00 08 04 05 This Paragraph f.applies separately to you and any additional insured. 3. Financial Responsibility Laws a.When this policy is certified as proof of financial responsibility for the future under the provisions of any motor vehicle financial responsibility law, the insurance provided by the policy for "bodily injury" liability and "property damage" liability will comply with the provisions of the law to the extent of the coverage and limits of insurance required by that law. b.With respect to "mobile equipment" to which this insurance applies, we will provide any liability, uninsured motorists, underinsured motorists, no-fault or other coverage required by any motor vehicle law. We will provide the required limits for those coverages. 4. Legal Action Against Us No person or organization has a right under this Coverage Form: a.To join us as a party or otherwise bring us into a "suit" asking for damages from an insured; or b.To sue us on this Coverage Form unless all of its terms have been fully complied with. A person or organization may sue us to recover on an agreed settlement or on a final judgment against an insured; but we will not be liable for damages that are not payable under the terms of this insurance or that are in excess of the applicable limit of insurance. An agreed settlement means a settlement and release of liability signed by us, the insured and the claimant or the claimant's legal representative. 5. Separation Of Insureds Except with respect to the Limits of Insurance, and any rights or duties specifically assigned in this policy to the first Named Insured, this insurance applies: a.As if each Named Insured were the only Named Insured; and b.Separately to each insured against whom a claim is made or "suit" is brought. 6. Representations a. When You Accept This Policy By accepting this policy, you agree: (1)The statements in the Declarations are accurate and complete; (2)Those statements are based upon representations you made to us; and (3)We have issued this policy in reliance upon your representations. b. Unintentional Failure To Disclose Hazards If unintentionally you should fail to disclose all hazards relating to the conduct of your business at the inception date of this Coverage Part, we shall not deny any coverage under this Coverage Part because of such failure. 7. Other Insurance If other valid and collectible insurance is available for a loss we cover under this Coverage Part, our obligations are limited as follows: a. Primary Insurance This insurance is primary except when b. below applies. If other insurance is also primary, we will share with all that other insurance by the method described in c. below. b. Excess Insurance This insurance is excess over any of the other insurance, whether primary, excess, contingent or on any other basis: (1) Your Work That is Fire, Extended Coverage, Builder's Risk, Installation Risk or similar coverage for "your work"; (2) Premises Rented To You That is fire, lightning or explosion insurance for premises rented to you or temporarily occupied by you with permission of the owner; (3) Tenant Liability That is insurance purchased by you to cover your liability as a tenant for "property damage" to premises rented to you or temporarily occupied by you with permission of the owner; (4) Aircraft, Auto Or Watercraft If the loss arises out of the maintenance or use of aircraft, "autos" or watercraft to the extent not subject to Exclusion g.of Section A.– Coverages. (5) Property Damage To Borrowed Equipment Or Use Of Elevators If the loss arises out of "property damage" to borrowed equipment or the use of elevators to the extent not subject to Exclusion k.of Section A.– Coverages. Policy # 84SBWBG6537 84SBWBG6537 BUSINESS LIABILITY COVERAGE FORM Form SS 00 08 04 05 Page 17 of 24 (6) When You Are Added As An Additional Insured To Other Insurance That is other insurance available to you covering liability for damages arising out of the premises or operations, or products and completed operations, for which you have been added as an additional insured by that insurance; or (7) When You Add Others As An Additional Insured To This Insurance That is other insurance available to an additional insured. However, the following provisions apply to other insurance available to any person or organization who is an additional insured under this Coverage Part: (a) Primary Insurance When Required By Contract This insurance is primary if you have agreed in a written contract, written agreement or permit that this insurance be primary. If other insurance is also primary, we will share with all that other insurance by the method described in c. below. (b) Primary And Non-Contributory To Other Insurance When Required By Contract If you have agreed in a written contract, written agreement or permit that this insurance is primary and non-contributory with the additional insured's own insurance, this insurance is primary and we will not seek contribution from that other insurance. Paragraphs (a)and (b)do not apply to other insurance to which the additional insured has been added as an additional insured. When this insurance is excess, we will have no duty under this Coverage Part to defend the insured against any "suit" if any other insurer has a duty to defend the insured against that "suit". If no other insurer defends, we will undertake to do so, but we will be entitled to the insured's rights against all those other insurers. When this insurance is excess over other insurance, we will pay only our share of the amount of the loss, if any, that exceeds the sum of: (1)The total amount that all such other insurance would pay for the loss in the absence of this insurance; and (2)The total of all deductible and self- insured amounts under all that other insurance. We will share the remaining loss, if any, with any other insurance that is not described in this Excess Insurance provision and was not bought specifically to apply in excess of the Limits of Insurance shown in the Declarations of this Coverage Part. c. Method Of Sharing If all the other insurance permits contribution by equal shares, we will follow this method also. Under this approach, each insurer contributes equal amounts until it has paid its applicable limit of insurance or none of the loss remains, whichever comes first. If any of the other insurance does not permit contribution by equal shares, we will contribute by limits. Under this method, each insurer’s share is based on the ratio of its applicable limit of insurance to the total applicable limits of insurance of all insurers. 8. Transfer Of Rights Of Recovery Against Others To Us a. Transfer Of Rights Of Recovery If the insured has rights to recover all or part of any payment, including Supplementary Payments, we have made under this Coverage Part, those rights are transferred to us. The insured must do nothing after loss to impair them. At our request, the insured will bring "suit" or transfer those rights to us and help us enforce them. This condition does not apply to Medical Expenses Coverage. b. Waiver Of Rights Of Recovery (Waiver Of Subrogation) If the insured has waived any rights of recovery against any person or organization for all or part of any payment, including Supplementary Payments, we have made under this Coverage Part, we also waive that right, provided the insured waived their rights of recovery against such person or organization in a contract, agreement or permit that was executed prior to the injury or damage. Policy # 84SBWBG6537 84SBWBG6537 THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY. Countersigned by Authorized Representative (1) Printed in U.S.A.Form WC 04 03 06 Policy Expiration Date: WAIVER OF OUR RIGHT TO RECOVER FROM OTHERS ENDORSEMENT - CALIFORNIA Endorsement Number:Policy Number: Effective Date: Effective hour is the same as stated on the Information Page of the policy. Named Insured and Address: We have the right to recover our payments from anyone liable for an injury covered by this policy. We will not enforce our right against the person or organization named in the Schedule. (This agreement applies only to the extent that you perform work under a written contract that requires you to obtain this agreement from us.) You must maintain payroll records accurately segregating the remuneration of your employees while engaged in the work described in the Schedule. The additional premium for this endorsement shall be 2 % of the California workers' compensation premium otherwise due on such remuneration. SCHEDULE Person or Organization Job Description Any person or organization from whom you are required by written contract or agreement to obtain this waiver of rights from us 84WEGAG7CTV 06/30/2021 RRM Design Group 3765 S.Higuera St.,Suite 102 San Luis Obispo,CA 93401 06/30/2022 On call design review services Final Audit Report 2021-07-27 Created:2021-07-27 By:City of Cupertino (webmaster@cupertino.org) Status:Signed Transaction ID:CBJCHBCAABAARAEVmUIV9NvWV5feVzVz1kEDe4OySx_m "On call design review services" History Document created by City of Cupertino (webmaster@cupertino.org) 2021-07-27 - 1:05:03 AM GMT- IP address: 35.229.54.2 Document emailed to Araceli Alejandre (aracelia@cupertino.org) for approval 2021-07-27 - 1:07:48 AM GMT Document approved by Araceli Alejandre (aracelia@cupertino.org) Approval Date: 2021-07-27 - 1:14:09 AM GMT - Time Source: server- IP address: 73.170.27.253 Document emailed to jami williams (jawilliams@rrmdesign.com) for signature 2021-07-27 - 1:14:15 AM GMT Email viewed by jami williams (jawilliams@rrmdesign.com) 2021-07-27 - 1:17:13 AM GMT- IP address: 66.215.49.158 Document e-signed by jami williams (jawilliams@rrmdesign.com) Signature Date: 2021-07-27 - 1:17:46 AM GMT - Time Source: server- IP address: 66.215.49.158 Document emailed to Christopher D. Jensen (christopherj@cupertino.org) for signature 2021-07-27 - 1:17:51 AM GMT Email viewed by Christopher D. Jensen (christopherj@cupertino.org) 2021-07-27 - 1:27:36 AM GMT- IP address: 104.47.73.254 Document e-signed by Christopher D. Jensen (christopherj@cupertino.org) Signature Date: 2021-07-27 - 1:29:13 AM GMT - Time Source: server- IP address: 136.24.42.212 Document emailed to Benjamin Fu (benjaminf@cupertino.org) for signature 2021-07-27 - 1:29:18 AM GMT Email viewed by Benjamin Fu (benjaminf@cupertino.org) 2021-07-27 - 2:20:50 AM GMT- IP address: 104.47.73.126 Document e-signed by Benjamin Fu (benjaminf@cupertino.org) Signature Date: 2021-07-27 - 2:21:22 AM GMT - Time Source: server- IP address: 24.130.171.172 Document emailed to Kirsten Squarcia (kirstens@cupertino.org) for signature 2021-07-27 - 2:21:28 AM GMT Email viewed by Kirsten Squarcia (kirstens@cupertino.org) 2021-07-27 - 2:30:53 AM GMT- IP address: 104.47.73.126 Document e-signed by Kirsten Squarcia (kirstens@cupertino.org) Signature Date: 2021-07-27 - 2:30:59 AM GMT - Time Source: server- IP address: 69.110.137.176 Agreement completed. 2021-07-27 - 2:30:59 AM GMT