The URL can be used to link to this page

19A. Vallco Shopping Center City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3308 Fax: (408) 777-3333 TYO CUPEI\TINO Community Development Department Summary Agenda Item No.l1A Agenda Date: January 17, 2006 Application: U-2005-19, ASA-2005-17, TR-2005-08 (EA-2005-15) Applicant: Mike Rohde (Vallco Shopping Center) Property Location: 10123 N. Wolfe Road, APN 316-20-064 RECOMMENDATION The Planning Commission recommends approval of the following: 1. Mitigated Negative Declaration 2. Use Permit for a portion of a proposed three-level, four-story parking garage that exceeds the permitted 32-foot height limit (portions of the garage a approximately 41 feet and elevator tower at 49 feet) 3. Architectural and site approval for a portion of a three-story, four level parking garage that exceeds the permitted height of 32 feet 4. Tree removal and replanting to construct a parking garage Project Data: General Plan Designation: Zoning Designation: Site Area: Commercial! Residential P (Regional Shopping) 60,310 sq. ft. (1.4 acres) footprint of parking garage 63 acres (total shopping center) Maximum Building Height: Eight stories allowed Height above 32 feet requires a use permit Actual Building Height: 36 to 41 feet Required Parking: 5,564 spaces for proposed shopping center Provided Parking: 5,702 spaces for proposed shopping center 746 spaces for subject parking garage I 9 (t-I Applications: U-2005-19, ASA-2005-17, TR-2005-08 (EA-2005-15) Valko Parking Garage Page 2 Environmental Assessment: Mitigated Negative Declaration BACKGROUND: The parking garage is proposed to be located in the northwest area of Vallco Fashion Park, directly north of Macy's. The current use isa surface parking lot. Single-family residential uses are located to the west, and a residential condominium project is proposed for the parking area to the north. The location of the proposed parking garage is vested in the Valko Development Agreement. The City Council recently extended the expiration date of the Development Agreement until 2009. They also specified that a three-story; four-level parking garage is permitted in this location, with a maximum height of 32 feet. Portions of the proposed garage exceed 32 feet, which consist of the fourth level and the elevator tower. The portions of the garage that exceed 32 feet are the subject of this use permit; architectural and site approval application. The Planning Commission held a public hearing on this item on January 10, 2006. DISCUSSION: Please refer to the enclosed Planning Commission report for a detailed description of the project. This report focuses on the issues raised at the Planning Commission's public hearing. Planning Commission: >- Provide separate lighting control for roof level lighting; applicant states it would be possible to control roof lighting separately. >- Provide secure and clear access from the cinema to the parking garage after Macy's is closed (movie-goers can access the cinema through Macy's when it is open). Adequate signage, security and internal access, if possible, should be provided. >- There is the possibility of overflow parking into adjacent properties if Valko is successful. There should be a long-term plan to deal with a potential parking shortage. >- Relocation of sewer lines underneath the garage will be required. >- Issues related to the highest portion of the fourth level: it provides 20 parking spaces; there is a problem with a dead-end aisle with no turn-around area. >- Look at planting additional ash trees and providing greater tree protection after construction. I qft-).. Applications: U-200S-19, ASA-200S-17, TR-200S-08 (EA-200S-1S) Valko Parking Garage Page 3 Applicant: ~ There should not be a problem with overflow parking because adequate parking is provided; they will provide more than required by the Development Agreement. ~ The 20-space fourth-level is needed for structural reasons, as well as for the parking spaces it provides. They might need to remove three spaces to provide a turn-around. ~ The barriers on Perimeter Road that are required after 9 P.M. might need to be relocated to provide better circulation. ~ Entrance locations were chosen for safety and visibility reasons. ~ They will investigate the possibility of exiting the cinema through the mall during late hours. ~ Getting agreement on the garage design from the major tenants, particularly Federated, dictates the garage design. They do not want an underground level, and they want visibility of their entrance from inside the garage. Public: There were eight speakers, who provided the following comments: ~ Garage should be lowered to reduce impacts to the neighbors. Verify why it can't be lowered. ~ Chamber of Commerce supports the parking garage because it increases the viability of commerce in Cupertino. ~ Existing garage is visible from adjacent residences. Keep height at 32 feet. ~ Information was not forthcoming from Valko when neighbors met with them. ~ The ash trees drop their leaves in the winter and allow greater visibility from the residential area. ~ Garage entrance should be on Wolfe, not on the west elevation. Staff: ~ Fourth-level parking with 20 spaces could be eliminated, and just the structural elements could be retained if they are needed. This would remove the barriers and green screen, and would reduce the height and visual impacts on the neighbors. Planning Commission Recommendation: The Planning Commission modified the model resolution to eliminate parking on the ramp extension on the fourth level, which eliminates 20 parking spaces and the need for barriers and lighting in that area. Additional modifications were to increase the tree protection measures and require further evaluation of the deciduous ash trees. /11i-3 Applications: U-2005-19, ASA-2005-17, TR-2005-08 (EA-2005-15) Valko Parking Garage Page 4 ENCLOSURES Planning Commission Resolution 6352 for U-2005-19 Planning Commission Resolution 6353 for ASA-2004-14 Planning Commission Resolution 6354 for TR-2005-08 Planning Commission and Staff Report and enclosures dated January 10, 2006 Mitigated Negative Declaration Plan Set Parking Distribution Prepared by: Ciddy Wordell, City Planner Submitted by: Approved by: ¿:;)-~~ eIaÞe:iy",: /~L'-} Steve Piasecki Director, Community Development ~;Jà¿ David W. Knapp City Manager G:\Planning\PDREPORT\ CC\ U-2005--19.doc /9(1-'-( U-2005-19 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6352 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A USE PERMIT FOR A PORTION OF A PROPOSED THREE-LEVEL, FOUR STORY PARKING GARAGE THAT EXCEEDS THE PERMITTED 32 FOOT HEIGHT LIMIT (PORTIONS OF THE GARAGE AT APPROXIMATELY 41 FEET AND ELEVATOR TOWER AT 49 FEET) SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, as described in Section II of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the' applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; 2) The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of this title. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit is hereby approved, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconc1usions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application No. U-2005-19 as set forth in the Minutes of the Planning Commission Meeting of January 10, 2006, and are incorporated by reference as though fully set forth herein. 11 It ~S- Resolution No.6352 Page 2 U-2005-19 January 10, 2006 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: U-2005-19 Mike Rohde (Valko Parking Garage) 10123 N. Wolfe Road SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on Sheets 00-14 of the Plan Set dated 01-03-06. 2. FOURTH PARKING LEVEL Twenty parking spaces on the fourth parking level shall be removed, which eliminates the need for barriers and lighting. 3. ARCHITECTURE Architectural and Site Review by the Planning shall be required for the following elements: >- "Green Screen" design >- Greater architectural detail and interest for garage and entrances >- Light standards >- Landscaping, including an evaluation of the ash trees adjacent to the west property line >- Sound baffle panels >- Fourth level barrier extensions >- Crosswalks 4. GREEN SCREEN A "green screen" shall be located on the west and partial north and south elevations. 5. NOISE CONTROL Noise mitigation requirements included in the Development Agreement shall be implemented as described in the Development Agreement. Sound baffle panels shall be constructed on the west and partial north and south elevations. 6. LIGHTING No light standards shall be located on the west perimeter of the fourth level; lighting shall be installed in the barriers. All light sources shall be shielded so that the light source is not visible off-site. The height of the fourth level light standards shall be the minimum needed to provide adequate lighting. Light levels shall be reduced in the late evening. 11r+-~ Resolution No.6352 Page 3 U-2005-19 January 10, 2006 7. CROSSWALKS Crosswalks shall consist of the existing crosswalk on Perimeter Road on the east side of the proposed garage, the proposed crosswalk between the garage and the shopping center and an additional crosswalk at the four-way stop on the northeast side of the garage. Details of the new crosswalks shall be included in the Architectural and Site Approval by the Planning Commission. 8. TREE PROTECTION As part of the demolition or building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. In addition, the following measures shall be added to the protection plan: ~ For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any project site work. ~ No parking or vehicle traffic shall be allowed under root zones, unless using buffers approved by the Project Arborist. ~ No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City's consulting arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree. ~ Wood chip mulch shall be evenly spread inside the tree projection fence to a four-inch depth. ~ Tree protection conditions shall be posted on the tree protection barriers. ~ Retained trees shall be watered to maintain them in good health. ~ A covenant on the property shall be recorded that identifies all the protected trees, prior to final occupancy. The tree protection measures shall be inspected and approved by the certified arborist prior to issuance of building permits. The City's consulting arborist shall inspect the trees to be retained and shall provide reviews before building permit stage, during construction and before final occupancy of the garage. A report ascertaining the good health of the trees mentioned above shall be provided prior to issuance of final occupancy. 9. TREE PROTECTION BOND All Evergreen Ash, Coast Redwood or any other significant trees as determined by the Director of Community Development that are not required to be removed to construct the project or were identified with health or structure problems, shall be covered by a tree protection bond. A tree protection bond in the amount of $50,000 shall be provided prior to issuance of demolition or building permits. 10. PARKING Compliance with the number of required parking spaces during construction shall be demonstrated prior to issuance of building permits for the garage. 11ft-1 Resolution No.6352 Page 4 U-2005-19 January 10,2006 11. DEMOLITION REQUIREMENTS All demolished building materials shall be recycled. The applicant shall provide evidence that materials were recycled prior to issuance of final demolition permits. 12. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. 13. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your grading and street improvement plans. Erosion and or sediment control plan shall be provided. PASSED AND ADOPTED this 10th day of January 2006, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: Chairperson Wong, Vice-Chair Miller, Saadati, Giefer COMMISSIONERS: none COMMISSIONERS: none COMMISSIONERS: none ATTEST: APPROVED: Is/Steve Piasecki Steve Piasecki Director of Community Development Is/Gilbert Wong Gilbert Wong, Chairperson Planning Commission G:\Planning\PDREPORT\RES\2005\ U-2005-19 res. doc /9 ft-ò ASA-2005-17 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6353 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF AN ARCHITECTURAL AND SITE APPROVAL TO CONSTRUCT A THREE STORY, FOUR LEVEL PARKING GARAGE THAT EXCEEDS THE PERMITTED HEIGHT OF 32 FEET AT 10123 N WOLFE ROAD SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for an Architectural and Site Approval, as described in Section II of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1. The proposal, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; 2. The proposal is consistent with the purposes of this chapter, the General Plan, and zoning ordinance; NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Architectural and Site Approval, File No. ASA-2005-17 is hereby approved, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application f1t+-1 Resolution No.6353 Page 2 ASA-2005-17 January 10, 2006 No. ASA-2005-17 as set forth in the Minutes of the Planning Commission Meeting of January 10, 2006, and are incorporated by reference herein. SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: ASA-2005-17 (EA-2005-15) Mike Rohde (Valko Parking Garage) 1-280 West of Wolfe Road, and North of Macy's Department Store APN 316-20-064 SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on Sheets 00-14 of the Plan Set dated 01-03-06. 2. FOURTH PARKING LEVEL Twenty parking spaces on the fourth parking level shall be removed, which eliminates the need for barriers and lighting. 3. ARCHITECTURE Architectural and Site Review by the Planning shall be required for the following elements: >- "Green Screen" design >- Greater architectural detail and interest for garage and entrances >- Light standards >- Landscaping, including an evaluation of the ash trees adjacent to the west property line >- Sound baffle panels >- Fourth level barrier extensions >- Crosswalks 4. GREEN SCREEN A "green screen" shall be located on the west and partial north and south elevations. 5. NOISE CONTROL Noise mitigation requirements included in the Development Agreement shall be implemented as described in the Development Agreement. Sound baffle panels shall be constructed on the west and partial north and south elevations. (7!tr rD Resolution No.6353 Page 3 ASA-2005-17 January 10,2006 6. LIGHTING No light standards shall be located on the west perimeter of the fourth level; lighting shall be installed in the barriers. All light sources shall be shielded so that the light source is not visible off-site. The height of the fourth level light standards shall be the minimum needed to provide adequate lighting. Light levels shall be reduced in the late evening. 7. CROSSWALKS Crosswalks shall consist of the existing crosswalk on Perimeter Road on the east side of the proposed garage, the proposed crosswalk between the garage and the shopping center and an additional crosswalk at the four-way stop on the northeast side of the garage. Details of the new crosswalks shall be included in the Architectural and Site Approval by the Planning Commission. 8. TREE PROTECTION As part of the demolition or building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. In addition, the following measures shall be added to the protection plan: >- For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any project site work. >- No parking or vehicle traffic shall be allowed under root zones, unless using buffers approved by the Project Arborist. >- No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City's consulting arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree. >- Wood chip mulch shall be evenly spread inside the tree projectîon fence to a four-inch depth. >- Tree protection conditions shall be posted on the tree protection barriers. >- Retained trees shall be watered to maintain them in good health. >- A covenant on the property shall be recorded that identifies all the protected trees, prior to final occupancy. The tree protection measures shall be inspected and approved by the certified arborist prior to issuance of building permits. The City's consulting arborist shall inspect the trees to be retained and shall provide reviews before building permit stage, during construction and before final occupancy of the garage. A report ascertaining the good health of the trees mentioned above shall be provided prior to issuance of final occupancy. (1/t-(( Resolution No.6353 Page 4 ASA-2005-17 January 10, 2006 9. TREE PROTECTION BOND All Evergreen Ash, Coast Redwood or any other significant trees as determined by the Director of Community Development that are not required to be removed to construct the project or were identified with health or structure problems, shall be covered by a tree protection bond. A tree protection bond in the amount of $50,000 shall be provided prior to issuance of demolition or building permits. 10. PARKING Compliance with the number of required parking spaces during construction shall be demonstrated prior to issuance of building permits for the garage. 11. DEMOLITION REQUIREMENTS All demolished building materials shall be recycled. The applicant shall provide evidence that materials were recycled prior to issuance of final demolition permits. 12. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. 13. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your grading and street improvement plans. Erosion and or sediment control plan shall be provided. (1ft-/ J.. Resolution No.6353 Page 5 ASA-2005-17 January 10, 2006 PASSED AND ADOPTED this 10th day of January 2006, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: Chairperson Wong, Vice-Chair Miller, Saadati, Giefer COMMISSIONERS: none COMMISSIONERS: none COMMISSIONERS: none ATTEST: APPROVED: Is/Steve Piasecki Steve Piasecki Director of Community Development I s I Gilbert W on~ Gilbert Wong, Chairperson Planning Commission G:\ Planning\ PDREPORT\RES\ 2005 \ ASA-2005-17 res.doc 11/t-{3 TR-2005-08 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6354 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A REQUEST TO REMOVE AND REPLACE TREES TO CONSTRUCT A PORTION OF A PROPOSED THREE-LEVEL, THREE STORY, FOUR LEVEL PARKING GARAGE THAT EXCEEDS THE 32 FOOT HEIGHT LIMIT SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: TR-2005-08 (EA-2005-15) Mike Rohde (Valko Parking Garage) 10123 N Wolfe Road SECTION II: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application to remove and replace trees as part of the construction of a four story, five level parking garage, as described in this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, there are existing and proposed trees to mitigate the visual and privacy impacts of the proposed garage. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, application for Tree Removal is hereby recommended for approval; and That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the Public Hearing record concerning Application TR-2005-08, as set forth in the Minutes of the Planning Commission Meeting of January 10, 2006 are incorporated by reference herein. I1It-fy Resolution No. 6354 Page 2 TR-2005-08 January 10, 2006 SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVAL ACTION Approvalis based on Sheets 00-14 of the Plan Set dated 01-03-06. 2. TREE EVALUATION The health and effectiveness of the ash trees along the west property line shan be evaluated as part of the Planning Commission's architectural and site approval review of the landscaping plan. 3. TREE PROTECTION As part of the demolition or building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. In addition, the following measures shall be added to the protection plan: ~ For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any project site work. ~ No parking or vehicle traffic shall be allowed under root zones, uIÙess using buffers approved by the Project Arborist. ~ No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City's consulting arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree. ~ Wood chip mulch shall be eveIÙY spread inside the tree projection fence to a four-inch depth. ~ Tree protection conditions shall be posted on the tree protection barriers. ~ Retained trees shall be watered to maintain them in good health. ~ A covenant on the property shall be recorded that identifies all the protected trees, prior to final occupancy. The tree protection measures shall be inspected and approved by the certified arborist prior to issuance of building permits. The City's consulting arborist shall inspect the trees to be retained and shall provide reviews before building permit stage, during construction and before final occupancy of the garage. A report ascertaining the good health of the trees mentioned above shall be provided prior to issuance of final occupancy. 4. TREE PROTECTION BOND: All Evergreen Ash, Coast Redwood or any other significant trees as determined by the Director of Community Development that are not required to be removed to construct the project or were identified with health or structure problems, shall be covered by a tree protection bond. A tree protection bond in the amount of $50,000 shall be provided prior to issuance of demolition or building permits. (1f/-~{ 5" Resolution No. 6354 Page 3 TR-2005-08 January 10, 2006 5. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this 10th day of January 2006, at a Regular Meeting of the Planning Commission of the City of Cupertino by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: Chairperson Wong, Vice-Chair Miller, Saadati, Giefer COMMISSIONERS: none COMMISSIONERS: none COMMISSIONERS: none ATTEST: APPROVED: Is/Steve Piasecki Steve Piasecki Director of Community Development Is/Gilbert Wong Gilbert Wong, Chairperson Cupertino Planning Commission G: \ Planning \ PDREPORTI RES \ 2005 \ TR-2005-0B res.doc 11 If-I (, CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: U-2005-19, ASA-2005-17, TR-2005-8, EA-2005-15 Agenda Date: January 10, 2006 Applicant: Mike Rohde Owner:Vallco International Shopping Center LLC Location: 10123 North Wolfe Road APPLICATION SUMMARIES: USE PERMIT to allow portions of a three-story, four-level parking garage to exceed the 32 foot height limit ARCHITECTURAL & SITE APPROVAL to allow portions of a three-story, four-level parking garage to exceed the 32 foot height limit TREE REMOVAL and replanting plan for portions of a three-story, four-level parking garage that exceed the 32 foot height limit RECOMMENDATION: Staff recommends that the Planning Commission: 1. Recommend the granting of a mitigated negative declaration, file no. EA-2005-15 2. Recommend approval of the Use Permit, file no. U-2005-19, according to the model resolution. 3. Recommend approval of the Architectural & Site Approval, file no. ASA-2005-17, according to the model resolution. 4. Recommend approval of the Tree Removal, file no. TR-2005-08, according to the model resolution. Project Data: General Plan Designation: Zoning Designation: Site Area: Commercial/ Residential P (Regional Shopping) 60,310 sq. ft. (1.4 acres) footprint of parking garage 63 acres (total shopping center) Maximum Building Height: Eight stories allowed Height above 32 feet requires a use permit Actual Building Height: 36 to 41 feet Required Parking: 5,564 spaces for proposed shopping center Provided Parking: 5,702 spaces for proposed shopping center 746 spaces for subject parking garage Irf! ~/1 U-2005-19, ASA-2005-17, TR-2005-8 (EA-2005-15) January 10, 2006 Environmental Assessment: Mitigated Negative Declaration BACKGROUND: The parking garage is proposed to be located in the northwest area of Vallco Fashion Park, directly north of Macy's. The current use is a surface parking lot. Single-family residential uses are located to the west, and a residential condominium project is proposed for the parking area to the north. The location of the this proposed parking garage is vested in the Valko Development Agreement. The City Council recently extended the expiration date of the Development Agreement until 2009. They also specified that a three-story! four-level parking garage is permitted in this location, with a maximum height of 32 feet. Portions of the proposed garage exceed 32 feet, which consist of the fourth level and the elevator tower. The portions of the garage that exceed 32 feet are the subject of this use permit! architectural and site approval application. DISCUSSION: Site Layout and Circulation: The proposed footprint of the garage is approximately 60,000 square fee (1.4 acres). The setbacks to adjoining uses are: 83 to 89 feet to the west wall; 75 feet to Macy's; and 80+ feet to the proposed condominiums to the north. Vehicles will access the garage from Perimeter Road (via Stevens Creek Boulevard and Wolfe Road) and will enter on either the north or west side of the garage. Locating an entrance on the east side of the garage is not recommended due to the potential for a bottleneck because of the short distance between Wolfe Road and an east entrance. Ramps in the garage provide access to each level. An elevator tower is located at the southwest corner of the structure. It provides access to all four levels and to a pedestrian bridge on the second level between the structure and Macy's. The cinema entrance will be on the second level of the mall. A surface crosswalk between the first level and Macy's is located in this area, as well. The roadway between the garage and Macy's is for emergency access only, so pedestrians will be able to easily cross the roadway in this area. A crosswalk is currently located. A stairwell is located in the northeast corner of the structure. The site slopes up in a north to south direction, with an elevation increase of five feet. This change in elevation affects the perceived height of the structure, as discussed below. Architecture and Lighting: Architecture: The architecture of the garage is a plain design, consisting of concrete columns, barriers and an elevator tower. A cable barrier is incorrectly shown on the fourth level; a concrete barrier will actually be used on this level. The concrete barriers (9 J-I ( U-2005-19, ASA-2005-17, TR-2005-8 (EA-2005-15) January 10, 2006 are four feet high. The height of the garage ranges from 36 feet (including the fourth level barrier) at the south end to 41 feet at the north end. The elevator tower height is 49 feet 2 inches. Due to the slope of the site, the perceived height of the west elevation, as viewed from the adjacent residential area, is that the height does not increase (see sheet 8 of the plan set). A maximum height of four feet above the 32-foot height limit (other than the elevator tower) at the north and south ends of the garage will be viewed from the west, except for a height of 7.5 feet for a portion of the fourth level at the south end. Sheet 11 of the plan set shows a section of that relationship, as well as photographs of views from 45 feet looking toward the residences. These illustrate the role that the trees and masonry wall play in reducing visual impacts. Although there are three rows of trees between the residences to the west and the parking garage, there will still be filtered views between the residences and the garage. Currently there are not any two- story homes west of the proposed garage that would increase visibility impacts, although there could be in the future. Mitigation measures are proposed to reduce visual impacts. A" green screen," which is a mesh screen covered by climbing vines, is proposed for the west elevation (see sheet 8). The mitigated negative declaration also calls for a "green screen" on the north elevation in anticipation of the proposed residential development to the north. Staff also recommends that the" green screen" be made of non-reflective materials, and that the specific design of the screen be subject to architectural review. The applicant requests that the" green screen" not be required for the north elevation; rather, that a tall, dense tree screen be used. Staff believes that a "green screen" partially wrapped around the north and south elevations would be sufficient, with the remainder of the north elevation planted in a dense tree screen. Staff believes that the design of the garage is too plain and uninteresting. The" green screen" will cover the west and partial north and south elevations, but the east and south elevations as well as the tower, should be enhanced architecturally, as recommended in the mitigated negative declaration. For example, the barriers could be rounded, similar to the existing garage to the south. The entrances to the garage could be treated differently to provide a more interesting and attractive design. Staff recommends that the applicant return to the Planning Commission for Architectural and Site Approval for a detailed plan to enhance the architecture. Lighting: Light standards are proposed on the fourth level. They are proposed on the east, north and south elevations and along each parking row, but not on the west elevation due to the proximity to the residential area (sheets 8 and 9). While the barriers on the fourth level are proposed to be four feet high, the applicant intends to extend the west barrier to six feet to provide more privacy protection for the adjacent residential areas, and install lighting directly on the barrier wall without having taller light standards on the west elevation. Staff also recommends that fourth level light 3 11 ft-- / 1 U-2005-19, ASA-2005-17, TR-2005-8 (EA-2005-15) January 10, 2006 standard heights be the lowest feasible, and interior lighting be shielded so that the light s::>urce is not visible. Additional recommended mitigation is that the lighting levels be lowered in the late evening. Landscaping: The existing redwood and ash trees adjacent to the west property line are a significant landscape feature of the project. The City's consulting arborist, Barrie Coate, surveyed the trees and reports that there are 17 Evergreen Ash and 64 Coast Redwoods in this area. These trees will not be affected by construction of the proposed garage. Mr. Coate identified 81 trees in the project area: 27 Evergreen Ash, 19 Coast Redwoods, 9 Evergreen Pear, 7 Italian Stone Pine, and various other non-specimen trees. He identifies 41 trees to be for removed, due to either location in the construction area or poor health/structure (see Exhibit B). There are some discrepancies between the arborist's report and the applicant' site and tree removal plans, both in identification of location of existing trees and trees to be removed. In any case, subsequent to the arborist's report, the applicant submitted a revised tree removal plan (see Exhibit C). The new plan results in removal of approximately 38 trees in the footprint of the garage and roadway. These include approximately 17 Evergreen Ash trees. In addition, Mr. Coate identified six Evergreen Ash trees (numbers 2, 3, 4, 10, 16 and 26) that should be removed due to poor health and/ or structure. The applicant's tree removal plan does not indicate all the trees that would need to be removed, such as those in the area between Macy's and the garage and in the new roadway alignment area. None of the trees in the Macy's area is Evergreen Ash, and those in the roadway were not surveyed. The report for the residential project calls for a minor realignment of the roadway near the northeast corner of the garage, south of the residential project; this realignment would save more trees and would still allow adequate access to the garage and the residences. While the landscape plan (sheet 13) shows a few new trees, staff recommends that the applicant return to the Planning Commission for Architectural and Site Approval for a detailed landscaping plan. Parking and Traffic: The Valko Development Agreement requires one space for every 248 square feet of gross leasable floor area. The parking study shows that 5,564 spaces are proposed for the entire shopping center and 5,702 are proposed. Staff has requested a detailed breakdown of the location of the proposed parking spaces, and will provide it at the meeting. 4 (1/t-1D U-2005-19, ASA-2005-17, TR-2005-8 (EA-2005-15) January 10, 2006 A condition in the Development Agreement addresses the issue of adequate parki,ng availability during phased construction. The Development Agreement states: " A short term deficit of parking availability may occur during phased construction work at any location on the shopping center site, not to exceed 200 spaces at any time. At any time that the deficit exceeds 200 spaces, the developer shall provide sufficient additional parking spaces to offset the deficit to a level at or below the 200 space threshold level. The developer shall also proceed in good faith to obtain cooperative shared parking with off-site properties to offset the short term parking deficient conditions which might occur during the Christmas shopping season." A condition of approval of this use permit requires that a 200 space deficit shall not be exceeded during construction of the garage. Traffic impacts were evaluated and vested as part of the Development Agreement. Conditions of approval in the Development Agreement address traffic impacts, related to the cinema, as follows: » A traffic and parking management plan shall be prepared and implemented to ensure smooth flow of traffic into the Shopping Center site from City streets during peak periods. The plan shall include the provision of uniformed personnel to guide vehicles. The plan may also include signage and other graphic or mechanical/ electrical devices to improve the flow of traffic. The plan shall be approved by the Director of Public Works. » The perimeter road shall be closed between 9:00 PM and 7:00 AM (from the intersection at Perimeter Road/ stop sign at entrance to Portal Plaza Shopping Center) to southwest corner of proposed garage). Automatically activated devices shall be used to block traffic. The applicant may deactivate the access control devices during the peak Christmas season from the day after Thanksgiving through December 30th and during special promotional sales referenced in Condition 13. The Director of Public Works shall approve the access control plan. » City traffic signals regulating vehicular traffic from City streets to the Shopping Center shall be timed in a manner to ensure Level of Service D. The timing plans may result in periodic delays in exiting or entering the Shopping Center. The Director of Public Works shall consider all sources of traffic when devising said timing plans. The intent of this Condition is not to place an undue burden on the applicant for traffic increases not associated with the operation of the cinema complex. This intent is to regulate traffic flow during peak traffic events resulting from the operation of the cinema complex. Noise: Potential noise impacts are from the parking garage and traffic on Perimeter Road. Noise impacts were evaluated and vested as part of the Development Agreement, and conditions of approval related to the cinema, as follows: 5 {1A-~ 2-( U-2005-19, ASA-2005-17, TR-2005-8 (EA-2005-15) January 10, 2006 >- Automatically activated [vehicle] barriers shall be installed on access points to the upper levels of the existing garages and proposed garage to prevent access to the upper level of said garage after 9:00 p.m. The access control plan shall allow vehicles, which entered the upper level to prior to 9:00 p.m., to exit the garage. The applicant may deactivate the access control devices during the peak Christmas season from the day after Thanksgiving through December 30th and during special promotional sales referenced in Condition 13. >- The Acoustical Report predicts that existing noise attenuation (measures built into the parking garage and the perimeter soundwall) will ensure that the City's Noise Ordinance standards will be met. The applicant shall do a before and after noise study, particularly at the end of Wheaton Drive, at Dennis and Norwich to establish a base line to evaluate future project-generated noise. If the Noise Ordinance standards in effect upon the date of the Development Agreement and use permit approval are not achieved, the City may require the applicant to install additional measures to achieve the standards. Examples are as follows: >- Install a sound baffle along the perimeter of the garage >- Acoustically treat ceiling and wall surfaces to absorb sound >- Place barriers in the garages to locate vehicles in a manner to reduce sound propagation >- Further reduce access to the upper garage levels after 8:00 p.m. >- Reduce or eliminate late hour showings at the cinema >- The Community Noise Officer and Director of Community Development shall review sound complaints and approve sound mitigation measures to comply with City standards. The applicant proposes closing in the west elevation with sound baffle panels. Staff recommends that the baffle be partially wrapped around the north and south elevations to ensure that the residential area to the west is protected from noise impacts. Neighborhood Meetings: The applicant held a neighborhood meeting on November 15, 2005 regarding both the garage and the condominium projects. Comments from the meeting are enclosed (Exhibit D). The applicant also held a meeting on November 1, but no record of that meeting was provided. 6 I1ff-1:L U-2005-19, ASA-2005-17, TR-2005-8 (EA-2005-15) January 10, 2006 Enclosures: Model Resolutions Exhibit A - Parking Analysis Exhibit B - Arborist Report Exhibit C - Tree Removal Update Exhibit D - Comments from November 25, 2005 Neighborhood Meeting Initial Study Recommendation of Environmental Review Committee Public Comments Plan Set Submitted by: Ciddy Wordell, City Planner C' /I Approved by: Steve Piasecki, Director of Community Developmen~ G: Planning/PDREPORT / pcUsereports/2006usreports/U-2005-19.doc 7 19ft ~ 2...3 U-2005-19 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A USE PERMIT FOR A PORTION OF A PROPOSED THREE-LEVEL, FOUR STORY PARKING GARAGE THAT EXCEEDS THE PERMITTED 32 FOOT HEIGHT LIMIT (PORTIONS OF THE GARAGE AT APPROXIMATELY 41 FEET AND ELEVATOR TOWER AT 49 FEET) SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, as described in Section II of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; 2) The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of this title. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit is hereby approved, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application No. U-2005-19 as set forth in the Minutes of the Planning Commission Meeting of January 10, 2006, and are incorporated by reference as though fully set forth herein. (1 tf- 2.. Y Resolution No. Page 2 U-2005-19 January 10, 2006 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: U-2005-19 Mike Rohde (Valko Parking Garage) 10123 N. Wolfe Road SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on Sheets 00-14 of the Plan Set dated 01-03-06. 2. ARCHITECTURE Architectural and Site Review by the Planning shall be required for the following elements: );- "Green Screen" design );- Greater architectural detail and interest for garage and entrances );- Light standards );- Landscaping );- Sound baffle panels );- Fourth level barrier extensions );- Crosswalks 3. GREEN SCREEN A "green screen" shall be located on the west and partial north and south elevations. 4. NOISE CONTROL Noise mitigation requirements included in the Development Agreement shall be implemented as described in the Development Agreement. Sound baffle panels shall be constructed on the west and partial north and south elevations. 5. LIGHTING No light standards shall be located on the west perimeter of the fourth level; lighting shall be installed in the barriers. All light sources shall be shielded so that the light source is not visible off-site. The height of the fourth level light standards shall be the minimum needed to provide adequate lighting. Light levels shall be reduced in the late evening. (1ff-2-~ Resolution No. Page 3 U-2005-19 January 10,2006 6. CROSSWALKS Crosswalks shall consist of the existing crosswalk on Perimeter Road on the east side of the proposed garage, the proposed crosswalk between the garage and the shopping center and an additional crosswalk at the four-way stop on the northeast side of the garage. Details of the new crosswalks shall be included in the Architectural and Site Approval by the Planning Commission. 7. TREE PROTECTION As part of the demolition or building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. In addition, the following measures shall be added to the protection plan: For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any project site work. ~ No parking or vehicle traffic shall be allowed under root zones, unless using buffers approved by the Project Arborist. ~ No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City's consulting arborist shall be consulted before any trenching or root cutting beneath the drip line of the tree. ~ Wood chip mulch shall be evenly spread inside the tree projection fence to a four-inch depth. The tree protection measures shall be inspected and approved by the certified arborist prior to issuance of building permits. The City's consulting arborist shall inspect the trees to be retained and shall provide reviews before building permit stage, during construction and before final occupancy of the garage. A report ascertaining the good health of the trees mentioned above shall be provided prior to issuance of final occupancy. 8. TREE PROTECTION BOND All Evergreen Ash, Coast Redwood or any other significant trees as determined by the Director of Community Development that are not required to be removed to construct the project or were identified with health or structure problems, shall be covered by a tree protection bond. A tree protection bond in the amount of $50,000 shall be provided prior to issuance of demolition or building permits. 9. PARKING Compliance with the number of required parking spaces during construction shall be demonstrated prior to issuance of building permits for the garage. f1/f- 2? Resolution No. Page 4 U-2005-19 January 10,2006 10. DEMOLITION REOUIREMENTS All demolished building materials shall be recycled. The applicant shall provide evidence that materials were recycled prior to issuance of final demolition permits. 11. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. 12. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your grading and street improvement plans. Erosion and or sediment control plan shall be provided. PASSED AND ADOPTED this 10th day of January 2006, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development Gilbert Wong, Chairperson Planning Commission (rfl~11 ASA-2005-17 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF AN ARCHITECTURAL AND SITE APPROVAL TO CONSTRUCT A THREE STORY, FOUR LEVEL PARKING GARAGE THAT EXCEEDS THE PERMITTED HEIGHT OF 32 FEET AT 10123 N WOLFE ROAD SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for an Architectural and Site Approval, as described in Section II of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1. The proposal, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; 2. The proposal is consistent with the purposes of this chapter, the General Plan, and zoning ordinance; NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Architectural and Site Approval, File No. ASA-2005-17 is hereby approved, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application 11f1~lt Resolution No. Page 2 ASA-2005-17 January 10,2006 No. ASA-2005-17 as set forth in the Minutes of the Planning Commission Meeting of January 10,2006, and are incorporated by reference. herein. SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: ASA-2005-17 (EA-2005-15) Mike Rohde (Valko Parking Garage) 1-280 West of Wolfe Road, and North of Macy's Department Store APN 316-20-064 SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on Sheets 00-14 of the Plan Set dated 01-03-06. 2. ARCHITECTURE Architectural and Site Review by the Planning shall be required for the following elements: ~ "Green Screen" design ~ Greater architectural detail and interest for garage and entrances ~ Light standards ~ Landscaping ~ Sound baffle panels ~ Fourth level barrier extensions ~ Crosswalks 3. GREEN SCREEN A "green screen" shall be located on the west and partial north and south elevations. 4. NOISE CONTROL Noise mitigation requirements included in the Development Agreement shall be implemented as described in the Development Agreement. Sound baffle panels shall be constructed on the west and partial north and south elevations. 5. LIGHTING No light standards shall be located on the west perimeter of the fourth level; lighting shall be installed in the barriers. All light sources shall be shielded so that the light source is not visible off-site. The height of the fourth level light standards shall be the minimum needed to provide adequate lighting. Light levels shall be reduced in the late evening. frlt--L 1 Resolution No. Page 3 ASA-2005-17 January 10,2006 6. CROSSWALKS Crosswalks shall consist of the existing crosswalk on Perimeter Road on the east side of the proposed garage, the proposed crosswalk between the garage and the shopping center and an additional crosswalk at the four-way stop on the northeast side of the garage. Details of the new crosswalks shall be included in the Architectural and Site Approval by the Planning Commission. 7. TREE PROTECTION As part of the demolition or building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. In addition, the following measures shall be added to the protection plan: For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any project site work. ~ No parking or vehicle traffic shall be allowed under root zones, unless using buffers approved by the Project Arborist. ~ No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City's consulting arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree. ~ Wood chip mulch shall be evenly spread inside the tree projection fence to a four-inch depth. The tree protection measures shall be inspected and approved by the certified arborist prior to issuance of building permits. The City's consulting arborist shall inspect the trees to be retained and shall provide reviews before building permit stage, during construction and before final occupancy of the garage. A report ascertaining the good health of the trees mentioned above shall be provided prior to issuance of final occupancy. 8. TREE PROTECTION BOND: All Evergreen Ash, Coast Redwood or any other significant trees as determined by the Director of Community Development that are not required to be removed to construct the project or were identified with health or structure problems, shall be covered by a tree protection bond. A tree protection bond in the amount of $50,000 shall be provided prior to issuance of demolition or building permits. 9. PARKING Compliance with the number of required parking spaces during construction shall be demonstrated prior to issuance of building permits for the garage. (qll~ 3ð Resolution No. Page 4 ASA-2005-17 January 10, 2006 10. DEMOLITION REOUlREMENTS All demolished building materials shall be recycled. The applicant shall provide evidence that materials were recycled prior to issuance of final demolition permits. 11. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. 12. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your grading and street improvement plans. Erosion and or sediment control plan shall be provided. PASSED AND ADOPTED this 10th day of January 2006, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development Gilbert Wong, Chairperson Planning Commission c:\ Planning \ PDREPORTI RES\ 2005 \ ASA-2005-17 res.doc trn--3( TR-2005-08 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A REQUEST TO REMOVE AND REPLACE TREES TO CONSTRUCT A PORTION OF A PROPOSED THREE-LEVEL, THREE STORY, FOUR LEVEL PARKING GARAGE THAT EXCEEDS THE 32 FOOT HEIGHT LIMIT SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: TR-2005-08 (EA-2005-15) Mike Rohde (Valleo Parking Garage) 10123 N Wolfe Road SECTION II: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application to remove and replace trees as part of the construction of a four story, five level parking garage, as described in this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, there are existing and proposed trees to mitigate the visual and privacy impacts of the proposed garage. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, application for Tree Removal is hereby recommended for approval; and That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the Public Hearing record concerning Application TR-2005-08, as set forth in the Minutes of the Planning Commission Meeting of January 10, 2006 are incorporated by reference herein. (111-J :L Resolution No. Page 2 TR-2005-08 January 10, 2006 SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVAL ACTION Approval is based on Sheets 00-14 of the Plan Set dated 01-03-06. 2. TREE PROTECTION As part of the demolition or building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. In addition, the following measures shall be added to the protection plan: For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any project site work. ~ No parking or vehicle traffic shall be allowed under root zones, unless using buffers approved by the Project Arborist. ~ No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City's consulting arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree. ~ Wood chip mulch shall be evenly spread inside the tree projection fence to a four-inch depth. The tree protection measures shall be inspected and approved by the certified arborist prior to issuance of building permits. The City's consulting arborist shall inspect the trees to be retained and shall provide reviews before building permit stage, during construction and before final occupancy of the garage. A report ascertaining the good health of the trees mentioned above shall be provided prior to issuance of final occupancy. 3. TREE PROTECTION BOND: All Evergreen Ash, Coast Redwood or any other significant trees as determined by the Director of Community Development that are not required to be removed to construct the project or were identified with health or structure problems, shall be covered by a tree protection bond. A tree protection bond in the amount of $50,000 shall be provided prior to issuance of demolition or building permits. 4. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this r9!f-33 Resolution No. Page 3 TR-2005-08 January 10, 2006 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this 10th day of January 2006, at a Regular Meeting of the Planning Commission of the City of Cupertino by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development Gilbert Wong, Chairperson Cupertino Planning Commission G:\Planning\PDREPORT\RES\200S\ TR-200S-0B res.doc r9¡t~ 3l( EXHIBIT A VALLCO CAMPUS PARKING ANALYSIS 1/4/06 EXISTING CAMPUS RETAIL AREA Existing Sears retail Existing Macy's retail Existing JCPenney retail Existing mall retail Existing restaurants Existing restaurants TOTAL EXISTING AREA 280,185 s.t. 176.962 s.t. 202.360 s.t. 477.633 s.t. 9.500 s.t. 8,960 s.t. 1,155,600 s.t. PROPOSED CAMPUS RETAIL AREA Existing Sears retail Existing Macy's retail Existing JCPenney retail Net mall retail after changes New cinema 280.185 s.t. 176.962 s.t. 202.360 s.t. 459,632 s.t. 80.500 s.t. Existing restaurant pads 18,460 s.t. New Wolle Rd. retail 45,000 s.t. s.t. 11.700 s.t. s.t. 105.000 s.t. 1,379,799 s.t. New Wolle/Stevens Creek retail New Rose Bowl retail SUBTOTAL PROPOSED CAMPUS RETAIL AREA TOTAL EXISTING PARKING ON CAMPUS 4,806 stalls CALCULATED PROPOSED CAMPUS PARKING RATIO 4.13 1000 s I TOTAL PROVIDED PARKING ON CAMPUS 5,702 stalls PROPOSED PARKING PER DEVELOPMENT AGREEMENT PROPOSED PROVIDED PARKING NOTE: The Reciprocal Easement Agreement (REA) for the mall and all tenants requires 5,700 stalls based on contractual parking ratios which exceeds the City's requirements for the development agreement 1,379,799 s.f. / 248 s.t. per stall = 5564 5702 rrlt ~ 3 ;- ~3 BARRIE D. COATE and ASSOCIATES Horticutural Consultants 23535 Summit Road Lo!: Gale!:. CA 95033 408135~ 1052 RECEIVED DEC 1 92005 AN ANALYSIS OF 80 TREES AT THE FIVE LEVEL PARKING STRUCTURE AT V ALLCO FASHION PARK Prepared at the request of: Ciddy Wordell City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 Fax# (408) 777-3333 Prepared by: Barrie D. Coate Consulting Arborist November 281h, 2005 Job# 06-04-104-05 EXHIBIT B ¡1 fJ - 3 h ';3 TREE ANALYSIS AT TilE PROPOSED PARKING STRUCTURE V ALLCO FASHION PARK On November 28th, 2005, we reviewed the area outlined as being affected by the proposed construction as shown on the landscape plan, sheet 14. We used Site Plan Sheet 01 to place tree numbers on. Numbered aluminum labels have been placed on each of the 81 trees surveyed on this evaluation. Additional trees composed of seventeen (17) Evergreen Ash and sixty-four (64) Coast Redwoods are seen along the west property border. These were not individually labeled but will be treated as a single recommendation in the following text. There are 27 Evergreen Ash (Fraxinus uhdez), 19 Coast Redwoods (Sequoia sempervirens) 9 Evergreen Pear (Pyrus lcawako.mii) 7 Italian Stone Pine (Pinus pinea), 7 Tulip trees (Liriodendron tulipifera), 6 African Yew Pine (Podocarpus gracillor), 4 Honeylocust (Gleditsia triacanthos) and 2 Silver Dollar Gum (Eucalyptus polyanthemos). The majority of the canopy mass is produced by the very tall Evergreen Ash and th¡¡: Coast Redwoods of course. The row of Evergreen Ash along the west road on west side of the proposed parking structure area would certainly be affected by any change in curb or pavement construction, but it would appear that none of the proposed changes wonld affect the Coast Redwoods on the west property margin adjacent to the west wall. Note that there are Redwoods on the property west of this wall which in effect forms a double row of Coast Redwoods along much of that area. Note that the two sheets we are using for a reference for this survey do not precisely match in scale. Landscape plan sheet 14 and Site Plan sheet 0 I do not precisely match, and as a result some of the comments provided in this report about trees expected to be lost or affected by construction may not be accurate. It appears that the following trees would be removed by construction procedures. Observations Construction/Tree Conflict It would appear from Landscape Plan sheet 14 that the following trees would be removed: PREPARED BY BARRIE D. COATE, CONSULTING ARBORlST NOVEMBER 281M 2005 ('14- 3 7 TREE ANALYSIS AT THE PROPOSED PARKING STRUCTURE V ALLCO F AsmON PARK 2 Trees #39 through #47, #34, #35, #62 through #69 are essentially in the middle of the project area. and obviously would have to be removed. Trees #7 and #81 appear to be on an entryway which would require their removal. Trees #3, #4, #76, #77 and #78 are also in at1 entry drive and would have to be removed. Trees #22 through #27 appear to be incorrectly placed on this sheet and may not be in as much danger as implied by the presentation on Landscape Plan sheet 14, but that will have to be clarified. The following trees would be adversely affected by the planned roadway design and/or adjacent construction due to the proximity of the construction. Trees #59, #60, #5, #6, #80 and #76 would be so adversely affected that they should probably be removed or the detail should be changed. The Ash trees to the west of the west entry road - if the existing roadway aligmnenl can be retained without removal of the existing pavement surface, these trees should not be damaged. However if the current existing curb alignment must be changed or the existing roadway surface must be removed, it will certainly, to some degree, be an adverse effect on these trees. Recommendation Preservation Procedures Evergreen Ash trees #8 through #17 should be protected by a fence installed at the existing curb line and extending to the east to the margin of the proposed construction area. This fence should be maintained for the entire life of the construction activity to prevent damage to those trees or their roots. Likewise, a construction fence should be erected to the west of this entry drive just on the east margin of the Ash trees. I recommend that the existing pavement be left in place and any new pavement be installed on top of it in order to avoid the necessity of removing pavement and exposing masses of absorbing roots from those Ash trees. If it is necessary to remove the existing pavement, it must be removed by breaking up the existing pavement into small enough pieces that they can be hand loaded into an adjacent skip loader tractor which is backing up over previously undisturbed pavement. The goal must be to avoid driving wheeled equipment over the newly exposed surface. If it becomes necessary to continually use this roadway, the following root protection procedures should be employed: I. Lay a 4" layer of coarse tree chips over the newly exposed roots. PREPARED BY BARRIE D. COATE, CONSULTING ARBORIST NOVEMBER 28m 2005 y (9f+ ~ 30 1REE ANALYSIS AT TIlE PROPOSED PARKING STRUCTURE VALLCO F ASBION PARK 3 2. Lay a 4" layer of%" quarry rock over that. 3. Lay plywood or steel sheeting over the rock to provide a surface that distributes weight evenly and avoids destroying those newly exposed surface roots. 4. Immediately after the pavement has been removed, a sprinkler must be set on this area to apply 100 gallons of water per 100 square feet within the same day of the pavement removal. 5. The surface must be protected from anv and all foot traffic or wheel traffic until a protective layer has been installed over the top. 6. Trucks delivering chips or gravel may not back over the newly exposed roots to du'mp the materials - they must be dumped on undisturbed pavement surface, and the material must be distributed by wheel barrow ITom that point Trees #48 through #58 appear to be directly in the new roadway. This may be a misunderstanding based on the difference in scale between the two maps, and may not accurately represent what is truly planned. Respectfully submitted, ~$~ Barrie D. Coate BDC/phlg Enclosures: Assumptions & Limiting Conditions Tree Chart Maps - Landscape Plan Sheet 14 Site Plan Sheet 01 PREPARED BY BARRIE D. COATE, CONSULTING ARBORIST NOVEMBER 28m 2005 ffff -]1 ~ BARRIE D. COATE and ASSOCIATES Hord cutural Consultants 23535 Summit Road Los Gatos. CA 95033 408/35:> 1 052 ASSUMPTIONS AND LIMITING CONDITIONS 1. Any legal description provided to the appraiser/consultant is assumed to be correct. No responsibility is assumed for matters legal in character nor is any opinion rendered as to the quality of any title. 2. The appraiser/consultant can neither guarantee nor be responsible for accuracy of information provided by others. 3. The appraiser/consultant shall not be required to give testimony or to attend court by reason of this appraisal unless subsequent written arrangements are made, including payment of an additional fee for services. 4. Loss or removal of any part of this report invalidates the entire appraisal/evaluation. 5. Possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person(s) to whom it is addressed without written consent of this appraiser/consultant. 6. This report and the values expressed herein represent the opinion of the appraiser/consultant, and the appraiser's/consultant's fee is in no way contingent upon the reporting of a specified value nor upon any finding to be reported. 7. Sketches, diagrams, graphs, photos, etc., in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering reports or surveys. 8. This report has been made in conformity with acceptable appraisal/evaluation/diagnostic reporting techniques and procedures, as recommended by the International Society of Arboriculture. 9. When applying any pesticide, fungicide, or herbicide, always follow label instructions. 10. No tree described in this report was climbed, unless otherwise stated. We cannot take responsibility for any defects which could only have been discovered by climbing. A full root collar inspection, consisting of excavating the soil around the tree to uncover the root collar and major buttress roots, was not performed, unless otherwise stated. We cannot take responsibility for any root defects which could only have been discovered by such an inspection., CONSULTING ARBORIST DISCLOSURE STATEMENT Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine, cannot be guaranteed. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. ðf~ -6J. GJi; Barrie D. Coate ISA Certified Arborist Horticultural Consultant (1/1-L/O Status Pest/Disease Probleni Recommend o o o ---...---- o o · 0 · --- · ---,.----' · 0 0 0 , · --- ---,1.---- 0 0 0 0 0 --- 0 ---,.----' 0 0 0 0 0 0 --- ___A.____ 0 , 0 , , --- · ---,.---- · · , , 0 · --- ---.1.---- , , , , , --- , ---,.---- , , , 0 0 0 --- ---...---- 0 0 , 0 0 --- , ---,.---- 0 0 0 --- -- T 0 , 0 ---~---+--- , , , , , , 1 : , . ---..._--~--- , 0 , 0 , 0 I I I _ I I I I I I I I I I I I I I I ,_I I I I lO' a I I I I I I ,- I I __ 1_' 'It) I z 1-1 I I W o J: ::s. 1(1,) ~ ~ ~ ~ ! L5 -I ~ ~ - I (/) Lõl u;> I ~ ø 0 0:: I (5 II T"""I o Z I W 0 0 ~ , >--' I- - 0 ........' ~ _I I W ~ ~ W ~ ~!$ 0 <I w < w w ~ SIO 0 ~J ~ ~ w,Z ~ en ~ 0 01 ~ ~ >¡æ ~ I- Ü ~ ~ ::> :> O'...J Z 0 W 0 ZI o 0 ~:m ~ ~ W ~ ~: a::: a::: WI c::( a:: ''''' a:: uJ 0:::1 U 0 ct:LO ~ ~ I- 0 1-1 , , , , , , ___~___...___~___~____L___ I I I I I I I I I I I I I I I I I I I I I I , I I I ---~---T---~---'----r--- I I I I I I I I I I I I I I I I I I I I , I I I I ___~___...___~___~____L___ I I I I I I I I I I I I I t ~ '" ~. , '" ~~i I ;i~ UJ UJ > _ a:(j)~ 0>- ('0. UJ«IO~cl- W >WIW-=-C'·W O~~N!:!:J~OW~ üQ~::::;""_~1- a: a: wl¡:: 0 ~ ~ 0 :5 :5 I-I~ z a.. I- W ........:g;WW--'WI- 8 0 ;>Iu. ~ ~ ~ t.J ü enl en ~ > ~ W I-l-oloOOt=1- o 0 WI w t.J ~ ~ 0 oowwwww~ 0::: 0:: 2. Z 0:::1 rr' ï (L I ---.1.----'"- , 0 I : Pruning/Cabling Needs , I I I I I I I I I I I I I I I I I ___~____L___~___~____L___~___ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I , I I ---'----r---,----T---~---,---' I I I I I I I , I I , I I , , I I I , I I I I I , I I I ___l____L___JL___l___JL___l___J I I I I I I ì I I I I I , I I I I I , Measurements Condition , I I I , I I I I I , , I I , I I I I , I I I I 1 I I I I I I I 'I I I I I-I' I I 101 I I : I T""I I I I ,11- I I I ,N, N I 1 I I- C 1-: "7 I 1 w C w I~:~ øl , W W I- ..-1 Z I - (9 I I- _ ~I-I,n Z Z I I.L..«.... 111-1.......-_ N ~ ~ ~,~,Z Z Z @ ~ ~ lÕl ~ a:: t ~ ~ ~ ^' (/)1 (/) I I a::: z « ...J :r: W wlW s:~ 0 ~ 0 l- I- 1-10 IiI- ¡:: 0 ~ ~ W II« 1-:0 - a::: ~ 'w --";:) 0 ~ I I ~ º:~ ~:~ ZOO m 00 _ WI~ wll- 0 ~ a::: ceo :r::~(/) II(/) 0 I 0 0 , 3: 3 ___L___~___ ___ o , 0 o 0 , o , , , , , , , , , , , o , , , , , , o o , , , 1-: wi w' u.' , ~! ~, ~I ~ ""I W ~I I- ~' en wI >- 1-' rn wI ~ CO I- 00:::1 ...J ~o ;:) õ! ~ BARRIE D. COATE and ASSOClA US (400) 353-1052 73535 SuIId Road l"CaI..,CA 9SO'JO I , I 1 , I 121 I I J 140130 ____~____~____L___~___~____L___ I I I I , I I I I , I I I I I , I Plant Name 41 2: I , , , ---r---,----T--- , , , , , , , 0 , , 0 0 4 I 3 I I ---.---~---~--- o 0 , o , , o 0 , ¡ t I I , I 111 I I I 140120 ----T----'----r---,----T---~--- I I 1 1 I I 1 I I , I I I 1 1 I I I , , I I I I 121 I I : 135:30 ___~____~____.___~___~____L___ I 1 I I I I I , I I I I I I I I , I , 0 , 0 ._--~---+--- , 0 I : , 0 , , , 0 ___4___..___ , . , , , , I I I I I I I I I I ---+---~---+---~----~---, , I , , I 1 I 1 , I I I I , I I I I I I I I I I I I I I I , ___~___~____L___~____.___ I 1 I I I 1 I I , I 1 I I I I I I I I I I I I 1 I I 1 I I , I ---'----r---,----T---~---,--- I , 1 I , I 1 , 1 I I I 1 I , I I 1 I I , I I I I I I I I I I I 1 I I I ___~____.___~___~____L___~___ I I I I I I 1 I I I I I 1 I I I I , 4: 4 1 1 , , , ---r---,----T--- , , , , , , , , , , , , 2 I 1 I I ---.---~---~--- , 0 , o 0 , o 0 0 10 ! ! I 1 30120 ----T----'----r---,----T---~--- I I I 1 I 1 I I I , I 1 I I I 1 I I I I I I I 37: I I : 160125 ---~----~----.---~---~---~--- I 1 I , 1 I 1 I I I I I I , I ! , , , . ---4---+--- t : , 0 , . I : ___4____L___ , , I : I I I I I I I I I I 1 I I I ---,----T---~---'----r--- I I I I I I , I I I I I I I I I I I I I I I I I I I 1 I I I ---~---~--_.._--~----.--- I I I 1 I I , I I I I , I I I I I I , I I I I I , I I I I I I I ---'----r---,----T---~---,--- I I I I I I I I I I I I I I I I I I I 1 I I I I I I I I I I I I I I , I ___~____.___~__~____L___~___ I I I I I I , I I I I I ! I , I I I 2: 21 : , , , ---r---,----T--- , 0 , , , , , , , , , , 2 I 21 : ---.---~---~--- , , , , , , , , , 151 ! ! ! ¡ 351 35 ----T----'----r---,----T---~--- I I I I 1 I I I I 1 I I I I I , I I I I I , I 301 f I I 160140 ____4____~____.___~___~____L___ I I I I , I I I I I I I I ! I I I I , 0 , , , . ---T---~--- I I , , , , , , , , ___4___-'-___ , , , , , , I I I I I I I I I I ---+---~---+---~----~--- I I I I I I I I I I I I I I I I I I I I 1 I I I I I I I I ___~___~____L___~____.___ I I I I I I I I I I I I I I I I I I I I I I I , I I I I I I I I I ---'----r---,----T---~---,--- I I I I I I 1 I I I I I , I I I I I I I I I I I I I I I I I I I I I 1 I ___~____.___~___4___..L___~___ I I I I I I I I 1 I I I I I I I I I 3: 2 f 1 , , , ---r---,----T--- , , , , , , . , , , , , 3 I 3 I 1 ___.___~___4___ , , , o , , , , , 17! ! ! 1 160:35 ·---T----'----r---,---- T - -- ~--- I I I I I I I I I I I I I I I I I 1 I I I I 261 I I I 160140 ____4____~____.___~___4___..L___ I I 1 I I I I I I I I , I I I I I I I f , , ---T---~--- , , , , , , ~ I I I I I I I I I ---~---t---+---~----~--- I I I I I I I I I I I I I I 1 I I I I I 1 I I I I , I J I I ---'----r---,----T---~---,--- , I I I I I , I I I I I I 1 1 I I , 3 ¡ 4 ¡ ! ---r---,----T--- , , , , , , , , , I I I I I I 12 1 f I I 140: 25 ---T----'----r---,----T---~--- I I I I I I I I I I I I I I I I 3 ~_~~!a.r~~!1_~~!! Fraxinus uhdei 4 S~~!a.r~~!1_~~D_________________ Fraxinus uhdei 5 Coast Redwood --------------------------------- Sequoia sempervirens 6 ~_~~!a.r~~!1_~~D_________________ Fraxinus uhdei 7 S~~!9!~~!1_~~D_________________. Fraxinus uhdei 8 ~_~~!a.r~~!1_~D_________________ Fraxinus uhdei 9 S~~!a.r~~!1_~~D_________________ Fraxinus uhdei 10 ~_~~!a.r~~!1_~~!! Fraxinus uhdei - 1 ~_~~!a.r~~!1_~~!! Fraxinus uhdei 2 S~~!a.r~~!l~~!! Fraxinus uhdei -ree~ 1 = Best. 5= Worst Page of 9 -- Job Name: Vallco Fashion Park ~ Job # 06-04-104-05 ::f; Date: November 28th, 2005 Measurements Condition Pruning/Cabling Needs Pest/Disease Problem Recommend Status ~ I ! I I I I I _I I I i I ¡ ¡ J I I I : I I LO I I : -I : I I I_I I I ,.!.I I,,?' -. 1 ' BARRIE D COATE " 0' ", ~~, , ,~, '" ,~ . I- I f ~ I _ I I Z I "', WI J I _I ~~ I I -1 ('1'), WI I I~~ I I I I- I I IQ - ..... , I I Nt N I I O. ...,... ...... U) I I W W I ,.... ~ dASSOCIATES W " ~ ~ " ~ ~ 4: ' ,. > ~ m ~ ~ ßß !~ ~ G!rnl~ º ~ > w !~! ffi ~ ~I~ 0 > ~ N UJ I I- _I Z - I V « L!-J I- en -I "'I~ I > uJ I I :::æ: I- w {0I3S3-IŒ1 ;:;= -.::: u.. ~! « '-9 ¡ F " ~ ~ ~ ~ :> ß æ õ '-9!~) 0 ~ ~I ~ L.LJ ë2 f1j ~ v ~ N ~I~ Sl~ z ~ Z I- _ I 00_ S,> U 0 æ ~ ~ 0 ~ DSJI_UtIII @) ~ @)¡::I¡::iñl w ~ uJ ~ en !!2 ~ w a:: "? I ~ 0 <3 ~ ~ WI- ¡:: 0 a:: et:1- 6 løGIIII,a!!i:OO en et: en I en ..è I et: Z et: ...J J: W 4: W W D.. :::.1 0 0 W ..J ..J ~ et: Z D.. uJ et: ~ I W w,w ~,~ 0 U I- et: et: w Z l? en'et: 0 0 ...J ...J ~ W W ...J W I- ~ ~ I I- 1-10 III- ¡:: 0 ~ ~ ~ ~ > en Z I-IU ~ ~ 88> ~ ::;: 4: l? U W ¡:: I ~ ~lliS ~Ig õ et:~ S ~ S ~ Ol~ Z Ulw 0 Z I- I- ~ ~ ~ ~ ~ ~ ~ ~ III ~ ~Ioc I ZOO 0 0 ~:m ~ Wlw ~ 0 - 4: ~ mlm ~ wiD.. liS:~ 0 et: et: et: et: WI4: et: enlet: liS et: 8 0 w w U ::;: et: 0 ree II Plant Name ¡::; ::;: 0 I 0 0 I I en J: I en U I U U U U et: IUD.. Z 1 I- 0 I- a:: a:: !,¡i !,¡i ~ ~ ~ g: 11 ~_~~!~~~~_~~~_________________ -lê-t----i----~---i_---t-~º~~-q ~-~-?-~---t--- ---~----~---~---t---~---i--- ---~---t---~---~----~--- ---t----t--- --- ---¡---- Fraxmus uhdel I 1 I I : I I I I : I I I I I I I I I I 12 ~_~~!gf~~~_~~~_________________ -~~-!----J----l---JL___!_~ºJL~_~ -~-L-~-JL-__!___ ---l--__L___JL___!___JL___J___ ---JL---1---JL---J____L___ ---l----L--- ___ ___1____ Fraxinus uhdei I J I I I I I I J :: I : : I I I : I: f I I 13 ~_~~!g[~~~_~~~_________________ -lê-t----~----~---~---t-~º~~-q ~_~-?-~---¡--- ---~----~---~---t----~---~--- ---~---t---~---~----~--- ---t---~--- --- --"t---- Fraxlnus uhdel I I I I I I I I I I I I I I I I I : I I I I 14 ~_~~!~~~~_~~~_________________ _1~_1____J____l___JL___1_~ºJL?_~ ~_L_9_JL___1___ ___1____L___JL___1___JL___J___ --_JL___1___JL___J____L___ ___l___JL___ ___ ___1____ Fraxinus uhdei : I I I 1 I :: I ; I I I I I :: I I I I: I 15 Coast Redwood 15 I I I I 50 I 25 3 t 3 I I I I I I I I I I I I I I I I ------ -------"-----------~------------- ----f----4----f---4----f---~--- ---f---4----f--- ---4----f---4----f---~---4--- ---4----f---~---4----f--- ---f---~--- --- ---f---- S--UOI8 sem--·N/~ens I I I I I I I I I I I I I 1 I I . I I' , .Jr::::lIL f/µt;:1 I I I I I I I I I I. I I I I I I I I I I I 16 ~~~!gr~~!l~~~_________________ _1~_1____j____t___JL___l_~ºJL?_~ !!_L_9_JL___l___ ___l____t___JL___l___JL___l___ ___JL___l___JL___l____t___ ___l___JL___ ___ ___1____ Fraxinus uhdei : I I : I: I I: J I I I I I I I I I I I I J 17 ~~~!~~!l~~~----------------- _~ê_l____~----~---~---¡-~9~?-~ ~-~-~-~---¡--- ---~----~---~---¡---~---~--- ---~---¡---~---~----~--- ---TI---~--- ___ ---t---- Fraxmus uhdel I J J J I I : J I : I I I I I : I t f I 1 I I 18 ~_~~!~~~~_~~_________________ _1ê_l____j____l___JL___l_~JL~_q ~_l_?_JL___l___ ___J____l___JL___i___JL___J___ ___JL___l___JL___l____l___ ___¡I___JL___ ___ ___1____ Fraxinus uhdei I ! I I I I I J I : I : I : I ::: I: : I 19 ~_~~!g[~~~_~D_________________ _1~_¡----~----t---~---¡-~ºJL?-q _1_L_?_~---!--- ---J----L---~---¡---~---J--- ---~---!---~---J----L--- ---!---JL--- --- ___1____ Fraxinus uhdei : : : I: J:: : I : : : I I::: I I: ; 20 E A h 16 I 1 I I 135130 2 1 2 1 1 I I I I I I I I I I I . I t __~~!~~~!l--~-~---------------- ·----t----i----t---~---t---~--- ---~---~---t--- ---i----t---~---t---~---i--- ---~---t---~---i----t--- ---+----t--- --- ---t---- Fraxmus uhdel I ~ I I ~ I I I I I I I I I I I 1 . I I I I .; 1 = Best, 5= Worst Page 2 of 9 Job Name: Valleo Fashion Park Job # 06-04-104-05 Date: November 28th, 2005 ....... .....$:) ~ \ -c;:- N Measurements Condition Pruning/Cabling Needs Pest/Disease Problems Recommend Status I I : I: :_¡ I I I' . I I I I I - ~ I I I ¡õ: I I I , I 01 I I f.- sl I I..!.I ú1 I _ I 1.......1 I I Il() -.,..." I (I) I BARRIE 0 COATE tü IN! N J z )- ¡ ¡.,.!. w ! ! 0 ~ : ':i..,.!. i . Wi........... 'I"'"" 0 :(1 I........... Cf)¡¡'j I I W W I >~ , I - I I I I I LL t- 0 fa I"...t I I- ø I ~ I _I a:: ~ -I 0 ~ t ('-. and ASSOCIATES S! ~ ~ ~ ú?¡~;; ~:~ C2 <.? ~ ~'~ ~ ú?!~¡ ð !Q ~!~ ~ ~ ~ tfj .. .." ~ :E N :::E sl « Z Z Z 0 Z I ~ 0.- s. >- I u 0 c::: ::J a:: 0 c::: a:: ~¡;J.(¡;. "'" UJ "'" -, ¡:: ~'UJ : 0:: ¡:: «UJ z 1-(1) (I) 0 UJ ~ Ll): ¡¡; ~ «: oc oc UJ - 0 ~ 0:: I- "'" I- "'" I- ~ Ll), 'C2 - z ~":> ~ ü'.,. .,. ~ I- ~ I- 0 nm"ltM en c::: CJ) en I: a::: I Z ...J:I: W « w w a.. ~: 0 0 LU ..J ...J ~ a:: Z CL w 0::>- UJUJUJ~'::¡'o ül-'O::O:: Z<.? ' 0 ...J...J3::UJ,UJ...JUJI- IMCM,O tml ~ rfJ I- I- CI :I: 1-1 i= I CI é; ~! ~ ~ ~ CIJ Z ~ I 5 ;;: ~ 8 8 > u..!:E <C> <.? ü u:¡- UJJ:«I-,Ü,õ,o:::>:>,:>:>oUJ-ü, (1)(1)':::; «w ~ ~ I :I: ~ ~ w ...J!~lz¡~ 0 010 0 ~ ffi 5 w!lli!~ 5 ~ b 0 0¡0 0 c. l- e:( ~ 00 00 ~ w ~ ~I~IOI~ a:: c::::a::: a::: w « a::: 001 a::: I w a::: 8 0 W,W0 ~ a::: 0 Irree ~ Plant Name ñ :::; 0 0 0 J: (I) J:: (I): ü I J: ü ü: ü ü 0:: ü c.. Z I I- I 0 I- oc oc !¡\;!:!¡\;!: ~ ~ ~: g:: 21 ~~~!~~~~_~~9"~_______________ -1ê-t----i----~---;_---t-~º_r9-º ~-~-~-~---¡--- ---~----~---;_---t---_r---i--- ---~----¡---_r---i----~--- ~---t---~--- --- ---i---- Fraxmus uhdel I I I I I I I I I I I I I I: I I t I I I I I 22 ~~~!9!~~~_~~~_________________ -~~-1----J----t___J-___l_~9JL~q i!_l_~_J-___l--- ---J----l---J----I--_JL___J___ ---J----I---JL---J____l___~---l---JL--- ___ ___:____ Fraxinus uhdei I I I : I I I I I I I I I : I I I I: I f I 23 ~~~!g..r~~~_~~~___n____________ -~~-i----i--n~---.i_---i-~º-¡}-º -~-¡-~-.i_---+--- ---i--n~---+m+---..¡.---~--- ---+---+---..¡.---i----~--- ___+___..¡.--- m ¡----inn Fraxlnus uhdel I I : I I I I I I I I f I : If: I f I I : 24 ~~~!gr~~~_~~~_________________ _~~_1____j____l___JL___l_~9JL~q ~_L_~_JL___l___ ---J--__l___JL___l___JL___J___ --_JL___I___JL___J____L___ ___l___JL___ ---~---l---- Fraxinus uhdei f : : : :: ::: I I I I f I I I: I I I 25 Coast Redwood 201 I I 1 1451304'411 II I 1 I' I I 1 1 I II I ------ -------~-----------~------------- ----~----~----~---4_---~---~--- ---~---4_---J--- ---~----~---4_---~---~---~--- ---4_---~---~---~----~--- ---~---~--- --- ~---~---- S'--'uo¡a sem---erv¡rens 1 1 1 1 1 1 1 I I t 1 I I I I I I 1 1 I I' 1 )tx¡(. Iµt 1 1 1 1 1 1 I' I I 1 1 I I I I 1 1 1 I I I 26 Ever reen Ash 19: I I : 150: 30 4 I 3 I: : : : I: : I f I: : I I _____£U__________________________ ____4____~____~___~___4___~___ ___~___~___4___ ___~____~___~___4___~___~___ ___~___4___~___~____~___ ___4___~___ ___ r---4---- Frax.inus uhdei : I I : f: I I I : : I : I I: f : I I I I 27 ~~~!ar_~~~_~~~_________________ _~?_¡----~----~---~---¡-~9~?-~ ~_~-~-~---¡--- ___~----~---~---¡---~---~--- ___~---¡---~---~----~--- ___¡___~--- ___ r---!---- Fraxinus uhdei I I I I J If: I I I I I I : I I : I I I : 28 E A h 23 I 1 I 150125 3 I 41 1 I I 1 1 1 1 1 I 1 1 1 I I I __~~!~~~!1___~__________________ ____l____l____l___JL___l___JL___ ___L___JL___l___ .___J____t___JL___l___JL___l___ ___JL___l___JL___J____l___ ___l___JL___ ____ r---l~--- Fraxinus uhdei I i I I I I f I I ¡ I : I I I! ¡ ! I I I 29 ~~~!9!_~~!l~~~_________________ _!~_!----~----~---~---!-1º~?-q ~_~-?-~---!--- ___~----~---~---!---~---~--- ___~---!---~---~----~--- ___!___~--- ___ ___!---- Fraxinus uhdei : : : I : I ¡ I I :: I : : I : I I : I : I 30 E A h 191 I 1 145125 2 3 I I I 1 1 I I I I 1 I I 1 1 I --~~!~~~!1---~-7---------------- ----t----i----~---~---t----~--- ---~---~---t--- ---i----~---~---t---~---i--- ---i----t---~---i----t--- ---t---~--- --- ---t---- Fraxlnus uhdel I I 1 1 1 I I I I 1 I I ~ I I I I I J I: I = Best. 5= Worst Page 3 of 9 -- ~ \ -c:- Job Name: Vallco Fashion Park \.N Job # 06-04-1 04-05 Date: November 28th. 2005 Measurements Condition Pruning/Cabling Needs Pest/Disease Problems Recommend Status : I I I I I I .-..1 I I I I I I BARRIE 0 COATE : t I I : I I t LO I I I -I I: I I I _I I I I I ~I I I ~I:::::- 'I I . I I 101 I I I ..-.. _, I I T'""I'U t I _ f I I I I I I I LO I _I I 1 f ~ ('I') dASSOCIATES tij! I ¡~¡N I z¡ 11- ~ w ! !o ~ I Ie:(..).. an WI..... I -I ...... 0 I :r: -- ~ I I W W(fJ 1 > ~ u..: t- 0 '-l I I ¡::: : : ø lÙ: .........J c:: -I 0 1Q¡3SJ.1Œ1 ~! ill ~ ~ lõ! ~: :!. ~ ø « f ,n I W ~ ç ~ G)'! a.c;>! ~ i1i a.c;> I ffi ::E f; C'-- t;:¡ ,.... I u.. <c <C I I I- " - z a::: \oJ :> ......, c:: 0 I I ...... I 0 en S. N W a::: w W DS1SIoMIIIII .¡. ::;: , ('oj ::;:::;: :=,1 ~ z Z Z 0 Z , ~ 0 ~ :=,1 :;::i ü 15 0:: ::¡ 0:: 0 0:: 0:: loIGØ,CH!IDJ "'" ~ @1=EiÔI w I-~- L5 ~ t; !!2~ ~, Ww 12 "?!:;?: ol;,\;! ~ ~ WI- 1= 0z ~ 0::1- 6 ~I en Cf) .n I I a::: z ...J J: W w a.. ...-1:> 0 ..........J...J a::: ... a::: I >- ffi w W ~I::> 0 ü I I- a::: z c> -: 0 0 ~ I...J ...J ~ W W ...J UJ ~ wi en I- I- 0 III- 1= ° ~:~'~ ~ ~ en Z ~:5 ~ 10 0 > ~ ::;: ~ <9 () I-wl ~ tw I « I-!O ~ a::: I I ow -z "I ..... ~ZI Ü Ü Cf) Cf) ::E 0> ~I- w II- I UJ....JI::>L...I~ I I -' .......WL.J 11-1---0 I- ~:....J I II~ º a::: <cIa::: z 010:0 0 ~ m ::> wlw ::>10 0 L.J L.J - <c1::> m m:~ w ~ wl!- 0 a::::a::::a::: a::: w <c a::: Cf):a::: ~ 0:::: 0 0 UJtUJ Ü ~ a::: 0 ree ~ Plant Name ñ: ::;: 0 ° I ° I en I I en () I () I () I () () a:: () CL ~ I I- 0 I- I OC: OC !;!:!;! ~ ~ ~ g: 31 ~_~~!~~~~_~~~~---------------- -1~-¡----~----~---~---t-~~~?-Q ~i!-~-~-~---t--- ---~----~---~---¡---_r---~--- ---~----t---_r---~----~--- ---t---_r--- ---~---¡---- Fraxmus uhdel I I I I I I I! I I I I I I I J I J !! I I I 32 ~~~!g[~~!l~~~_________________ _1~_I____J____l___JL___I~9JL~_q~_~_l_g_jL___¡___ ---J--__l___J-___I___JL___J___ --_JL___I___JL___J____l___ ---l___JL___ ---~---l---- Fraxinus uhdei I : I J I: I 1 I I I I I I I I 1 I I: :: I 33 ~_~~!gr~~~_~~~~---------------- -1?-t----~----~---{.---t-~º-~~-Q i!_~-~-~--~¡--- ---~----~---~----t---~---~--- ---{.---I---~---~----~--- ---t---~--- --- ---1---- Fraxmus uhdeJ I I I : : I I: I : 1 I : I: I I I I: :: : ~ ~~~!g[!!~~_~~3!~_______________ _19_1____J____l___JL___l_~9JL?_q ]!_l_?_JL___l___ ___J____l___JL___l___JL___J____ ___JL___I___JL___J____l___ ___l___JL___ ___ ___1____ Prunus kawakamii I I : I : I I I: I: I : I I : I I : I I I 1 35 ~_~~!g[~~~_~~~~_~~------------ _1?_¡----~----}--~---¡-~g~?-q ~_~_?_~---¡--- ___~----}---~---¡---~---~--- ---4----¡---~---~----}--- ---¡---~--- --- ---i---- Prunus kawakamll I 1 1 I I 1 I: I : I I : :: : I I : I : I : ~ ~_~~!gr!!~!l~~3!C_______________ _~_1____J____l___JL___l_1?JL?_q 3!_l_?_JL___l___ ___j____l___JL___l~__JL___j___ ___JL___l___JL___J____l___ ___l___JL___ ___ ___1____ Prunus kawakamii I : I I I I I I I I I I I I I I: I : I :: I 37 t!Q~_~~!~~!___________________ -~-¡----~----~---~---i-~º~?-q ~-~-?-~---i--- ---~----}---~---i---~---~--- ---~---¡---~---~----t--- ~---¡---~--- --- ---i---- Gleditsia triacanthos t I : I I: I I I I I : I :: ::: I I I I I 38 Hit 8 I I I I 120115 2 I 2 I I I I I I I 1 I I I 4 I I 1 I I __Q!t~~_~~~____________________ ____l____J____l___JL___l___JL___ ___l___JL___l___ ___J____l___JL___l___JL___J___ ___JL___l___JL___J____l___ ~___l___JL___ --- ---t---- Gleditsia triacanthos : I I I 1 J I I: I I : : I: : ! I! ::. I 39 Italian Stone Pine 11 I 1 1 : f 12 1 15 3: 2 I I I::::: I I I I 1 I I : ______ _________________________________ -----T----1----~---~---T---~--- ---~---1_---T--- ---1----r---,----T---~---1--- ---~---T---~---1----r--- ~---T---~--- --- ---T---- n,'nus' n;,'nea I I I I I I I I I I I , I 1 I I I I I I I I I Õ, IIJI, I I I I I I I I I I I I I I I I I I I I I I I 40 Italian Stone Pine 13 I I : : I 10: 15 3: 2 I I :::: 1: :::: I :: : --c-----o------------------------ ----t----i----~---i_---t---_r--- ---~---i_---t--- ---i----~---i_---t----~---i--- ---i_---t---_r---i----~--- ~---t---,,--- --- ---t---- Pmus DÍnea I I I I I I I I I I I I ! I I I! I I I I I I 1 = Best, 5= Worst Page 4 of 9 ---- ~ ~ 1 Z Job Name: Vallco Fashion Park ~ Job # 06-04-104-05 Date: November 28th, 2005 Condition Pruni g/Cabling Needs Pest/Disease Proble Status i i ~ I I I rt)1 I I ......... f -I ~ I I. J Lõ I 10, _.... I I.....' I I _ I~I ~ I I 1_..... I ~ M 1'1- Z ¡- I 110- I <c I I ~I ~ O:r: SrI I W WI> ~ ',n I L rn ç. I I ~ ø I 0 ç I u "It C!) r- ~::t:t ¡I -: w « íDl a::: ('-" _I - C!) _, lO uJ I I W ~,~ m Z Z C2 m ~ C ~ ~,~, >0 ø _,w ~w ~ ~ W I I r- U - v s: W LL . I' I _ _, N LL W ~I<c z Z Z 0 ~ I CO} ~I> ü 0 a::: ~ a::: 0 a::: a::: ~I~ c:: ~ ~ ~ ~ ~ C W ~ ~f c,c( c:: c:: w ~,c ~ c:: ~ ':~ Z ,c( ~ ~ W ,c( m w ~ -t 0 ß ~ ~ ~ ~: Z ~ ~ @ ~:~ 0 c:: ü ~ ~ ~ Z CJ ~~ 0 ~ ~ ~ w: w ~ w ~ ~:~ ~ c ~ ~ ~ ~ ~ ø Z ~i ~ COO > ~: ~ ,c( ø ü ~ig ã ~ S S S S 0 ~ z ü¡ C ~ ~ ~ ø Ø!~ 6 ~ w ,c(:~ Z ~ 0 0 0 0 ~ m ~ WI ,c( ~ 0 O,@ @: 8 ~ ~ b w:~ 0 < ~ ~ ~ ~ W ,c( c::~: w ~ 0 Ow w: w w w' ~ z:w u :r: u U U ula::: u ~ -t-:C ¡- œ ~ Z 21 a::: a::: rt~ 1 I 2 I : I I ---+---i----t--- ---1----i----t---+- ·---+---1----, I I I I I I' I I 1 I 2 I I . , , , , , , -------..---....---, , , , I ! I end Measurements ~ W W ~ C C ~ W N W W ~ - W ~ ,c( ';" ~ ~ ,c( ~ '<t W N ~ _ @)~ @)~~ ~ø ~ØW >- W W ~C? ~~~ w- W~UJ ~~~~~£1~ ,c(~mm~w~ ã :E1-C1-C-1C :I:.!(I) BARRIE D. COATE and ASSOClA YES Iji 2m5~,~,a~ l~ Gl:.s, 0 ~:Œn I~:ß;J;} , 15 I : : I : 20 120 ---~----i----t---1r---~----t---, I I I I I I Plant Name 41 talian Stone Pine mm Piñüš-þiñëã-mm 42 Italian Stone Pine ------ Piñüš-~ñëã------ ree~ , , ---i---- , .--- , , --i---- I I I I I I I I I I I I I ---i----t----~---1r---i----t~-- I I I , I I I I I I I I I I I I I I I I I I I I .._-~----.----þ---~---~----.---, I I I I I I I I I ! I I 13: I J I 15115 ---~----~----þ---~--- ----.--- I I I I I I I I I I , , ----~---- , , , ---~---- , , --- .--- I I I I I I I I I I I I I I ---1--__.----~___~---~____.___~___~--- I I I I I I I I I I ! I I! I I I I I I I ·---~----¡----f---""---~---- ---4f---~---- I I I I I I I I I I I I I I I I I I I I I I I I I I I ___~____4____~___~___~____ ___~___~___, I I I I I I I I I I I I ! I 3 I 2 i I I I I I I I ---""---~----.--- ·---~----¡----f---""---~----.--- I I I I I I I I I I I I I I I I I I 31 2 t 1 J 1 t : I I ---~-__~____~___ ___~____4____~___~________~___, I I I I I I I I I ! I I I I I I I I 8 ¡Ii I i 10: 15 ---f----~----.---""---~----.---· I I I I I r I I I I I I 9: I I : 112115 ---~----~----~---~---~----~--- I I I I I ! I I I ! I _iU§.'!.~!9!.!!.~!U:~_'!~___ Prunus kawakamii _i1_J~~~!9!.!!.~!1_.!:~..'!~___ Prunus kawakamii , , ---...----~---- , , _i~_Jtt_~!1_~ì:'!I?~_~~L_m________m__ Gleditsia triacanthos , , ---..---- , , , ---..¡----i---- , ! .--- f- I ¡Ii i I I ---~----~----~---~---~---- ---~---~---- I I , I I I I I I I I I I I , I ~ 4 f I I I ·---~----¡----f---1C---~---- ----f---~---- I I I I I I I I I I I I I I I I I I I I I I I I I I I ._--~----.----~---~---.---- ._--~---~----, I I I I I I I I I I I I I I I I I I I I I I I I ·---1---- ----þ---~---..----~--- I I I I I I I I I I I ¡Ii I I ---~----¡----f---1C---i----¡--- I I I I I I I I I I I I I I I I I I I I I I I ---~----.----~---~---.----.--- I I I I . I I I I 2 1 2 ~ : ---~---..----P--- , , , , , , 3 I 3 i I ---1C---i----.--- , , , , , , 2 I 2 I 1 ---.....---.----.---, , , , ! ! I 9 1 1 : 1 115115 ----P----..----P---~---..----9---· I I I I I I I I I I I I 8! ! J ! 112! 10 ----f----~----.---1C---i----¡---· I I I I I I I I I I I I 151 X 1151 1 115120 ----.----.----.---~---~----.---, I I I I I I I I I I I ! _i~_Jtt_~!1_~ì:'!I?~_~~!___m Gleditsia triacanthos 47 talian Stone Pine ~ñ-uš-j)iñiiã--------------------- _i~__ T.!!.I!!?_!~~~____mm________m___ Liriodendron tulipifera , , --------- , , , , ---~---- , , --- ._--, , , ---i---- , , , ---..---- , , ...-- I I I i I I I I I I I I I I ---'----T----P---~---,---- ----r---,---- I I I I I I I I I I I I I I I I I I I I I I I I I I I I ---1----t----~---1r---1---- ----~---1----, I I I I I I I , I I I I I I I I I I I I I I ._--...----.----þ---~---~---- ---~---~---, I I I I I I I I I I I I I I I I I I i I I I I I I I ---'----T----r---~---'----r--- I I I I I I I I I I I I I I I I I I I I I I I I ·---1----t----~---1r---i----t--- I I I I I I I I I I I I I I I I I I I I I I I I ---...----.----~---..¡----~----þ---, I I I I I I ! I I I I I 2 1 4 1 I ---~---~----r--- , , , , , , 2 1 31 I ---i----i----t--- , , , 20~ I 1 : :70j30 ----r----'----r----r---'----T---· I I I I I I I I I I I I 151 1 1 1 145125 ---t----i----t---~---i----t--- I I I I : I 1 121 1 ---..¡----..----þ--- , , , ! I ! 25 f 1 : I 1801 ----~----..----þ---..¡----...----+--- I I I I I I I I I I ! I _iUT.!!,I!!?_!~~L___m_ Liriodendron tulipifera _!'-º__lç:_~~_~t!3~_q~l?!'_q________________ SeQuoia semlJervirens ---- 1 = Best, 5= Worst Page 5 of9 Job Name: Vallco Fashion Park Job # 06-04-104-05 Date: November 28th. 2005 --- ~ 1 -.r::. "ì Pest/Disease Proble Status; .......- , . _, I' 101.- I I .,!-I 10 , .-.. _I ~ I I -J ('I) c - I<C ~ w}jj I ; > - <rù'i~ .o~ ('. 8~ ~ ~I ~i ~ æ fù ~i o a: ·:Jla: º a: <r <r w -'0 a: a: I- :s :s I- h:1 z a. I- 0 ...J ...J ~ wI w ...J w ~ OO>u.::E«C)<.) U U 00 ool:E > « w I- I- 0 010 0 t: I- 8' 8 w wI <.) :E a: 0 ad a:: W wi UJ W w a::: --+---+-- -- ------ " , · , , , ---+---...---, , , , , · , ---1---+--- , , , . , , , , ---+------- , . J . end BARRIE D, COATE 1ª¡J5J.11J52 !JS1!s...èlw lœCH.C4 'S03I) Plant Name £c?§I_~i~~.!!.~~9.£______ Sequoia sempervirens and ASSOCIATES ~ 51 rree · · --+---- , · I , ---f--- · , __!Z~U£C?§I_~i~~~~9.£______________ Sequoia semp_ervirens · , ---...---- · , ---, --- Measurements Condition Pruning/Cabling Needs ; I I ! :::: I _I I : t : : I I J :. LO: I I 1 I I_I I I I ,.:., I I J I I 10: I I 1- _I I I 1-1 I I '---," Zl "', W ' , WI I I 1- I ~ , , , I I NI NO!:;:: ,.... en I Wt : 0:- ~ : - -'- - <c I : LL: t tu 0 w : ø """ <.9: I- S2 ~). uJ J -I N I I UJ W I- _I Z -- I C> « ~ ~ (f) -I I.{) I :;:::: u.1-«<c U;>1¡::C!)~:za:::<9 0wæ ;::;U?I"":': I I 'C "II:::: I r- Z' - 0 Z ~ I -, 'V I "' N ~ ~ SI « Z z _, 0 0.-.. ~I >- I ~! ~ @ ~ ~ ~:w ~ ~ ~ ~ ~ ~ 0 w ~ ~!~ oJ~! ~ w en 00 II~ Z « ~ ~ w « z w ~ 'l""""IS 0,0. a:: >- ffi w W s::> º a::: U I- a:: a::: ~ Z I (!) ;;;1 ~ 0 ¡ ~! ~ ~ I- I- 0 IJb I- ~ ~ ~ ~ ~ > ælZ .....10 Sl~: w ~ w ~~ ~l::> ët~ ~ ~ S S Ol-Jlz U!W olzl ~ ~ III ~ ~I~ ~I~ ZI 0 0 0 0 ~:ml~ ~Iw ~I~J ~ ~ ~Ioo,_ WI~ w:~ 01 ~ ~ OC ~ wl~læ Z:~ w:~1 ñ ~ 0latC I100 II00 UII Ü 0 Ü ü ~:ü:~ :~ o:~1 27 I I I I 175 I 25 1 I 2! -~ !! I I I :~. I : I "-------i----~---i_--f---i_--- ---~---i_---t--- ---i----~---i_------i_---i--- ---i_---f---+---i----~--- I f I ! 1 I : ~ 1 1 I I I I I I : I I 29 I : : I : 75: 25 1 I 2 I I I : : I I ___.+----~____~___~---+__~___~---~---1----+---. ---~___+___~---~____~--- I I I I I I I I I I I I I I I t I I I 'I I I I I I . I I ¡ I T ---+---I---+---i---+--- I I I , I I I I I I I I I I I ___J-___l___~___J____L___ I I I I I I I I I I I I I I I , I I . I I ---~----~---~---.---~---~--- I I I I I I I I , I I I I I I I I ---i----f---+---I---+---i--- I I I I I I I I I I I I I I I I I I I I ---~----~---~---+---~---~--- I I I I I I , I I ! I 19 ' , , , i 75 ¡ 25 1 ' l' , ----I----i----~---+---f---+--- ---~---+---I--- I , I I I I I I I I I I I I I I I 31 I : I : 180125 1 I 1 I I ---.----~----~---~---+---~--- ---~--~---+--- I I I I I I I I I I I I I I I I I 53 Coast Redwood ------ --------------------------------- Sequoia sem ervirens 54 Coast Redwood ------ -Šëijüõiã-Sêmper;;rëñš · ---f---- , , , , ---,1.---- , , --- --- , , ---1---+--- , I , , , , ---...---.....-..- , , ! , I i I I I ---+---f---+---4----~--- I I I I I I I I 1 I I I I I I I I I t ---~---.---~---~----~--- I I I I I I I I I I ¡ I I I I I ---{----f---+---I---+---{--- I I I I I I I I I I I I I I I I I I I I I I ----~----~---~-_..._--.....---~---- I I I I I I I I I I I I 15 I I I I . 50 i 25 1 I 3 I I ----f----{----~---+---f---+--- ---~---+---t--- I I I I I I I I I I I I I I' I I I 13 : : : t : 50: 25 1: 3 ; --_..._---~----~---~--_._-_....._-- ---~---~- I I I I I I I I I I I I I I I I __!Z§.._.P_~9_~_'P.!:!~___________________ Podocarpus gracil/or --- , , .-,1.--- , , --~--t~~~~-grãêiïiOr , , ---T---- , , , , ___.L____ , , -- · , , , ---T---"....-- , , , , , , , , ___.l.___..L_,-_ , , , , I I I , I I I I I I ---,----T----r---'----r--- I I I I I I I I I I 1 I I I I I I I ___~___.l.___-L-__~____L___ I I I I I I I I I I I I I I I I I I I I I I ---'----r---,----T----~---,---: I I I I I I I I I I I I I I I I I I I I I I I ___~____L___~___.l.___..L___~____ I I 1 I I I I I I I 1 I 3 I I ---r---,----T--- , , , , , , 2 I 4 I : ---t---1r---t--- , , , 121 : 1 I :50125 ----T--..-'----r---¡¡---T---lr--- I I I I I I 111 : 1 I 150120 ---t----1----t--~---t---~--- I I I I I '- --~--T~~-~~~--g;ãëìiiõ;-------- , , ---,.---- , , , , ------- , --- --- , , , , ---,.---~--- , , I , , , , . ------i_--- , . ! I I I I I I I I , I I I I I I ---~----r---,_---.---~---~..-- ---1----,.---~---~----r--- I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ---;----~---~-------i_---i--- ---i_---t---1'---i----~--- I I I I I I I I I I 21 3 í : ---r---1----,.--- , , , , , , 2 I 3 I I ---~---1r---t--- , , , 161 I : : :60125 ----,.--..-~----~--1_---,.---~--- I I I I I I I I I I I 171 : I : ~60¡35 --------i----~---1C------1'--- I I I I I I ~~Up_!~~~__________ Uriodendron tuliplfera __!Z~__lJr_~Up_!~~_______________________ Uriodendron tulipifera __~9__1Jr_~Up_!~~~_______________________ Uriodendron tulipifera 58 --- 1 = Best, 5= Worst Page 6 of 9 Job Name: Vall co Fashion Park Job # 06-04-104-05 Date: November 28th, 2005 -- ~ :):) \ --c- ...... Measurements Condition Pruning/Cabling Needs Pest/Disease Problen Recommend Status i , 0 I 1 '0 I I I ! -1 --I .-1 ¡ I I! I BARRIE D COATE I: I I : I I: I :: ~ I I : -I 'I I I I_, I t I I I I 10. - . I' I I 101 I I I I 1_ Sa I I...!..I I() I .- L- I I I I I ~ I I I I I U) I t _I ~ I 4! '" d ASSOCIATES UJ~ 0' , '0 ',- . ,Z, L " UJ . I P I -f I I I I I NI N I I r- 1"-- I I 'II"""" an UJ I I I 0 I I -, ...... I 0 I ::r: I -- ~ I I W.~ I >- u.. : I I- 0 I w I c> I .q. : i= I <.9 1 >- u.J : _I a:: 4: _I 0 >- ('. (0)35),1052 ~ i lli ~ I- ! ¡õ! ~ ¡ - ~ C.9z! « I.." ~ ~ i 1:: ~ lÕ¡ LQ: ~ rouJ ~ I ffi :2: t: ('-0 WUJ ..-- u.. <{ « I I I I- I (!) - I 0:: I 'J:> I œ 0 I I ..-- 0 :s.. N W 0:: w m))_U~ .q.~ N::!;; !slê2!~Zz!Oi~"~¡º_, s¡):'!üoQ::!_:Ja::QO::f~ l.GN,CHmJ @ ~. @¡:::f-u¡"'IUJ': f-~ L5 ?;: ~ ~~ ~ UJUJ: ex: "i': ~ ° I <3: ~ ~ ~: ¡:: Zo ex:a. ~: ° C/) I ,.., (/') I : a::: z: ...J:r: I ill W I a.. .sf 0 I 0: ill I..J ...J r- I a::: ; w a::: ~I W W W ~I~ 01 U 1-10:: Zl~ I 'QI I ~ ~ ~Iw w ~ WI t- ill wi I- I- Q r1- ~!o ~ ~I~ ~ ~IOO!z ~!5!~!O! 8i 0 ~Iu.. ~ <{ Ø¡ U I- ~I W I « I-IÜ -10::: SI$IS S oW.- O. I I~I 10 ø 00 ~ > «, w ~ ~¡x I ~ ~t~ ...J!~ ~!~ 01010 0 ~ffiiš w!~!~¡Š! Ö! Ö 010 0 0 C¡ ~ < ~Iœ:m ~ wl~ ~I~ Ol~ ~I~:~ æ w:<I~ W:~lwJ~: 0: 0 ~w (.) ~ ~: 0 Irree ~ Plant Name ñ ::2 I 0: 0 0 :I: I (J) J:: en ü: J: ü I ü I ü ü ~: (): c- ~: I- I 0 I .....: 0:: 1 a:: ~: ~ ~ ~ ~ I ~ 61 ~-~~!~~~~-!:~~~-'C------------ -!~-I----i----~---~---t-~º~?-~ ~-~-?-~---~--- ---~----~---~---t---~---i--- ---~---t--- ¡~---i----~--- --=l---~--- --- --=1---- Prunus kawakaml/ I I I I :! I !' I ! I! ! ! f I' I 62 ~_~!~~~____________________ _1?_1___-J____L___¡1 ___1_~ºJL~~ _1.L_?_JL___l___ ___J____l___J-___l___JL___J___ --_JL___l___JL---J____t___ ---l---JL--- ~-- ___1____ Podoca~~'us' MraCl'''o I I I I I I J t I I I I I I I I I I I I CUPI ) ~ II' r 1 I I I I J I I 1 I I I I I I I I I 1 'I I 63 ~~S!~-~~~------7------------- -~-i----~----~---4_---t-~~~-~ -!-~-?-~---t--- ---~----~---~---i---~---~---· ---~----i---~---i----~--- ---¡---~--- --- ---i---- ð_Aoca~-us" "'raClllor I I I I I I I I I I I I I I I I I 'I 1 ruv' IJ' >Y' I I I I I I I I I I I I I I I I I I I I ~ ~_çg~~!~~~____________________ _11_1____J___-L-__JL___l~?JL?_q _1_L_9_JL___l___ ___J____t___JL___l___JL___l___ ___JL___I___JL___l____t___ ---l___JL___ --- ___1____ Podoca--'( us' --ract'/Ior I I 1 I I I I I I I I I I 1 I I I I I I 0 0 'Iµ' >Y' I I I I I I I I t I I I I I I I I I I E>5 Jr~~~p-J:~~~------,--------------- -!1-i----~----~---4_---i-1º~?-~ ~-~-?-4_--_i--- --_i----~---4_---¡---~--_i--- ---~--=r---.}---i----~--- ---f---.}--- --- ---i---- Uriodendron tulipfera : I : : I I I 1: I:::: I : I I I I t I I 66 Tuli s Tree 8 I I : : 135: 15 3 J 3 I' I I I I I I: : I I I I t I I ____p____________________________ ____~____~____L___~___4___~___ ___L___~___4___ ___~____L___~___4___~___~___ ___~___4___~__~____L___ ___4___~___ ___ ___4____ Uriodendron tu/iDfera I I I I I I I I Iff I I :: I J ! : J I: I 67 ~_~~!Ð!~~!l~~~J:_______________ _~_¡____~----~--~---!-1~~~q ~~-~-~---~--- ---~----~---~---~---~---~--- ---~---¡---~---~----~-- ---TI---~--- --- ---¡---- Prunus kawakamii I I : : I : I: I I ; I I I : I : :: I : 68 E P 6 I I I I 10 I 10 2 I 2 I I I I I I I I I I I I J I I I __~~!~~___~~~_______________ ____l____J____~---JL---l---JL--- ___l___JL___l___ ___l____l___JL___l_~_JL___l___ ___JL___l___JL___l____t___ ---t---JL--- ___ ___1-___ Prunus kawakamii : I I I J: I I I I I J : I: ::!!: I I I 69 ~~~!g[~~~_~~~~_______________ _~_!-___~----L--~---!-!º~2-q _~_~_?_~___!--- ---~----L---~---!---~---~--- ---~---~---~---~----i--- ---!---~--- ~-- ---1---- Prunus kawakamii I t I ; : 1 I 1: I I : I I: I 1 I : I I I I 70 Coast Redwood 25 : t : I 80 I 30 1: 1: I I:: I :: J:: I: I: : -------,-----------~------------- ----I----i----~---~---I---~--- ---~---~---I--- ---i----~---1r_--I----r---i--- ---~---I---~---i----~--- ---I---~--- --- ---1---- Seauola semDerVlrens I I I I I I I I I I I I I I I I I I I I I I I = Best, 5= Worst Page 7 of 9 Job Name: Vallee Fashion Park Job # 06-04-104-05 Date: November 28th, 2005 ------ ~ , -C ~ i , , , , ___ I--__:_M__' ---.---....--- i , , , , , , , ----tmt--- --- ---f----· , , , , i , , , , ---"'---....-- --- ---4----· , , , , , , , . , ---t---t--- -- ---f---- , , , , T , , , , ___4___.£.___ --- ---,,----, , , , , , , , , , , , -- , ---T----r--- ---y---- , , . , , , , , , ___1___..1.__ , , , -- --t--- , , , , , , , , --- , ---'t---...,..--- ---+---- , , , , , , , , : , , ---t---t--- --- ---t---- , 1 = Best. 5= Worst Page 8 of 9 Measurements Condition Pruning/Cabling Needs T : I I:: :: :: I -I I I I : I: : I I: f - u;>::: I : to: : I I:: _ ~:,,:: I I- I IT"": :: I:: LO I: I I I I I'- I I Z 1-, I. W I I ill . I I ('.tIN 1'0 .,..1 'T'"" (/) 1 I UJ 10 : :-,.... : _ ...a...:- « : : u.. t¡j 0 w : : C!) ~ (9' ..... Q: ~I )- uJ : -: N W W I- I _I Z -- ø « ~ I I r- en -I 1.0 I _ I- __ I l() I - In Z Z cr. t'n lOt ;ÿ - LO I I I "r" li.--.. I,II-\J- \",.oJ .... 011"-1 . t ~: ......:E: ......1 ~ z z Ž 0 Z I W 0 T"": >-~: ""Q" IN::!: _ I -I - - 0 - -.~~' , w @ - I- -'W' I-;¡) Z ~ WOW o::~, 0,<1;, @t ~ I ~ (/) U;>!OC!Z ~ ~ Ï w ~ ffi w ~~! 010! ~,~t I~W W W SI~IO ~ 0 r- œ cr. Z In ·9o'UJo' W'C/)I I 0 '1-1-0 UJ V(f)Iu...-:>' I 1-1,1 It- t- « :I:l-lü1t- c::: ~ ~ ~ ~ > (/)w Z t-Iü >I~I wI ~I :W I w ~I~tc S ~ S.S 0 ~ Z ü:W Olzl ~: ~:I :r::~ ~ ~ ~:c::::Z ~ 0 0 DID ~ m ~ UJlw «:~: <: :::)cc CDl~ wfe.. wlt-IO ~ c::: c::: a:::a::: w « a:: 00:0::: uJlc:::: ~I ~IQ CIa X¡w I:0010 ~ 0 0 010 0::: 0 ~ ~t~ O:~I 161 1 : ,60120211: I !: : ----f----i----~--+--_t---+--- I-~--~---+---t---· ---I----~---+---t--_+---i--- . ! ! I I I I I 1 1 I I I I J 25 I : I I : 80125 : 1 : : 1 I ----.----~----~-~---+---~--- ---+----~---~---.---~---~--- 1 1 I 1 1 I I 1 I I I I 1 I 1 1 1 , I I 1 I-I I I , I ---i----~---i----f---+---i--- · I . , I I I I . I I I I I I I I 1 ___l____L-__J-___l___JL__-J___ I I I I I · I 1 1 , I I I I I I I I I . , I I ---4----~---+---+---+---~---. I I I . I I I I I I I I I I I I I , I 1 I I I I ___.1____ ..___..a-___4 ___~___..I..__, I I I I I I I I I I I 1 r , ·---t---- , ! Status I I I ----r- -I: : "91 ûì I I '1:"'":' I ........ I -....... 1 ...J M 1 °1'- : « ~ I WI W 1 >~ , ~,(f) I ' i!i'"" ~ 0 >- 1('0· > ¡ u.J u;> t ffi :!: !::: (\..1 uJ o I ~ ~1 N uJ a:: u.JI W 0,0 ~,-;,o:: 00::'1-0:: I ~I -I - I ~I ~ ~!~'~ g: ~! 0 -J: -J ~!w W ...J wI ~ 010 >1L1. ~ « (91 ü oJ 0 00100 :!: > «I uJ 1-011-0 010 01'S¡¡ t:::1, l- I UJI W () ..:;. C:::. 0 91 Q wi w W W WI c::: L.L.I L.L. 0::: :I: 1 a.. , +--+-- , , _L Pest/Disease Proble~ Recommend --- , , , , --o----..--- , , , , 1 j I 1 , I I I ·--+---t---+--i---~-- I I 1 I I I ! ' ~ , , , , , , ---~---.---~- , , , , , , I I I I I ---i----I---+---i----~--- , I I , 1 I I I , 1 1 I I I I I I I --~---.---~---~----..--- I I I 1 I 1 I I 1 I 1 , I ---~---~---~---~----~--- I I 1 I 1 I I I I I I I I I I I , I 1 ___~___4___~___.a____..___ I I , I 1 I I , I I 2: 1 I 1 ----~---....---.---, , , , , . , 2 I 2 I I , , , ---~---+---f---· , , , , , , 1 I 1 t I ___..___..a-___.___ , , , , , , ~~-~-~---f-__1 - 1 I : 2 I 2 : ---"---1"'- 1 , rree ~ Plant Name 71 Coast Redwood ------ ¡;ë--üõïã-šEõñìpér\/¡réiîs--------· 72 Coast Redwood ------ ¡;ë--üõïã-šëïñì--ÏŸirèiîs--------· 73 Silver Dollar Gum ------ "Eüëãrpiüš----r-ãñt"h-ërñõ-Š---- 74 Coast Redwood ----- ¡;---üõïã-šëïñìpér\/¡rèïiS-------- __I?__ ~!n~_'2~_~£~~~!!._____________ 76 Silver Dollar Gum ------ "Eüëãr-piüš---Tãñt"h-ërñõ-Š---- 77 Coast Redwood ------ Sëqüõiã-šémpéÏŸi¡.ëñš-------- 78 Coast Redwood ------ së-íiõiã-šé-rri--i1rireñš-------- 79 Silver Dollar Gum ------ "Eüëãr--iüš----r-ãñt"hÊÏrñõ-Š---- 80 Coast Redwood ------ Sëqíiõiã-šEõrriPëi1ri¡'ëñš BARRIE D, COATE and ASSOCIATES 1 \lŒ1DJ.IOI. IJ!JSS-IIWII l.GH,C\ '!1m 18' . i , '55;30 ----f----i----~---+---f---+--- I I I I I I I I I I I I 17: : I 170115 ____.____.a____~_~___.___~___ I I I I I I 1 I I 1 I 1 20! ! ! ! ! 70! 15 ----~----~----~---+---~---~--- I 1 , I I 1 I I I I 1 I 141 J I: 145115 ____4____..I____~___~___4___..L___ , I I I I I I 1 I I I I I I , I I I I It' ---,_---T---~---'----r--- I I I , I I I I I I I , I I I I , I I ---1_---t---~---1----~--- I I I I 1 , , , I I t , I I I I ---'----r---~---T----r---,--- I , I , I I I I I , I I I I I I I 1 I I I I ___.a____~___~___~___..L_ I I I I I I I I I I · , , --..1--- , , , , --.--- , , 251 1 I : :60115111: : ----T----'----~---~---T---~--- ---r---,_---T--- I I I 1 I 'I I I , I I I 'I I 191 I 1 I :'70115 1 1 1 : ----t----1----t---1----t---1r--- ---~---1_- I I I I 1 1 I I I I I I , I I ---,----~---~---~----r--- I I I I I I I I J , I I I I I I I I I I ---iC---t---_r---i----~--- I , I I I I I I I I I , , I , , ---1----r---,----T----r---~--- I I I , , I I I I , I I I , I I I , I I I I , , ---i----~---iC---t---4c---i--- I I I I , I , , , __4___ , , 111 : 1 I 1451152:21 : ----T----~----~---,_---T----r--- ---r---,----T--- 1 I I I I I I I I I I I I 'I I 11, I 1 : : 70115 1: 1: : ---t----i----~---iC---t---_r--- ---~---i_---t--- , I I I I I I Job Name: Vallco Fashion Park Job # 06-04-104-D5 Date: November 28th. 2005 .......... ~ , -<:::::: ~ Measurements Condition Pruning/Cabling Needs Pest/Disease Problen Recommend Status I I I I I I I I I -1-1. .........., I I I ! I I BARRIE 0 COATE I: I : I J I I Lt) : J I -I I: I . : : I I 01 1 I : .......... 6::: ~ I Lõ, 'I' _ : I I I I 1 I I LO I I I ('I') I d ASSOCIATES I- [ : I : ~ t .......... : J z I I W : I - ';s. I ..J I : an UJ I I : : ~: Nt: 0 ~ :s CJ) I I fa w I ~:s I LUll.. " I- - I CI I I "7 I I - I,..... « I I 0::: en I ~' I I L...,¡I I I J I I '-' 1_1"-" , . (oI(Ø)35J.1051 I I UJ w: W _I ~: ~ ~ I ø I ~ I - ~ ~ W _I LO I w lfj Ir{ a:: ~ t ~ ~I I WI-I- I,{)I-ØZZIa:::I(.9~O- ~101'1>(/J~IUJuJC2C""UJ 2JS3Ss..Utad ¡! ~! ~ ~ ~ ~ ¡ t;;c z Z Z ¡ 0 I ~ ~ ~ ê5 0 i:.!;: I 8 ëi ~f·~ a.: 0 ~ IX loICH,C49\ox) "',¡ ~ ¡ !@¡::¡::íi)IW a:: I-~- ¡1j ~ ¡ tñ ~ ~ LU a:: "1¡ ~ 0 ~ ~ ~ LUl-l ¡:: 0 ¡:¡:: a::1- :; ~I (j) I I (J) (J) I I 0::: Z ..J::t: W « w w a.. T'"" I:> 0 '-' ...J...J t a::: Z c.. 0::1 ~ I ffi w W ~I~ 0 ü 1-10:: a::: Z ø -fa 0 ~ ~I ~ ~fw w ~ w ~ wi ~ ! II- I- 0 Itl- ~ 0 ~ ~i~ ~ ~ CJ) z ~i5 ~ 0iO ~I~ ~ ~ ~ Q ~ - I IUJ I ~ 1-10 Õ a:: $ $'S SOW z 0' ~ 0,0 (J)IU) ~ > < w ~: ~ I:I:~ ø ~:~ z ~ 0 010 0 ~ ~ ~ w:~lg ~ ~: ~ 010 0 0 ~ I- «i ~ m¡roi~ w æ ~I~ 0 ~ a:::!a:::!a::: o:::lw « a:: (J)!a:::¡w a::: 818 wlw:U ~ a::: 0 ree i Plant Name n I ~ 0 I C I 0 :r: CI) :r: I CI) ü J: c..> I u: U I ü I a::: ü a.. ~ I .... I 0 .... a:: I a:: ~ I ~ I ~ ~ ~ I g: 81 Coast Redwood 14 : I: 170 15 1 I 1!! I I I I ! I : I ! I ,: I ~ë-q-üõïã-së-ñ1-;;;ï1ri;e;¡š-------- ----t----1----t---1r---t---lr--- ---t---1----t--- ---1----t---1----t----¡---1--- ---1----t---lr---1----t--- ---t----¡--- --- ---t---- 'fJf:. I I I I I I I I I I I I I I I I I I I I I I 'I I I I I I I I , ______ _________________________________ ____t----J----~___~--:---~___ ___~---J___~--- ---J-___~___J_---t___~---J---. ---J____t---~___J----~--- ---t_~___ --- ___t____ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I t I I I I I I I I" I I I I I . I . I I I I I I I -1 I : :. : I I I I I I I ------ --------------------------------- ----f----~----~---i_---f---i_--- ---~---i_---f--- ---~----~---i_---f---_}---~--- ---i_---f---_}---~----~--- ---j---_}--- --- ---f---- I I I I I I I I I I I I I I I I I I I I I t I I I I I I I I I I I I I I I . I I I I I I t : t : I: t I I I I : : I I 1:: I: r I r ------ --------------------------------- ----t----1----t---1j---t---ir--- ~---t---1_---t--- ---1----t---1i---t---ir---1--- ---1j---t---ij---1----t--- ---t---ij--- --- ---t---- I 1 , I I I I " I I I I I I I I I I I . I I t I I t I I I I I I I I I I I I I I I T I I ---1- ------ --------------------------------- ----f----~----~---i_---f---_}--- ~---~---i_---f--- ---j----~---i_---f---_}---J--- ---i_---j---_}---~----~--- ---I---_}--- --- ---t---- I I I I I I I I I t I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I' I I I I I I I I I I I I I I I I I I I I I I ------ --------------------------------- ----t----1----~---1_---t---1r--- ~---t---1_---t--- ---1----t---;r---t----t---1--- ---1----t----t---1----~--- ---t---1r--- --- ---t---- I I . I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ------ --------------------------------- ----~----~----~---~---~---_r--- ~---~---4.---~--- ---~----~---~---~---~---~--- ---~---~---~---~----~--- ~---~---~--- --- ---~---- I I I I I I I t I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ______ _________________________________ ____l____l____l___l..___l___l..___ ___l___L___l___ ___l____l___.l.___l___.L___l___ ___J..___l___l..___l____l___ 1----+---..1.--- .___ ___1____ I : I t I: : I I ; I I : I: : J J I I I I I I I I I I I I I I I I I I I I I I I I I I I ___.__ _________________________________ --__~----~----~---~---~---~--- ---~---~---t--- ---~----~---~---~---~---~--- ---~---~---~---~----~--- ~---~---~--- --- ---~---- I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I t ------ --------------------------------- ----f----~----~---i_---f---_t--- ---f---i_---t--- ---i----~---i_---¡---_t---i--- ---i_---f---_t---i----~--- ~---f---_t--- --- ---f---- I I I I I I t I I I I I I I I I I '! !! ! 1 = Best, 5= Worst Paç¡e 9 of 9 Job Name: Vallco Fashion Park Job # 06-04-104-05 Date: November 28th. 2005 -.... -...¡:, t --<:: ~ TREE TABLE .' EXISITNG " REDWOOD EXISITNG ASH C!) PROPOSED TREE '~-:"':¡':" PROPOSED GREEN SCREI VINES C Vallco Fashion Park Wolfe Road Cupertino, California Date: November 28", 2005 I Job# 06-04-104-05 This logo is attached to a plan dona by anolherprofessìonal. The presence of this logo is not for the purpose of daiming cred~ for the plan but merely [0 add horticulturaJ or arborbultural Infofmation to a Ian prepared by others. ~ Landscape Plê SHE ET ,'Ifi " '.' 1.)4) r<~:Y:;' . ^A. ,¡td E 0 ~"r-n® -- ----.------ . .' i, L' ;-o----;:¡-------· . - - o~_o~_ - -4 ~": ~ , , , '\' -"-, 4----- , , ----I , , , , ~.~ .~:~:- GRASS NOTE o \.1 EXISTING TREES THAT REM ARE SHOWN IN THIER EXAC ;;0 LOCATION PER SITE SURVE .9 6 ÞSSLIUEIJPROPE1I1YJNEISSlT ATII'_O"FRQ, C:,TI'PICAL ~ ;.~ ., ~ . ~ ~ r"f::' tit .. . ,t? :::) HORTlCULruRAL CONSUL TAmS CONSULTING ARBORISTS , BARRlED.COATE .' and ASSOCIATES. ~ (4/J3)353-1Q)2 ~~y 2J9551ø_II<>.Id '\{ lJ:,fc:..rø..CA,S(OO f;j- \j!- '\', t:' '~-~1 ~;~ , , (/) ~ f { , . ~ii'. ~ t;' . q,H ~ .....;s tèf?' "~I ... ," ,-, ~~ 18 . 14 ----~---"..--~------------------:::-~-:---------::-:-:----:-~:::JI---, IT, ffiJJ1 rll rf JU <? tJ3 8~~.~ ~, . , 1 1 1 I 1 , , , , t_n_____j , .ii. \t~ -% I D I r jl,tt+ . -.11- ---- :I <!Y 'ÍÌ' I I 'i,tfS <? -% '" tfG 11J1J. t\ <!Y. IjÌ\ 1 I r l,f!;7 <? -% -'- u I I I 1 I H ¡ ! , ¡ , \ 1 It II II u;, ¡':{t;' H'. , , ! ~ 1 ~' 1YPE II . 1 Hit coNP10N S-4 OCCUPANCY. PARKllli lEVElS] III I Ii I I I ¡[ ; ì !f J :"---L~__..!--- i .. , II I t t ~ I! I, ___I =-=Ì- . (BCf <? ~ ~: :3§6 ..-% .·~?m'ÍÌ'l: :. . I . ¡o'l iT; e7~ ".~.~ <? ·'1 I '" . .1"','-- .r,t -% . 'I' '" 1c'T i )?zt;¡¡¡¡¡, ß '2 I:i I:! - : fI-~J'\?-' II I 1 ..L . "1 .' f J Pl. rill IjÌ\ (.*' .....,.. I . . ~ I I' . Iii I . ~i ¡¡y / ~ UI ¡¡ I '.-t) <? ," 5 I . "- I .,. -% :' îi'7' '" t~! ,Wï1r¡ I þ~ "f:'L _~,_ I I I I \1' I, ( !" L¡ Ff \ I~u Cm_mm : i. ) ~~..;. ¡j,.,.; '~L -1P( \-~r:: -r , , , \_----- tLká\ .' I, ..'. ..' rfif...;' - .~ .~- ,;~.. tt{ _..- ~._'- ~ . 0 2.·,1l6. ¡8 ~ 77: ""'"'" -----1 PROPERJYlJiE : ~~-o"! '~~l ~ I .11 ,!j"\ "j.J ~ \¿y . I 1T~ .. , "" @'it " . .'1' ..:r-5"i ! 1 ! , , , , , Lm--r TREES IN PLANTER . BOXES (TYP.) . . f 1 HARDSCAPE PAVING '. charts. Tree numbefS OJrTespond fa evaluaoon All dimensions and tree locations are approximate. \J ___...1_________ I I I - JOaNO. 03-288.25 DATE JH1-0S [ilNDMMW . ['l<n"1-·"'··'U'-':.''- .~_, . ..\ I ._ ~.'iì.>::;'C:IEi<T ---------- \,,!iJCC F~>'1;'_,r; p~,~ ,"'..: (IVllHlGINHR SVRVEYORS ~LANN(~5 ~ SAN DIS PanlcfJIlIV Charle$ Pankow EiuUders, lId, ~ \ PARK S T I~ U C T U R E ~ ¡ PARKII TRUCTURE SITE E.LA!:! v¿;J .1.-1.\ WŒ IJ -0" VALLeo FA HI 01'1 : NORTH PARKIIG ¡. - I CUPERTINC:AL ( . I SCAlE' '-J' ~~~ f] 8 loS' 3;,. \,._/ Th.' ',T" ~'''N AIm "" 'W'n~IM,"n'. ~(1NUJNi'.~ H""~;N'~ ~"Fi".u"""Y ~~" ","n~"'AT1ê." ~~,'.Vr,E[\ ::.. TH05 I'Ll,,, HAS SE~" OS',A<I<EC FROM SOURCES THA,I'<IE DEEM R~UAgcE_ HOI^",\'ER "ÆASS\.'ME ND 2~~~~~S~~~,~FT~;0~S~~~;\.~~i~~\. !õUllOINGS, TE"""'5 AND THE USES AS 5HO'NN ON ""'S FL"N ¡r,'Ll '.'_.",,,.'!I.~,,,,- ..~;;. ,"~~",,::!,1, r~:~~ ~~ '---Q:;:-Œ-- Q ~"._---~.}- 4~ i , r~ f'~< ". /-/-?' /~~;&:.., ~;~ Site P / ,/ / /' / / J..-! -~,~,-;-,¿~-- -- ".I.: -. ~ . ..~'"__c_'__ ".., .:,/~/ // , ,/ /1 -.'" '\~ \11.1'2 ¡it! ¡ ~->¡r J _! ! ! I 1 : ;tÌlfŒß-~,,,,r i ~, ~..~~~:-i-, ,p'; ¡ ¡ I' " ,,"\'* ,i; ~~ . ~}. ~~ +, <'-1-- _,_, < ~ '.. ',,,, ;,L,i'\'X' ;- " ; ~;1\ "'~"'~ , .' " ~j :-~ ,,'- ',.,,<:: L ?-- ...~ : "'.i¡',! ','(. b-~ "-- _~~~-----;#-~~ /' / / / / / / ."'- Ã} C,) fT, -' " >-< ;S -" :I: a"5 __ 0 Hi ª~ ~~OI ooC . c: ~ [8 = ~ ~¡::I ii .~.,~~ ~~ B'ð. p"","' 5;0 8'6' ~r!i!èS¡::> mS1 i1 is:iOn ~~ H 8[~~~!:j g c:: ~ en~ !!- en ~ -~~ ;;Ie fgE~ft I~[ g {! z h"l ~~h o~8&~ ~tt~6'c; < i'ð8 ID,~ ~ ..-.... c> 8 ~Q'! ~ 0 ('") ~ ,., [¡¡'~ e1..§ Ii' ¡¡¡ ~- ¡j',." 2: ~O::;CTc... 3 ~ 0 g ~"B-: g. iiï 0 !.. -a "11 ð .. ~ g~i'~ c:; CD~ ~ i!.3iì-_ 5'~= ~ "g..-.5 ~Q,iUl g'i5t 6'5'- -. ( SHEET R ARCH IT JOHNO. 03-288.25 DATE 1-11-05 , " , VALL CO FJ H [0 N PARK NORTH PARK G STRUCTURE . SAN DIS! 2::::::"" LANDMARK PIIDPERTIES }.iAN..Þ.GEMENT CUPERTIr :ALlFORNIA Panico"" OWl V;;lWf'ashiQr¡Park Cha.!1!$ Pankow BuUda.",Lld. lOIn Nù<1:' Wol'~Rœc. s..,,~ Z030, c"""",~..,,, (A 95('1 "" , c .... " ; " 3090 7 ['::7,. c 9~IDO r 7 'Stn f.1C 'I(Jtan, \i'!,r G6.fLOOS6 703 'J\! , D;;> u 1 H(',) '},1 [WOQ o ,~ ., ·,()O 71.:; 2S!_ 92,,26 (j; MOd Cnst:> SCALE: ~__ rD 0' ir 16" ;, \J7 TH'snOORP......ANOALLINFORMAliot4CONT...,NfDI1ERGINISPREUMINARY. TH~lt¡FORM"TION".,nV<OFO ON !HIS PL.<.N~SIl.¡¡N OãATAlNEDfRQM aQURCESrHATW~ DeEM RHMBlE. KOWE\f<:¡¡W;¡ A.';SUME NO R£spaNSrSII.lT'rFOf<(j"SACC\¡l<AC;y.....,bt;!t.ONGS.TE.....~TSJ\NDTI"5U5.~SMSHO\'v>jO"'1"';>"LA"I'nll CHA~ DURING n.~ D~5IGNPROC¡¡SS I, " B;\lO 6COAn(cn Perkowitz + Ruth ARCHITECT tól '" XI1!, 0!1 ~ 60' -~ ,LI'69 :¡ 25' 100' ffiN SCALE: F :F 0 50' 150' 1HISSITEPLA,OI.o.OIOALL....OIH.....rIOOIcOOIT"..eotEReIOlISPIŒUMIOIO.RY,1Hel...OFIw,T1ONPROIllDEO OOITHIS PLA,OI IiO.SBEEttOa.o.T.uEOFROM$O\JRŒS 1H"TWI: cæM 1W.IO.81.E 1t00000V!:R WE"SSUME NO RESPOI<SIiIUTYFOII!'T"$~(;'( ALLill,IUIN;S, 'ÆMOITSND Tf£ US¡¡SAS S><OWNOOI THIS F'LN<WlU. CKNIœOIJROGTl-EŒSIGOIF'Roœss Perkowitz + Ruth ARCHITECT 600 Anton Blvd. 16th f;OOf, Corta MeS<! CA 92626 EXHIBIT C , , , >~ , , ,," .-<r,~ Tree Removal Plan ( ------- \ \ \ , , , / / ' / / niL'>, . i . / y' U~/ ¡ / / I , ^ f--v / / / I--!-;' í / / ' . \\ "' , ~ '___....... I.. 1 "1 L ltr- ¡I'í Ii 'Í 'f '> " , Ii ) --s / ~ 00 ~--~ <- 9 ~ - 0 - ~ ~ , , , '1\1 / ~ \\1 :± d =' ~ '" , \ ~r ,~U!~ J t ~II/I/~ í ! / . .. / Le ~/- -:¿~ _. ... 1..1 ,. .. - . . . _~2KV_ _ _ .._ _ ¿,) ~~~~~-~-~~-~---~==-, , ...J....-.~::.::.==J "," - I v "" ñ C'; 1 I I I :7------- j/ ~ .J I --- II..' --CCC=-'--'<''',::1 I ),'~"--" , , '~, '""v~ .r, -------¡-- I I I I I v » "" o C'; ~ I » I 12 P-r: ~ J3RCHlTECT5 SHEET JOB NO. 03-288.25 DATE 01-03-06 com L-\NDMARK PROPERTIES M.-\KAGE1\·\ENT - VallcoFashionPalt NorthVl'0W9R<>ad,Sull&2030'C~"",CA.950' WWW , coh p" AR Reger>. CIVllUtGINI 5URVfYOR5 'LANMfRS 8090 S Panla:nw Ch.rl.. P.nkow8ulld.r., LId. 478.9900 Portland, OR [479127 I SAND . 503 VALLCO FASH ION PARK NORTH PARKING STRUCTURE CUPERTINO, CALIFORNIA DC Wð$hington, 668,0086 703 N' Vegas, 892,8500 La " CA 628.8000 Long 6ea~h. 56 14J 850.3400 EXHIBIT D On November 15, Val1co Shopping Center held a neighborhood meeting at Dynasty Restaurant to introduce plans for the proposed parking garage. Val1co held the meeting in response to the City Council's direction and noticed property owners within a 1,000 ft. radius of the shopping center of the neighborhood meeting. Approximately 45-50 neighbors attended the meeting. During the meeting, the neighbors raised several concerns and issues regarding the proposed parking garage plans. These concerns and issues include the following: · Noise impacts. How will noise impacts be mitigated due to parking lot traffic and parking lot cleaners? Have noise measurements been taken? Why hasn't an acoustical engineering study been done? · Height ofthe elevator tower. Can the elevator tower (at 54') be reduced as it appears too high? · Parking structure height. Can portions of the parking garage be undergrounded to lower the height of the structure? Can the garage be shifted to allow for undergrounding of parking outside of the PG&E transformer location? Can the garage be made smaller and more levels be undergrounded? Can the garage be shifted away from the transformer in front of Macy's and be expanded out towards the condominium project site? Does Macy's find the proposed structure acceptable because it will block their visibility and signage rrom the street? · Parking garage entrance. Why is the main entrance off of the side of Perimeter Road closest to the single family residential neighborhood (west side)? This will impact residences with noise, light, etc. · Parking garage circulation. The circulation route for cars exiting the garage and for the condos appears circuitous. Cars are routed to go underneath the bridge to the east side ofN. Wolfe Road to access N. Wolfe Road? There is concern about having all the cars be routed underneath the bridge. How will the proposed condos access their units when there's traffic coming out of the theaters from Perimeter Drive? · Parking garage lighting. What type oflighting will be on the rooflevel parking? Will this impact the neighborhood? Are the lights on poles? · Coordination between construction. Is there any coordination between construction projects at Vallco itself and between the proposed Toll Bros. Project and Val1co. · Trees/Landscaping. How can the trees be maintained ifthere is little light and air due to height of the garage? Has an arborist commented on this proposal and how these trees are to be retained? The ash trees are deciduous and won't provide privacy protection year around. There are no trees at the end of Merrit Drive to provide privacy screening of the project. · Neighborhood meeting. Why is the meeting being held so close to the City meeting dates? Why is this neighborhood meeting being held on a City Council meeting day? Would have liked to have the meeting held few months earlier so that neighbors concerns could be addressed properly. · Contacts. Neighbors asked if they could have the contact names and numbers of the Federated Group and PG&E to verify what was being said at the meeting. (1j1-~ S7J -Jk3 Neighbors voiced concerns that they were not asked what their concerns are prior to Vallco making deals with the theaters, tenants. In addition to the above comments, the neighbors also raised the following comments related to the proposed condo project: . Cut through to Merrit Drive. There is concern that families who will live in the proposed condo project will want a cut through from the condo site into the adjacent residential neighborhood because the route to access schools in the neighborhood is circuitous from the Vallco site. · School impacts. Where are kids from these condos going to be accommodated because the school on Merrit Drive is already impacted and there is no room for them. · Distance of condos. Condos will make the single-family residential neighborhood feel like they are living in a condo project. Neighbors did not buy these homes to feel like they are living in condos...that is what they moved out from. Privacy impacts of balconies and acoustical problems were noted as concerns. / 'ilf-S) City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3251 FAX (408) 777-3333 Community Development Department PROJECT DESCRIPTION: Project Title: Use permit. architectural review and tree removal to construct a three-story. four level QaraQe Project Location: 10123 N. Wolfe Road Project Description: Construction of a three-story, four level parkinQ QaraQe at an existinQ shoppinQ center. Use permit is for that portion of the structure that exceeds 32', which is the 4th level screen wall and the elevator tower Environmental Setting: Existinq shoppinq center (Vallco Fashion Park), residential uses to west. commercial/offices uses in remaininq directions PROJECT DESCRIPTION: Site Area (ac.) - Building Coverage - 1.4 acres Exist. Building -_s.f. Proposed Bldg. - s.f. Zone -P Reaional Shoppina G.P. Designation - Commercial/Residential Assessor's Parcel No. - If Residential, Units/Gross Acre - Total# Rental/Own Bdrms Total s.f. Price Unit Type #1 Unit Type #2 Unit Type #3 Unit Type #4 Unit Type #5 Applicable Special Area Plans: (Check) o Monta Vista Design Guidelines o S. De Anza Conceptual o N. De Anza Conceptual o S. Sara-Sunny Conceptual o Stevens Crk Blvd. Conceptual o Stevens Creek Blvd. SW & Landscape If Non-Residential, Building Area - s.f. FAR· Max. Employees/Shift - _Parking Required Parking Provided Project Site is Within Cupertino Urban Service Area - YES x NO o /'1/1 ~) ¿ -:fJS A. CUPERTINO GENERAL PLAN SOURCES 1. land Use Element 2. Public Safety Element 3. Housing Element 4. Transportation Element 5. Environmental Resources 6. Appendix A- Hillside Development 7. land Use Map 8. Noise Element Amendment 9. City Ridgeiine Poiicy 10. Constraint Maps B. CUPERTINO SOURCE DOCUMENTS 11. Tree Preservation ordinance 778 12. City Aerial Photography Maps 13. 'Cupertino Chronicie" (California History Center. 1976) 14. Geological Report (site specific) 15. Parking Ordinance 1277 16. Zoning Map 17. Zoning Code/Specific Plan Documents 18. City Noise Ordinance 18b City of Cupertino Urban Runoff Poilution Prevention Plan C. CITY AGENCIES Site 19. Community Development Depl. List 20. Pubiic Works Depl. 21. Parks & Recreation Department 22. Cupertino Water Utility D. OUTSIDE AGENCIES 23. County Planning Department 24. Adjacent Cities' Planning Departments 25. County Departmental of Environmental Health D. OUTSIDE AGENCIES (Continued) 26. Midpeninsula Regional Open Space District 27. County Parks and Recreation Department 28. Cupertino Sanitary District 29. Fremont Union High School District 30. Cupertino Union School District 31. Pacific Gas and Electric 32. Santa Clara County Fire Department 33. County Sheriff 34. CAl TRANS 35. County Transportation Agency 36. Santa Clara Vailey Water District 36b Santa Clara Vailey Urban Runoff Poilution Prevention Program 36c San Jose Water Company E. OUTSIDE AGENCY DOCUMENTS 37. BAAQMD Survey of Contaminant Excesses 38. FEMA Flood Maps/SCVWD Flood Maps 39. USDA, "Soils of Santa Clara County" 40. County Hazardous Waste Management Plan 41. County Heritage Resources Inventory 42. Santa Clara Valley Water District Fuel leak Site 43. CalEPA Hazardous Waste and Substances Site 43b National Pollutant Discharge Elimination System (NPDES) Municipal Stormwater Discharge Permit Issued to the City of Cupertino by the San Francisco Bay Regional Water Quality Control Board 43c Hydromodification Plan F. OTHER SOURCES 44. Project Plan Set/Application Materials 45. Field Reconnaissance 46. Experience w/project of similar scope/characteristics 47. ABAG Projection Series A. Complete all information requested on the Initial Study Cover page. LEAVE BLANK SPACES ONLY WHEN A SPECIFIC ITEM IS NOT APPLICABLE. B. Consult the Initial Study Source List; use the materials iisted therein to complete, the checklist information in Categories A through O. C. You are encouraged to cite other relevant sources; if such sources are used, job in their title(s) in the "Source" coiumn next to the question to which they relate. D. If you check any of the "YES" response to any questions, you must attach a sheet explaining the potential impact and suggest mitigation if needed. E. When explaining any yes response. label your answer clearly (Example "N - 3 Historical") Please try to respond concisely, and place as many explanatory responses as possible on each paqe. F. Upon completing the checklist. sign and date the Preparer's Affidavit. G. Please attach the following materiais before submitting the Initial Study to the City. ,rProject Plan Set of Legislative Document ,rLocation map with site clearly marked (when applicable) BE SURE YOUR INITIAL STUDY SUBMITTAL IS COMPLETE - INCOMPLETE MATERIALS MAY CAUSE PROCESSING DELAY f1f1"J3 EVALUATION OF ENVIRONMENTAL IMPACTS: "."...- """--.--.-._.-..--._.- .......- ·""_~________'__m.__.._..m'._._ .......--...... .~-~--,-_.__._._..,_..,..__._._._._._.- .. ._----_._-~---------_. ...--.....-...--...----....-.......-...--- --'''-.....-....----- ..... ........ -~--- ;..- c _ 0 cë - c c c;:: -"'õ '" '" 0 '" "'",- Õ .!!! u .c 0 .-... .cuu ISSUES: -¡¡:~ 1-¡¡:::5ñio I-¡¡:'" o '" C ._ II)'-'¡ CIa. 11)'- a. za. [and Supporting Information Sources] Q c E en C .- "- II) C E E õ.~- (þ tTI ::: 0 Q .~- ....I .- ::¡;¡ u Q.en en C ....I en I. AESTHETICS -- Would the project: + 00-= ----_. . a) Have a substantial adverse effect on a D D D scenic vista? [5.9.24,41,44] .._~~---------~--------- b) Substantially damage scenic resources, D D D ŒI I including, but not limited to, trees, rock outcrop pings, and historic buildings within a i state scenic highway? [5,9,11,24,34,41,44] I i ! c) Substantially degrade the existing visual D ŒI D D i character or quality of the site and its ¡surroundings? [1.17,19.44] ! , ! d) Create a new source of substantial light or D ŒI D D I I glare, which would adversely affect day or nighttime views in the area? [1,16,44] II. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: . a) Convert Prime Farmland, Unique D D D ŒI Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- I agricultural use? [5,7,39] I ¡ D D D I I b) Conflict with existing zoning for ŒI I I agricultural use, or a Williamson Act contract? [5,7,23] I c) Involve other changes in the existing D D D ŒI I environment which, due to their location or I nature, could result in conversion of j Farmland, to non-agricultural use? [5,7,39] -_.._--------,._-------~-_._- --- (1ß-s-y r------·-----·-···--......--. ...__..__.._._~..__.._--..--_._-_.------_.....~ ------ ~._---, >,- 0 r::::~ _r:::: c ë c.. -ea- ea ea 0 ea eaeaõ õ .!!! u u .cuJ::·-'" .cu ISSUES: -I;:~ 1-¡¡::_1ão I- I;: ea o ea r:::: ._ en'-';t CIa. en'- a. za. [and Supporting Information Sources] CII r:::: E en C .-... en r:::: E E Õ .2'- G,) 0) :!:: 0 CII .21- -1'- :¡; u D..m m r:::: -1m ~III. AIR QUALITY - Where available, the I significance criteria established by the I I applicable air quality management or air I pollution control district may be relied upon I to make the following determinations. Would Ithe project: I I a) Conflict with or obstruct implementation of 0 0 0 ŒJ i i the applicable air quality plan? [5,37,42,44] ! i b) Violate any air quality standard or 0 0 0 ŒJ ¡ contribute substantially to an existing or ¡ ; projected air quality violation? [5.37.42.44] i I c) Result in a cumulatively considerable net 0 0 I 0 ŒJ I increase of any criteria pollutant for which I the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions I which exceed quantitative thresholds for I ozone precursors)? [4,37.44] I d) Expose sensitive receptors to substantial 0 0 ŒJ 0 pollutant concentrations? [4.37,44] e) Create objectionable odors affecting a 0 0 0 ŒJ substantial number of people? [4,37,44] IV. BIOLOGICAL RESOURCES -- Would the project: a) Have a substantial adverse effect, either 0 0 0 ŒJ directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by I i the California Department of Fish and Game I or U.S. Fish and Wildlife Service? [5,10,27,44] I I , b) Have a substantial adverse effect on any 0 0 0 ŒJ riparian habitat or other sensitive natural I community identified in local or regional I I plans, policies, regulations or by the I California Department of Fish and Game or I , US Fish and Wildlife Service? [5.10,27,44] ¡ I c) Have a substantial adverse effect on 0 0 0 ŒJ i f~cj¡¡~élly¡:>r()t¡¡~t~cj'^'¡¡~<3_f!cj~é~cj~~f!~(L.t:>y__ -'.'.'."."...-...- ....,,-- ........."..-"_.........".. --........,,-~_.. ··..·..___._......_n._ ...... ..- ........,,--. J !'1A--J) --"--_._..._._----_._--_.~-- . ---.-----..---------.---------.---- ._------,------- -----.----....., >,... 0 cë - c c t: c;:: -nlti nI nI 0 nI nlnI'" ... .!!! 0 .cuJ:·-'" ..c:oo 0 ISSUES: "'1;: Š ~tÞ:_1ão I-l;:nI o nI C ._ UI'-'~ 010. UI'- 0. zo. [and Supporting Information Sources] G> c E en C .-.... UI C E .§ õ.~- a>tn '::::0 G> .2'- ...J'- ::æ; 0 0..00 00 C ...JOO I Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? [20,36,44] I I d) Interfere substantially with the movement 0 0 0 ŒJ of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? [5,10,12,21.26] i Ie) Conflict with any local policies or 0 ŒJ 0 0 I I , ! ordinances protecting biological resources, I I such as a tree preservation policy or I , . ordinance? [11.12,41] , f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural 0 0 0 ŒJ Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? [5,10,26,27] - V. CUL rURAL RESOURCES -- Would the project: - ---;;,- a) Cause a substantial adverse change in 0 0 0 ŒJ the significance of a historical resource as defined in §15064.5? [5,13,41] - b) Cause a substantial adverse change in 0 0 0 ŒJ the significance of an archaeological resource pursuant to §15064.5? [5,13,41] c) Directly or indirectly destroy a unique 0 0 0 ŒJ paleontological resource or site or unique geologic feature? [5,13,41] d) Disturb any human remains, including 0 0 0 ŒJ those interred outside of formal cemeteries? [1,5] VI. GEOLOGY AND SOILS - Would the I project: a) Expose people or structures to potential I substantial adverse effects, including the risk I of loss, injury, or death involving: I i) Rupture of a known earthquake fault, as 0 0 0 __~_J --_.._.._-_._.._--_.."..._-~-_._--_._.. -- ----- --.------- '--~-~. IM-S:~ ISSUES: [and Supporting Information Sources] delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. [2.14.44] II ii) Strong seismic ground shaking? [2,5.10.44] i iii) Seismic-related ground failure, including ¡liquefaction? [2,5,10,39.44] I iv) Landslides? [2,5.10.39.44] ¡--------...-..---------...--.-------.--- I b) Result in substantial soil erosion or the L loss of topsoil? [2,5.10.44] i I c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? [2,5.10,39] d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1997), creating substantial risks to life or property? [2,5,10] e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? [6,9,36,39] VII. HAZARDS AND HAZARDOUS MATERIALS - Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? [32,40.42,43,44] II b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? [32.40.42.43.44] c) Emit hazardous emissions or handle 0 _.__._----_._-~-..__.__.._-----_._-_._.._-_._--~-------.---------- -.. - -'--"-,-- ;.,- -c -",- .!!! 0 0 -;¡: ~'" c ._ ( C E õ.~- Q.I/) C _ 0 c C·- tans o1ã "cu .-... ....c¡::51ão 1/1'-'- CIa. 1/1 c Jt._.. G)C) ~o -1.- :!; 0 I/) c o 0 o 0 o 0 - -- o 0 o 0 o o o o I i I I ---[]---- ----~_ .___~J o o o o -:-=-_..-----1 ns:; _ ... J::OO 0 I-;¡:'" 0"'1 I/I'-a. za. 1/1 c E E ( 01_ _ -II/) ŒJ '-- o I I ŒJ I ; o ..1.._9____ _ ~j o ŒJ o ŒJ o --- ŒJ o ŒJ o ŒJ o ŒJ l'1A-51 -.---...-.-----.--.------------...------------------.-~_.._- r------------ .------- -~ --~---l >,- 0 cë _ c c ë c;:: -ns- ns ns 0 ns ns CO ... ... .!!! U U .cu.c·-'" .cuu ul ISSUES: -¡¡:Ë 1-¡¡:...1âo I-¡¡:ns ons c ._ I/)'-'¡: ClD. I/)'-D. zD.· [and Supporting Information Sources] II> c E en C .-... I/) C E E õ.2"- G.1 CD ::: 0 II> .2'- - I ...J'- :!: u D..(J (J C ...J(J I hazardous or acutely hazardous materials, I I substances, or waste within one-quarter mile of an existing or proposed school? I I [2,29,30,40,44] d) Be located on a site which is included on a 0 0 0 ŒJ list of hazardous materials sites compiled I pursuant to Government Code Section I I 65962.5 and, as a result, would it create a I 1 significant hazard to the public or the I ' environment? [2,42,40,43] I e) For a project located within an airport land 0 0 0 ŒJ use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? [ ] f) For a project within the vicinity of a private 0 0 0 ŒJ airstrip, would the project result in a safety hazard for people residing or working in the project area? [ ] I -~ g) Impair implementation of or physically 0 0 0 ŒJ interfere with an adopted emergency response plan or emergency evacuation plan? [2.32.33,44] h) Expose people or structures to a 0 0 0 ŒJ significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or ì where residences are intermixed with wildlands?[1,2,44] VIII. HYDROLOGY AND WATER QUALITY I -- Would the project: a) Violate any water quality standards or 0 0 0 ŒJ I I waste discharge requirements? [20,36,37] , í I ~11-Jrf .-..~"--.- -----~.---~---~ ---~-- -,·----·~-l >-... ... 0 ... - c Cc c:¡:; Cc -CU'" CUcu ocu CUCU'" "'1 .! u u .cu"c·-'" "cuu u ISSUES: "'¡¡:S 1-¡¡:...1;í 0 1-,- CU 0 CU C ._ I/)'-'¡ CIa. I/):!:: a. Z a. [and Supporting Information Sources] <11 C E I/) C :;:::.. I/) C E E õ.~- <11 CI '- 0 <11 CI_ _ ..../.- :E (.) .- Q.I/) I/) E..../I/) , I b) Substantially deplete groundwater 0 0 0 ŒI supplies or interfere substantially with I groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing , nearby wells would drop to a level I ! which would not support existing land uses i I or planned uses for which permits have been ! ! granted)? [20,36,42] i , e) Create or contribute runoff water which 0 0 0 ŒI would exceed the capacity of existing or I planned stormwater drainage systems or provide substantial additional sources of polluted runoff? [20,36,42] I f) Otherwise substantially degrade water 0 0 0 ŒI I quality? [20.36,37] , g) Place housing within a 1 DO-year flood 0 0 0 ŒI I hazard area as mapped on a federal Flood I Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? [2,38] h) Place within a 1 OO-year flood hazard area 0 0 0 ŒI structures which would impede or redirect flood flows? [2.38] i) Expose people or structures to a significant 0 0 0 ŒI risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? [2,36,38] --------- -- j) Inundation by seiche, tsunami, or 0 0 0 ŒI mudflow? [2.36,38] IX. LAND USE AND PLANNING - Would I the project: I i a) Physically divide an established 0 0 0 ŒI I I community? [7,12,22,41] I b) Conflict with any applicable land use plan, 0 0 0 ŒI , policy, or regulation of an agency with I I jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or f7ft-r1 1--·------ .._~_...,---~._---_..__._--------_._-----~-- ~-----~-r_---- -'--- »- I::: _ 0 1:::1:; -I::: C c;:: -01- 01 01 0 01 OIOIÕ Õ .!!! 0 0 .c 0 .-... =0 ISSUES: -O¡:9 J-;¡::5ftio l-o¡:OI o 01 I::: ._ UJ'-'¡¡ CJa. UJ'- a. za. [and Supporting Information Sources] (þ I::: E en C .-.... UJ I::: E E I õ.~- CDC) ~o (þ .21- ..J'- :¡; 0 11.", ", I::: ..J", mitigating an environmental effect? [1,7,8,16,17,18,44] c) Conflict with any applicable habitat 0 0 0 ŒJ I I conservation plan or natural community conservation plan? [1,5,6,9.26] I X. ~INERAL RESOURCES -- Would the I i I I proJect: i a) Result in the loss of availability of a known 0 0 0 ŒJ I i mineral resource that would be of value to I the region and the residents of the state? I ! [5,10] I f-----..·-·-------·---·--.--------______... f---- ·_----------I·--·---~ -----·--1 I b) Result in the loss of availability of a I 0 o 0 ŒJ I ¡locally-important mineral resource recovery I I site delineated on a local general plan, I I specific plan or other land use plan? [5,10] XI. NOISE -- Would the project result in: a) Exposure of persons to, or generation of, 0 ŒJ 0 0 noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? [8,18,44] b) Exposure of persons to or generation of 0 0 0 ŒJ excessive groundborne vibration or ground borne noise levels? [8.18,44] r---' c) A substantial permanent increase in 0 ŒJ 0 0 ambient noise levels in the project vicinity above levels existing without the project? [8,18] d) A substantial temporary or periodic 0 ŒJ 0 0 I increase in ambient noise levels in the I project vicinity above levels existing without 1 the project? [8,18,44] I . --_.__J 1"'--'--'---'--' j---.-.- ----~- I I e) For a project located within an airport land 0 0 0 ŒJ ¡ use plan or, where such a plan has not been I adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? j [8,18,44] f) For a project within the vicinity of a private 0 0 0 ŒJ I ·-_·________._.._____...___n_________._.______._.__________.__ _~_ ____~._.____._______ _________ "-.-...----..----, (rtf-roo .-" - ---·___....____._.._.·._._.__n_.m_...__._______.___.____...n_._____..._____.~_._.___n___________ --..-.------. ..._---_._---~.- ---.---.-..-- .-.---.----- »- 0 <:- - <: £:1: £::¡:; <: -01- 01 01 0 01 0101_ - .~ 0 0 .c:: u.c::'- ... ..c:oo 0 ISSUES: -I;:Š .....¡¡::.....1ijo I- .- 01 o 01 <: .- IJ)'-"'i C)CI. en ~ c.. zCl. [and Supporting Information SourcesJ Q) C E en c .-... IJ) <: E E õ.~- Q) Q) ~ 0 Q) .21- II.I/ ...J'- ::¡; 0 ...JI/ I/ <: airstrip, would the project expose people residing or working in the project area to I I excessive noise levels? [8,18] I XII. POPULATION AND HOUSING -- Would the project: i a) Induce substantial population growth in an D D D ŒJ I I I area, either directly (for example, by I proposing new homes and businesses) or I ! indirectly (for example, through extension of I i roads or other infrastructure)? [3,16,47,44J ; I b) Displace substantial numbers of existing D D D ŒJ i housing, necessitating the construction of i replacement housing elsewhere? [3,16,44] I c) Displace substantial numbers of people, D D D ŒJ I necessitating the construction of replacement housing elsewhere? [3,16,44] XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the ! provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or I other performance objectives for any of the public services: 1-----.-----------. ..- Fire protection? [19,32,44] D D D ŒJ Police protection? [33,44] D D ŒJ D Schools? [29,30,44] D D D ŒJ I I Parks? [5.17.19,21,26,27,44] D D D ŒJ I Other public facilities? [19.20.44] D D D ŒJ I ! I i XIV. RECREATION __ I j , a) Would the project increase the use of D D D ŒJ I , existing neighborhood and regional parks or I I other recreational facilities such that I substantial physical deterioration of the faci~!Y_"\l().!!ld occur or be accelerated? ..___J I flf- ,/ ..,.. . --------_.._~---_._--'-_._-"'...~----.._--_.._--_.._~---- _._~ _.._~--_._-.------ ------1 >,- r::: _ 0 r:::- -r::: c c ;; r::: I -ftIõ 01 01 0 01 0101_ Õ .~ 0 .co.c·-'" .r::uU ISSUES: -;;::~ J-r.¡:_1;o 1-;;::01 o 01 r::: ._ U)'-'~ CIa. U).- a. za. [and Supporting Information Sources] Q) r::: E en C .-... U) C E .§ õ.~- cPO) ~o Q) .91- ..J'- :¡; u Q,(J (J r::: ..J(J [5,17,19,21,26,27,44] , b) Does the project include recreational 0 0 0 ŒJ facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the . environment? [5,44] I XV. TRANSPORTATION/TRAFFIC -- I Would the project: a) Cause an increase in traffic which is 0 0 0 ŒJ substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? [4,20.35,44] b) Exceed, either individually or cumulatively, 0 0 0 ŒJ a level of service standard established by the county congestion management agency for designated roads or highways? [4,20,44] c) Result in a change in air traffic patterns, 0 0 0 ŒJ including either an increase in traffic levels or a change in location that results in substantial safety risks? [4,?] d) Substantially increase hazards due to a 0 0 0 ŒJ design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farrn equipment)? [20,35,44] ------- e) Result in inadequate emergency access? 0 0 0 ŒJ [2,19,32,33,44] f) Result in inadequate parking capacity? 0 0 0 ŒJ [17,44] g) Conflict with adopted policies, plans, or 0 0 0 ŒJ I programs supporting alternative transportation (e.g., bus turnouts, bicycle I I racks)? [4,34] I ..-_....____._..J ._-------~_._---------_._...._--_._-_.__._-,--------_.- ---------- -----.----.- --~------_.__. i XVI. UTILITIES AND SERVICE SYSTEMS _ , Would the project: l a) Exceed wastewater treatment 0 0 0 ŒJ requirements of the applicable Regional Water Quality Control Board? [5,22,28,36,44] -- (911- bL .._----~...__.._--_._.._-------_.._--_._-----_._.._._.----------_._-~..- -.----.-.---- ---------.--- r---.---- ..---~_._- ;.,- I: _ 0 1:- -I: C c·- I: -"'- nsns o1õ "'",- - .!!! u u .co.c·-'" ..c::uu u ISSUES: -0;:: 9 ....¡¡::_1õo 1-0;::'" o '" I: ._ I/)'-"'i CIa. 1/)'- a. za. [and Supporting Information Sources] GI I: E en C .-... I/) I: E E õ.~- (þtn ~o GI .2'- D..I/ ...J'- ::¡¡ U ...JI/ I/ I: b) Require or result in the construction of 0 0 0 ŒJ new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? [36,22,28,36] 1-- . --- ~'l I c) Require or result in the construction of 0 0 0 , new storm water drainage facilities or I I expansion of existing facilities, the I I construction of which could cause significant I I environmental effects? [5,22,28,36.44] I i I i : ! e) Result in a determination by the 0 0 0 ŒJ I wastewater treatment provider which serves I or may serve the project that it has adequate capacity to serve the project's projected I demand in addition to the provider's existing i commitments? [5,22,28,36.44] f-·---- ______.______+--_ .- ~..-.......- f) Be served by a landfill with sufficient 0 0 0 ŒJ permitted capacity to accommodate the project's solid waste disposal needs? [?] - g) Comply with federal, state, and local 0 0 0 ŒJ statutes and regulations related to solid waste? [?] _.____...........___n..._.._.. .....---...-- ......._--........ .....-- ..........--.---................ Nff- h:) a) Does the project have the potential to 0 0 0 ŒI degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife I population to drop below self-sustaining levels, threaten to eliminate a plant or animal i community, reduce the number or restrict the I range of a rare or endangered plant or animal or eliminate important examples of I the major periods of California history or I I prehistory? D I I-~)~o~~ the -~roject have impacts that are--- -----.. -, 0 0 0 ŒI I individually limited, but cumulatively i considerable? ("Cumulatively I considerable" means that the incremental I effects of a project are considerable when I viewed in connection with the effects of past [ projects, the effects of other current projects, and the effects of probable future projects)? , D I c) Does the project have environmental 0 ŒI 0 0 effects which will cause substantial adverse effects on human beings, either directly or indirectly? D I hereby certify that the information provided in this Initial Study is true and correct to the best of my knowledge and belief; I certify that I have used proper diligence in responding accurately to all questions herein, and have consulted appropriate source references when necessary to ensure full and complete disclosure of relevant environmental data. I hereby acknowledge than any substantial errors dated within this Initial Study may cause delay or discontinuance of related project review procedures, and hereby agree to hold harmless the City of Cupertino, its staff and authorized agents, from the consequences of such delay or discontinuance. Preparer's Signature Print Preparer's Name (1/1-10 if ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ŒJ Aesthetics 0 Agriculture Resources 0 Air Quality ŒJ Biological Resources 0 Cultural Resources 0 Geology /Soils 0 Hazards & Hazardous 0 Hydrology / Water 0 Land Use / Planning Materials Quality 0 Mineral Resources ŒJ Noise 0 Population / Housing 0 Public Services 0 Recreation 0 Transportation/Traffic 0 Utilities / Service 0 Mandatory Findings of Systems Significance DETERMINATION: On the basis of this initial evaluation the Environmental Review Committee (ERG) finds that: 0 The proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ŒJ Although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. 0 The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. 0 The proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. 0 Although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. ~7 ~cr~.".. :LPO ERC Chairperson /2//7//0 S Date /2iJLJ-IDÇ , Date Nft-' ~ AESTHETICS Potential Significant aesthetic impacts are visual and light impacts of the parking structure from adjacent residential areas. . Mitigation: »- Green screen on west and north elevations »- Shielded lighting directed away from the residential areas as much as possible, lower light level in late evening »- Softened exterior appearance, such as rounded barriers (similar to the existing garage), detailing Existing Mitigation: 3 rows of trees between the structure and residential area and one east side of structure 10 foot high wall between the structure and residential area BIOLOGICAL RESOURCES Potential significant biological impacts are: 1) the removal of all trees in footprint of garage and roadway - estimate of 9 redwood trees maximum and 14 ash (remaining trees are pine, gum and other non-specimen trees). 2) potential construction impacts on remaining trees Mitigation: . Planting of additional trees, subject to a detailed landscaping plan Protection of existing ash trees during construction Leave existing pavement in place and install new pavement on top to avoid exposing or damaging roots Existing Mitigation: 3 rows of trees along the west property line and other existing trees NOISE Potential significant noise impacts would result from automobile activity in the garage adjacent to the residential area. Mitigation: Sound baffle panels on west elevation; study need for panels on north and south elevations. Consider need for air circulation in making this determination, Existing Mitigation: »- Barriers on upper levels of the existing garages and proposed garage to prevent access to the upper level of the garage after 9:00 PM. »- A traffic and parking management plan to ensure smooth flow of traffic into the Shopping Center site from City street during peak periods. »- Perimeter road closed between 9:00 PM and 7:00 AM »- Performance of acoustical studies to ensure adherence to Cupertino's Noise Ordinance. »- 10 foot high masonry wall between the structure and residential area G:planningj mise/ valleo environmental assessment parking structure (9A -~ b CITY OF CUPERTINO RECOMMENDATION OF ENVIRONMENTAL REVIEW COMMITTEE December 14, 2005 As provided by the Environmental Assessment Procedure, adopted by the Planning Commission of the City of Cupertino on May 27, 1983, as amended, the following described project was reviewed by the Environmental Review Committee of the City of Cupertino on December 14, 2005. PROTECT DESCRIPTION AND LOCATION Application No.: Applicant: Location: U-2005-19, TR-2005-08, ASA-2005-17 (EA-2005-15) Mike Rohde (Valko Parking Garage) 10123.N Wolfe Rd. DISCRETIONARY ACTION REQUEST Use Permit for a portion of a proposed three-story, four level parking garage that exceeds the permitted 32 foot height limit (portions of the garage at approximately 41 feet and elevator at 49 feet) Tree Removal and replanting to construct a parking garage Architectural and Site Approval for a portion of a three-story, four level parking garage that exceeds the permitted height of 32 feet FINDINGS OF THE ENVIRONMENTAL REVIEW COMMITTEE The Environmental Review Committee recommends the granting of a Mitigated Negative clara' finding that the project is consistent with the General Plan and has no si ¡fi nt envi nmental impacts. Steve Piasecki Director of Community Development gl erc/REC EA-2005-15 (114-107 Ciddy Wordell From: Kiersa Witt on behalf of City of Cupertino Planning Depl. Sent: Thursday, November 17, 2005 2: 11 PM To: 'Jlemons@aol.com' Cc: Ciddy Wordell Subject: RE: Proposed Vallco Parking Structure Hi Mary Ann, Thank you for your email,I will forward ittoCiddyWordell,theproject's City Planner, Just to let you know, Vallco has asked that the Planning Commission continue the Parking Garage application as well as the Condos application to the December 20 Special Planning Commission meeting. We will soon have a Vallco section under the "In the Spotlight" section of the website at ';\!W\Io!,clJped:[flQ.QI9 also indicating this date change. Thanks again! Kiersa Witt Administrative Assistant Community Development Department --Original Message----- From: Jlemons@aol.com [mailto:Jlemons@aol.com] Sent: Thursday, November 17, 2005 1:54 PM To: City of Cupertino Planning Dept. Subject: Proposed Vallco Parking Structure I recommend that the Vallco parking structure be patterned after the brand new one at De Anza College. That structure is beautiful and hardly even looks like a parking garage. A beautiful design like the De Anza College garage is a lovely visual addition to the city. The garage in the photo on the post card is spartan and industrial looking, I recommend a four-story structure including basement and top level open-air parking. That way there is 6 stories of parking for the same look as 5 stories. The Cupertino Planning Commission needs to do more to ensure beautification of the city rather than simply function. Architecture and design should be first on the agenda when construction permits are reviewed. Sincerely, Mary Ann Lemons (Cupertino resident for 35 years) 21467 Krzich Place Cupertino 11/17/05 19¡.t~b! i~ Page I of2 Ciddy Wordell From: Patty Chi [pchi629@yahoo.com] Sent: Wednesday, November 16, 2005 10:27 PM To: angela.chen@sanjoseca.gov; Igiefer@sbcglobal.net; mmiller@interorealestate.com; Taghi Saadati; gwong212@aol.com Cc: northcupertino@yahoogroups.com Subject: Vallco Fashion Park Use Permit to Construct a 4 Story, 5 Level Parking Garage Dear Members of Panning Commissions, I have received a public hearing notice dated 11/22/05 for Vallco Fashion Park 4story, five level parking garage. I also attended 2 meetings between Vallco management team and neighborhood. I am sorry to let you know that 2nd meeting is worse than first meeting. The second meeting is held on 11/15/05 at Dynasty restaurant and the main discussed topics is 4-story proposed garage and 154 condos. During the meeting, Mike Rohde mentioned that the ground parking space in front of North Macy's is 158 and the proposed condo land which is Friday farmers market location contains 541 parking space. Therefore, the total parking space at this moment is 699. We are informed that the proposed parking garage has 950 parking space and each floor is 190 spaces to meet AMC's request. My concern is that ifthere is no condos, 540 parking space is available right away. All Vallco needs is 3 level garage which can come out with 190*3=570 parking space. 570 from garage + 540 from current space = 1, II 0 spaces. It is even 160 spaces more than proposed garage. I believe that AMC will be happier with more parking space. During last night meeting, we brought out this issue but Vallco developer doesn't accept it because they need money from condos and it is too far from the mall. When we asked them if there is any alternative plan, the answer is No. Emily Chen, the owner, said that they want to compromise with neighbors. If they do, why there is no alternative pIa? Does it mean city definitely willI 00% agree the 45feet high parking garage built right behind residential area? As a residence who live on Norwich Ave. (right facing sound wall), I really don't feel comfortable with the 45 feet high proposed garage. It gives me a lot of pressure and it might block sunshine in the neighborhood. If we don't have sunlight indoor, we are forced to turn on lights all day long which is not environmental friendly and cost a lot of money. Who is going to cover our extra expense? Vallco developer has put 2 orange boards to show neighbors where and actual height of garage. When I walk down of the street, I can see those orange boards especially the one close to Merritt. I even can see those orange boards when I am driving down the street. Iff can see those orange board, people on top level of garage definitely will see my house and whole neighborhood. Where is our privacy? If you have a chance, please take a trip to Norwich Ave. and look at those two 45 feet high orange boards before you make a decision. Thank you for your understanding. Concerned residence, Patty Chi 11/17/05 /7!1-b 1 Page I of5 Ciddy Wordell From: GWong212@aol.com Sent: Thursday, November 17, 2005 9:02 AM To: nbdsouza@yahoo.com; mmiller@interorealestate.com; Igiefer@sbcglobal.net; angela.chen@sanjoseca.gov; Taghi Saadati Cc: Steve Piasecki; Ciddy Wordell Subject: Re: New Parking Structure at Macy's Hi Nelson, Thank you for sharing your concerns in regards to the Vallco parking structure to the Planning Commission. The Cuperitno planning deparatment will be mailing a postcard to notify the neighborhood that the Nov 22, 2005 meeting has been postponed. There are many issues that the applicant needs to address. The public hearirig has been rescheduied to December 20th. It will include both the parking structure and the propose 156 housing units at the farmers market area. I urge you and your neighbors to come on December 20th to voice you concerns to the Planning Commission. Regards, Gilbert Wong Planning Commission, Chairman In a message dated 11/16/2005 11 :59:41 P.M. Pacific Standard Time, nbdsouza@yahoo.com writes: Dear Members of the Planning Commission, I received a "Notice of Public Hearing" which indicates that Mike Rohde (Vallco Fashion Park) is requesting a Use Permit for a four-story, five level parking garage at the Pianning Commission Meeting to be held on November 22, 2005. I'm forwarded an email J sent just yesterday (11/15/05) to Council Members, expressing my concerns about the approved parking garage and requesting Council Members to look into the possibility of building some levels below grade to bring down the current approved levels and height of the parking garage, North of Macys. I request you to do likewise. Please look for the attachment. Thank you for your time and consideration. Nelson Note: forwarded message attached. Do You Yahoo!? Tired of spam? Yahoo! Mail has the best spam protection around http://mail.yahoo.com X-Apparently- To: nbdsouza@yahoo.com via 209.191.84.235; Tue, 15 Nov 2005 12:34:33 -0800 X-Originating-IP: [171.68.1 0.87J Authentication-Results: mta 198. mail.mud. yahoo.com 11/17/05 I 714 -70 Page 2 of5 from=cisco.com; domainkeys=neutral (no sig) Received: from 171.68.10.87 (EHLO sj-iport-5.cisco.com) (171.68.10.87) by mta198.mail.mud.yahoo.com with SMTP; Tue, 15 Nov 200512:34:33 -0800 Received: from sj-core-1.cisco.com ([171.71.177.237]) by sj-iport-5.cisco.com with ESMTP; 15 Nov 2005 12:34:32 -0800 X-lronPort-AV: i="3.97,334,1125903600"; d="scan'208,217"; a="230756137:sNHT 48656494" Received: from xbh-sjc-221.amer.cisco.com (xbh-sjc-221.cisco.com [128.107.191.63]) by sj-core-1.cisco.com (8.12.10/8.12.6) with ESMTP id jAFKY6R0022716; Tue, 15 Nov 200512:34:30 -0800 (PST) Received: from xmb-sjc-228.amer.cisco.com ([128.107.191.125]) by xbh-sjc-221.amer.cisco.com with Microsoft SMTPSVC(6.0.3790.211); Tue, 15 Nov 2005 12:34:26 -0800 X-MimeOLE: Produced By Microsoft Exchange V6.5.7226.0 Content-class: urn:content-classes:message MIME-Version: 1.0 Content-Type: multiparValternative; boundary="---_ = _NextPart_001_01 C5EA23F88B5700" Subject: New Parking Structure at Macy's Date: Tue, 15 Nov 200512:34:25 -0800 X-MS-Has-Attach: X-MS- TN EF-Correlator: Thread-Topic: New Parking Structure at Macy's Thread-Index: AcXql/fQoqDhYMoURYKjez5zi4tC6g== From: "Nelson D'Souza I(ndsouzal)" <ndsouza@cisco.com> To: <pkwok@cupertino.org>, <rlowenthal@cupertino.org>, <dsandoval@cupertino.org>, < kwang@cupertino.org>, <sjames@cupertino.org> Cc: <nbdsouza@yahoo.com> X-OriginaIArrivaITime: 15 Nov 2005 20:34:26.0844 (UTC) FILETIME=[F8C67DCO:01 C5EA23] Content-Length: 9146 Dear Council Members, I would like to express some concerns and share an email exchange between Mike Rohde (Vallco) and myself regarding the parking structure, North of Macys. I request City Council to go after the possibility of building some levels below grade to keep the height of the new parking structure consistent with the older ones, West of Macys, which are 2 storys with 3 levels (I level below grade). Here are some ofthe concerns I'd like to raise: 1. Mike has indicated that the presence of2 PG&E transfomers makes it challenging (not impossible) to build a parking structure which has some levels below grade, While this has been portrayed as a big problem, it seems like a convenient excuse for Mike to take the easy option of just building the parking structure above grade level. Its disturbing to say the least, that when asked for specifics and the exact location of the transformers, Mike does not have it handy and has to refer to his construction engineers. Yet, with his lack of knowledge about the transfomers, he cites this, at the Planning Commission and City Council meetings, as reasons for not being able to build some levels below grade. He expects Council Members and all of us to place complete trust in all of his statements about the transformer and what he has to say about PG&E, Macys and JCPennys. I request City Council to verify his statements and work with the various 11/17/05 { 9¡4-1{ Page 3 of5 players: Vallco, PG&E, JCPennys, Macys, Sears, to negotiate a solution that preseryes the quality oflife for our neighborhood. I think it may be a good idea to have a representative from PG&E, JCPennys, Macys to participate in a neighborhood meeting with Vallco and City Council members, to set the record straight. I understand that relocating the transformers is challenging and will add some delays, but its clear that Mike and Emily should be held accountable for not planning this well ahead of time. If the installation of new transformers is well planned as a parallel activity, it should have minimal impact to shutting down Macys. A question that keeps coming to mind is: What if Council had approved no higher than 2 levels above grade? Wouldn't Mike and his constructruction crew find a way to relocate the transfomer and build the other levels below grade, 2. Strangely Mike Rohde seems to always plan the neighborhood meeting such that it coincides with the City Council meetings. He was well aware that the second reading for extending the Vallco Development Agreement by 3 years was planned the same day as the City Council meeting on November 1. Yet at the neighborhood meeting when neighbors expressed interest in attending the City Council meeting he made it sound insignificant by saying that it was just a second reading. Since it was quite late, some neighbors who initially expressed interested in attending the City Council meeting, called it a day, while Mike and Emily immediately rushed to the City Council to convince council members that the neighborhood meetings were proceeding as planned. Mike presented pictures of the Ashwood and Redwood trees from carefully selected vantage points which fail to show the uneven lengths and the large gaps in the tree. This is quite evident if you just walk down Norwich Ave from Merrit Drive. 3. There are a lot of verbal reassurances that there will not be much traffic on Perimeter road on the West side ofMacys, after lOpm. With the AMC theatres running late night movies till I am in the morning, we have concerns that our neighborhood will now be exposed, for the first time, to noise from traffic flowing between Stevens Creek Blvd <_ > Perimeter Road <-> North Macys Parking Lot. According to Mike Rohde and Emily Chen there are restrictions in the Development Agreement which restricts traffic on Perimeter Road, after IOpm. I'm unable to confirm this. More importantly instead of restrictions, we would like to have Perimeter Road offlimits for non-emergency Mall traffic. 4. I hope that Mike and Emily realize that the focus and intent of neighborhood meetings should go beyond just adding green screens to mitigate visual, lighting and noise impacts to our neighborhood. Ifnot, it seems like this is being looked at by Vallco as a checklist item. Please look for Mike's response below. Note his comments are inlined in blue. Thank you for your time and consideration. Again, I hope you will consider the option of building a parking structure with some levels below grade, Nelson D'Souza 10304 Denison Ave Cupertino From: Mike Rohde [mailto:mrohde@vallcomall.comj Sent: Saturday, November 05, 2005 5:03 PM To: Nelson D'Souza (ndsouza) Subject: RE: Follow up questions to Vallco neighborhood meeting 11/17/05 11 ff- Î ¿ Page 4 of 5 Nelson- Thanks for your email. See below Mike Rohde Vallco Fashion Park mrohde@vallcomall.com (408)777-3080 -----Original Message----- From: Nelson D'Souza (ndsouza) [mailto:ndsouza@clsco.com] Sent: Friday, November 04, 200S 10:05 AM To: mrohde@vallcomall.com Subject: Follow up questions to Vallco neighborhood meeting Mike, I attended both, the Vallco Neighborhood meeting at Dynasty and the last part of the City Council Meeting at the City Hall on November 1. I have a few follow up questions: First, regarding the parking structure (North of Macys), which is under consideration and discussion: 1. Can you please provide specifics on the PG&E transformer, its location and more importantly its dimensions? I don't have these handy, our construction engineer has this information. There are two of them. I would be able to get you a tour of the site if that you would like to see first hand.. 2. Is it impossible to have this transformer relocated? Have we exhausted all options? Transformers are all the high voltage electricity for Macy's. Relocating these are very challenging. Also we can not get Macy's to agree to this. Plus the time factor from PG&E is 18 months to two years if they would agree, which they have told us it is not possible. Also it would involve shutting down the store. 3. Given the extent of Vallco redevelopment plans and growing concerns from your neighbors, it may be in everyones best interest to have this transformer relocated, so that the parking structure can be built with some levels below grade. In doing so, we could keep heights consistent with the parking structures located West of Macys and Sears, while effectively reducing the noise that neighbors would be exposed to until 1 am. Macy's does not want to consider the use of underground parking. Plus they would want their first level at 18 feet to give that high volume ceiling look. We Vallco, think that we are going to be able to control the amount of parking after-hours on that upper level of the structure, thereby reducing the overall amount of noise. Also it is our intent to provide green screens that will block light and noise levels. 4. The pole is up please take a look. Second, regarding the new parking structure being built near JC Pennys (south): 1. How many levels? Grade plus two leveis. 2. Any levels below grade? NO 3. Can we increase the levels below grade at JCPennys and reduce the number of levels at Macys North? NO, it has to due with our agreement with JCPenney's. Plus, we have agreed that there will be a equal amount of parking on both the east and the west side of the campus. In addition we do not own the land where Penney's parking structure is 11/17/05 (1;4-73 Page 5 of5 going. Third, regarding Perimeter road which goes around the west side of Macys and Sears, I specifically requested for strong traffic controls at the Vallco neighborhood meeting. You informed us, and so did Emily, that there are traffic restrictions in effect after 1 Opm on Perimeter Road as per the City's Development Agreement. I haven't been able to confirm this yet. Please note that we need more than restrictions, because people always end up violating restrictions. As you know, there are speed limits everywhere, but not everyone sticks to it. This is something that we would want to work out with the City as well. Of course, we are going need to workout emergency access etc... Fourth, maintaining the 3 rows of Redwood and Ash trees is crucial. All three rows of trees stay! I don't think we can leave it to the existing trees to mask off visibility of the parking structures and while the trees can assist with visual impacts, they do little to nothing to mitigate noise levels. That's why we will build a green screen to add to the iack of visibility. Please note, that the heights of trees along the sound wall are far from uniform. I think you all at them they are generally 60 feet and above. After the meeting, some neighbors pointed out that Ash trees shed their leaves in fall Some of the leaves and of course the Redwoods don't lose their leaves. So much for relying on trees. That's why a green screen will help a iot. Do you have any plans to add to the density of trees? If we feel that there is a need to add more trees we will. Sometimes by adding trees it contribute to the lack of growing of other trees. I would feel more comfortable if you addressed this, prior to building the parking structure. I really hope you can find a way to work this out for all your neighbors. This mall has been here for almost 30 years and there are few complaints. In my eight years here, I have yet to have one real complaint. I have spoke to a few neighbors over the years, but it was mostly due to the trees growing too much in their back yards. I think the idea here is that we are all neighbors, and we will all need to work together to make everybody as happy as possible. I think that you will find me and Vallco very accommodating and it will be our intent to have your living environment as undisturbed as possible. Thanks for your interest. Call me if you would like to have a tour or go up in the lift to see some of the trees..... Mike Thanks, Nelson 11/17/05 /1;4--7y Page 1 of2 Ciddy Wordell From: GWong212@aol.com Sent: Thursday, November 17, 2005 9:37 AM To: schen246@yahoo.com Cc: Steve Piasecki; Ciddy Wordell Subject: Re: 4-story parking structures & condos near Macy Thank you Shuyi for sharing your concerns with the Planning Commission and City Council. The Nov 22nd public hearing on the Vallco parking structure has been cancelled. The new public hearing on the Vallco Parking Structure and the propposed 156 housing units will be scheduled on December 20th. I will take into consideration your concerns. Please let your neighbors know and -please come to public hearing. Regards, Gilbert In a message dated 11/17/2005 7:52:35 A.M. Pacific Standard Time, schen246@yahoo.com writes: Dear council & planning committe: (1) The Vallco owners plan to use the big portion of the current parking space near Macy to build 156 condos. Then they claim that they don't have enough parking space so that they need to build 4- story/5 level parking structures in the remaining small portion of the current parking garage. (2) This proposed 4-story/5 level parking structures jamed in this so small area will cause serious pollution and traffic jam in this parking garage. If further surrounding by proposed 156 high- density condos, it will cause more serious pollution and traffic jam everywhere - Vallco shopping centers itself, the proposed 156 condos and the nearby existing neighborhood. (3) The current parking space near Macy should be used for parking only, and not to be used to build condos. In this way, they have enough space and they don't need to build higher level parking structure. They should follow the city guildline: Even with a 3 stories parking structure, the height should be limited to 32' or less and has to have privacy protection for nearby neighborhood. (4) The Vallco owner keeps saying: Building condos so that they have money to remodel the Vallco. If every shopping mall do the same way, then there are going to have condos and higher levels parking structures surrounding shopping mall. What kind of shopping mall will be? Who will enjoy shopping at this kind of shopping mall. (5) The city councils have already granted the vallco owner more than 200 condos in the Vallco park district. The Vallco owner should not abuse the mercy from the city councils ,and keep building condos and higher level parking structures at their own wish and benefit without considering the serious impact of traffic jam, pollution, view of the Vallco Mall, school etc, for the whole Cupertino city and it's residents. (6) We urge all the city councils and planning committe to stop the 4-story parking structure and condos near Macy, keep the parking space for parking only, not condo. Shuyi Chen Resident of Colby Ave 11/17/05 [~j4--7) Page I of I Ciddy Wordell From: Kiersa Witt on gehalf of City of Cupertino Planning Dept. Sent: Friday, November 18, 2005 7:55 AM To: Ciddy Wordell Subject: FW: parking structure -----Original Message----- From: McCloskey [mailto:mcfinn4@sbcglobal.netj Sent: Thursday, November 17, 2005 5:51 PM To: City of Cupertino Planning Dept. Subject: parking structure Oh come on............. Cupertino developers want to be a "big city" soooooooooooooo badly at any cost to quality of living. If this city has the population to warrant such a monstrosity, the planning commission and council have done something terribly, terribly wrong. Even the multi-plex Centuriy Cinemas on Winchester in San Jose haven't resorted to this type of development. I am hugely disappointed in the defeat of propositions A,B&C. Drastic measures they may have been, but, now we can thank the misguided, misinformed voters and the self-serying developers (who most likely don't even live in Cupertino) for the encouragement of this kind of proposal to continue. I'm waiting to see the cool video of the big bridge they plan to sell Cupertino next.....! Eva McCloskey 11/18/05 (1ft-7~ Page I of I Ciddy Wordell From: Kiersa Wtt on behalf of City of Cupertino Planning Dept. Sent: Tuesday, November 22,20058:17 AM To: Aki Honda; Ciddy Wordell Subject: FW: Proposed VaicoTtheatre and Parking Garage -----OriginaJ Message----- From: Burasan1@aol.com [mailto:Burasan1@aol.com] Sent: Monday, November 21,200510:51 AM To: City of Cupertino Planning Dept, Subject: Proposed ValcoTtheatre and Parking Garage Having lived in Cupertino for 35 years and attended the Oaks and every theatre within reasonable driving distance I cannot understand why anyone could possibly anticipate any multi-screen theatre, of the size proposed, could fill any significant number of seats, or arrive in a number of cars which would justify a four-story garage. Despite all desparate measures, the Oaks finally had to admit defeat and closed due to lack of customers. During the past five or more years, the other theatres we have attended in San Jose, Sunnyvale, Mountain View, and Santa Clara, were usually playing to a near-empty house: the last movie, Flightplan, at the Saratoga AMC, enjoyed five occupied seats, in addition to our two. The above conditions seem to predominate regardless of day of the week or hour of the day. In view of the above, I would like someone to explain to me exactly how the developer plans to make a decent return on the investment; or how taxes will be levied on a dismal failure. Bryan G. Nicklin 11/22/05 (1;4-ì'l Parking Structure at Vallco Page 1 of 1 Ciddy Wordell From: . Kiersa Witt on behalf of City of Cupertino Planning Dep!. Sent: Tuesday, November 22, 2005 8: 18 AM To: Ciddy Wordell Subject: FW: Parking Structure at Vallco -----Original Message----- From: Rhoda Fry [mailto:fryhouse@earthlink.net] Sent: Monday, November 21, 2005 1:57 PM To: City Council; angela.chen@sanjoseca,gov; Igiefer@sbcglobal.net; mmiller@interorealestate.com; Taghi Saadati; gwong212@aol,com; City of Cupertino Planning Dept. Subject: Parking Structure at Vallco Dear Council and Planning: I got a postcard in the mail about proposing a new parking structure at Vallco. Cupertino is moving on up! But I'd really like to see it go low! So, can you please see what you can do to make the structure UNDERGROUND? It would iook so much better and provide more options, such as open areas on top or more retail space. Recall the community was unhappy about the high parking structures at De Anza - as I understand it, our City wasn't able to do anything about the land use there, but maybe you can do something about the land use at VALLCO. Thanks!!! :) Rhoda Fry 11/22/05 11/t-7ð Page I of2 Ciddy Wordell From: Sent: Steve Piasecki Sunday, December 11, 20056: 19 PM 'So Ren' To: Cc: Igiefer@sbcglobal.net; mmiller@interorealestate.com; Taghi Saàdati; gwong212@aol.com; angela.chen@sanjoseca.gov; Aki Honda; Ciddy Wordell Subject: RE: Vallco Permits to Construct a 4/5 level parking and 150 condos Sherry, I received a copy of your email from Chairman Wong of the Planning Commission and thought it would be heipful to update you on the plans for the garage and the condos at Vallco Fashion Park. After hearing concerns from the neighbors, the applicant decided to reduce the garage to three-stories with four levels as previously approved in conjunction with the Development Agreement for Vallco. They still intend to install a solid wall along west side next to the neighborhood to screen the first through third levels that will be planted oút as a "green screen", except for a vehicular access opening at the ground level. The wall is intended to direct noise, lights and visibility away from the adjacent neighbors. Their garage application now will only cover portions of the garage that exceed 32 feet. They believe they need some added height to allow the mitigation wall to be installed on the upper fourth level, to accommodate an elevator and to accommodate a portion of the upper level on the north side of the structure that goes above 32 feet. They have aiso modified their condo plan to reduce the height to two stories above the podium for the portion of the development next to the neighbors and to place the perimeter emergency access road adjacent to the neighbors to provide added setback from the common property line fence. You are welcome to view the revised plans at the planning office. Please ask for City Planner Ciddy Wordell or Senior Planner Aki Honda. Please call ahead to ensure they are available to meet with you. Ciddy can be reached at (408) 777-3236 and Aki can be reached at (408) 777-3313. The two applications are scheduled to be heard by the Planning Commission in January 10, 2006 and the City Council the following week on January 17, 2006. Thanks for relaying your concerns. Steve Piasecki Director of Community Development -----Original Message----- From: S. Ren [mailto:sren17@yahoo.com] Sent: Thursday, November 17, 2005 2:21 PM To: angela.chen@sanjoseca,gov; Igiefer@sbcglobal.net; mmiller@interorealestate.com; Taghi Saadati; gwong212@aol.com Subject: Vallco Permits to Construct a 4/5 level parking and 150 condos Dear Members of Planning Commissions, Regarding the Vallco's proposed development of condos and 4/5 level parking garage on the 12/13/05 (91-71 Page 2 of2 west side of Wolfe Road, I know many of my neighbors voiced their concerns to you. I would like to express my views and hear your opinions: 1. The proposed condos in the current Vallco park will never bring the revenue to the city. It will never benefit the Cupertino City and its residences, On the opposite, it will burden our already crowded schools and jam the traffic along Steven Creek and Wolfe. Currently, we already have large number of condos are in construction on the east side of the Wolfe. We also have a theater coming to Vallco Mall. Do you think the current schools and infrastrcture can accommodate all these sudden changes and more condos to come? 2. The proposed 4/5 level parking garage will intrude residents' privacy. It might bring more crimes to this already targeted neighborhood. According to the Vallco owner, AMC request adequate parking spaces (about 950) to open the theater. That is understandable. However, the current parking spaces in the Vallco is 699. If the owner builds 3 level parking garage at the land that they plan to build condos, more than enough spaces will be available to AMC theater. Do you agree that the privacy and safety of the residents need to be protected? Do you think the building of a 3 level parking garage on the proposed condo site would be a better choice for the city and for the neighborhood? If the owners truly value the neighbors' concern, do you think they should change their plan? Thank you very much for your attention. Regards, Sherry A concerned resident Yahoo! FareChase - Search multiple travel sites in one click. 12/13/05 Ic¡ff~ tD CITY OF CUPERTINO MITIGATED NEGA TIVE DECLARATION As provided by the Environmental Assessment Procedure adopted by the City Council of the City of Cupertino on May 27, 1973, and amended on March 4,1974, January 17 1977, May 1, 1975, and July 7, 19S0, the following described project was granted a Mitigated Negative Declaration by the City Council of the City of Cupertino on January 17,2006. PROTECT DESCRIPTION AND LOCATION Application No.: Applicant: Location: U-2005-19, ASA-2005-17 (EA-2005-15), TR-2005-0S Mike Rohde (Valko Fashion Park) 10123 N Wolfe Rd. DISCRETIONARY ACTION REQUEST Use permit to construct a three story, four level parking garage Architectural and site approval for a three story, four level parking garage Tree removal and replanting to construct a three story, four level parking garage FINDINGS OF DECISIONMAKING BODY The City Council granted a Mitigated Negative Declaration since the project is consistent with the General Plan and there are no significant environmental impacts. Steve Piasecki Director.of Community Development CERTIFICATE OF THE CITY CLERK This is to certify that the above Mitigated Negative Declaration was filed in the Office of the City Clerk of the City of Cupertino on City Clerk g/erc/negEA200515 nff-51 ~/, ¡ ./ LJ-'l,- , ~ ""'''''~6~i~;.:,1 I _ I '" ~__ " /..., - ~ n---, -'1 '~~ '- ~;:¡_ 'n U I ~ r ~,_---' '""" _ I -; , L--.J _ ~ _,__.. , __ ' , " , , - .. - .. - .. " 1 "- :' ~.L . 1::,':::.' ;j.~J::;o .~_.7 :':-~ : " , " '-V 1: ~Ijî~.,-=-::~= :~~c: - -'~-- -- "7' 1 ' ,- "tfl:: -, ..¡;! ~, "¥ . "'O'C_~'-:.c~, '~,H" . , I", ". , ' " ." ' '- -'" . ", . -,10, , __ I; !i¡ II':I~ ''''''''1' '" H( '1'1' 't¡ ~, , j~", i, I,! Ii ,III "", '" , ,., 1,+ """ , . .,... "'o, "',' ,. I ' ,'... , ,~, "~y" , " " '" ~ ',', ' '" ..., " ., '''' , " -, ~ .. JIIIIIIIIII]::' 1'kw:AUTO~,11 ;"::::,,' -'<! r t'l~", \~ '- "-',~,"=.c " , ,.- "'" "" "" ,. " ~ ~, "- ,. ~,',' -, , , -1;illl:'I~ill!ii~ ~2-c;=¡.' ~¡¡¡"', .J .~ '~_::' ,",,,'_,' ''c. ---:7/,'1 Iíi1TT['l-111 ;-,:", '::'.r ,c_. ~'~~ , ~ , ._ "'. ',M '_ _".. Hoc" '..~ - -.: II'! II ' , ,~,...., " 1 , . 0 '" C(I ..iït'!rtt-:if :1 ;::::¡J¡ 'II 111-; 5í'Y. ~ t\- ~'., III ¡I, -< \, Ir ' BIll .11 '_, I 'I ". '., , , , . ..., . I'll "l~/{· ~ 01·':,:0·-_. //.' - , ~ ,:a _ . .Iii .:=/ . - ·1" " , " ~ "'" . '''' s ',"' 'l' "I'I'~ ',\ i..' 'j . "" . 'LL , d . JJl'1 1'1.; fl/I<//II~¡'.'7/,.,.'iT I í'"...~).. __ .~~ ,I" "'I, m",,, ,''''' , "~,.., ", ~ , '''I ~" "".', ""'-.. /"" c', -, , "'.4'1 1'1"'" ,'~ '",. ".' '/..1 /.".,....., I !j _,':", ,,' '''' 'M" ~, _ , ~. " .., . ~. :)4'" "'I ¡ W\'f-'7'!i' 4, , "?l" .l" J- ß" J '~IíI'I" /; /~'<+,. ~J" ",'.,' 1 ., '''''''", , ''''''1 ¡, ( , '.' _, " ,.. C,' I V /~::.:. .;, <:~~:'I 11'1. ~ \\\ 'I' I r ;,:.i:\',:"""'i! I II, \ ,.,:,.. ,., -¡'f;il::!!II" J ,7'''' ¡ .\, -,'" " " " n ""'-'., , "_,,'~. " m::'1 1111,1....i - '\II~IIIIIII,llilllft! I, ,~ '"" '1'-"-.._.,,,,,,. __~ , , . I 'I.. &" ,I" I . "' ,",I" ;.;#~"., ~ 't1'o' '--" .." _ 0---- -" I 'flll"q~. ~ ~. '''''' ','?,J ,'"" ,~. R 0 AD, ""., ~ :"_" I' II ,\ ···r, , 'IIII.~ 1- "-;;.r ..------ Ii FE _. ,,_.. . ~ \ .] ¡ ~' ' 0< J"" " .. ....'" 'w 0 , -----r< ~.., ,. '+- " , ~I L" It ."" "II"''''''''~ t - , . _ ('>"''ë < := 0" ~,,,_,, ", ' ',. " / ",' , ':' "", .",",', ," ,',," ", ".... "" "" - - ,'-'.~, -""4;-,-,.."" " H , J 'il: 1IIIlIJ++~"'!'~:' ~-. '~~" ~.I ~'~':~'~"':.?¡¡ : -<'>-1")-""....... <:'<_~~;',.J'.J,~',1m~\ / ":<.'" / ~""'" '"," '., -".,. ..,~ p ,,~ - ;"JO"I ,- I . 11i~.o', ""0,,,,;, , '~~4' '~";\ ""+}, ',' 'I ! ~ '-_,.. /i ~ ~ _ I r) ~ 'f \ 4q ",4,¡ /' -'0 -'..... '. ~_.. " ",0.. ','" II IJ: ~"- / .J , "" "" '" ~ '" - ': . .~ J ..J ¡, ':"1:1\.. / I ~.... -:: I .., '.. " ." '" '" " , .'~ . ',',' " , , ., ~ ,,~, " ., --- .' "~"" · ó. ~"""Ý'~,. '-' "'- .... ",_ '_, ',!,. 1/, ' " -".. II" , ~, '.' I, ',~-.'.....i_".. . I <?SED ' . 1'1 ., . "'" " PROP ". 1 ! ".' )2' ... COI, '1 .... ....".._. .\ I. . " " . '"~ ~ ~OM 1(· II .", ...........,. I, 211 ,¡T "", "~I; eJ I:. ):!;,;.:;; - L SITE ' "', '''''' "" '''':!''TnT, I ". . .. I' "~'Î, . I HOlTE (:'~'"'''''''''' "", 1It::.: . - '.1"1/ 1.LL11.,llf, -;1 I.. -" id . / V1¡7'l 111'1 , _. _;:j'" ~,"" '/ ,. \ "':":"""- -\. ->....'.:. , '''' 'u' : ' , . ""'"'''V''' ".. 0' . -",J/ I III E'XsTOPARKIN \\', ::ji I-'I" - \ \ \\\\\," ~"\\w\\-<\,t:.r -. _ / I r,\",~,. \ii, . " ." \. - - I'.. I ' ',',,,,, 'I 'u"'llli S" r ' 'I, ' '''"",,' ",- .", ,. ";, ' , JP "" " ,. , '" .W./ ¡ I _ "\'\ \ '\~).")"''"' \ :::Ii I I ,I' ,. \',,~c""-~~'\" I i~\ '! li~ ,'''';\~~ ,\\ ,,\. .- / ) / ,', '=.J~/ /+ , '{f¡I/' _ _ __~=--_ ~ . I ---:::; - ., -:- ·1:1'/ ----... -. . , . -- - -"0. -,. _ ..'-.. ... I. I ~u_"_"" "./ II r::-, i : Ii E I, r I' \ "'<rnNG 14i ~mocys ~/ ..(~~ STORE· .'\.., V ,I , ~,'~7 - 't I CAMPUS PLAN SHEET 01 03-288.3 tI~'=:11-22·05 NOTE: T!¡¡s site plan and all jnormatìo~ herem IS prefimmary. It is subj$ct to cl\ange aod is neither a presentaljon, wafranty crag'Hmenl A!lbuildingsten8~tsandtheu$es¡:¡$$h<:>wn ¡¡nlhi$pIMwilichangeduringlhedesi~process www.prarchltects.com !SQ31 478.9900 port!and. OR 390,G.<lOû':\Mr.ington,DC [703 VALLCO FASHION PARK CUPERTINO, CALIFORNIA ('IV Vegas. LANDMARK rROf'ERTJES MA.:"i....OÐ,1E,·JT .. ~:c~a!!'!:ot!""'" ';;Õ'.=">J>"";~:<;;"._"";,:",,,. [5621 628.8000 long B",¡¡.:hCA [702]352.8300 la 71<1] 850.3400 6th Fiç;:¡r Costa Mesa, CA 92626 600 Anton BOl,Jiev,m:t EB w M SCALE: F~·~,~-~-:,'::::::·7::_;;;..".,--,....~~:===~ Perkowitz + Ruth ARCHITECT ICf Ii ff NORTH PARK PLANNING /I I LANDMARK PROPERT1ES MANAUEMENT ----.--- Valleo F<3s!1Îon Park o .SANDISI ""IC'''''''", . .. . . :.. . SURV(YOR~ Pll\!II"U~ PankDNV Charlu PankQw Bullders, ltd. I H 5 A F o c L L A v PROPOSED 4 LEVEL PARKING STRUCTURE 746 STALLS PROPOSED 139 ATTACHED CONDOMINIUMS & TOWNHOUSES A ",'" "" '. s¡"'V £.;*(::< ,,0.... ...., :~ ~ ., -.,,, ..~:<1;-<:,) .<::;>..1-., ~...f...."r 0.·:":> ,,~,"~ ~ !¢"' ~.'" .~ PROPOSED 21J-ROOM HOTEL SITE Æ , , , , , , I l' , I , I '. , , I , \0 i I , , I "'. I i) '* / , i; y , ~- 1'80 ::;.,-". -'. PO D3 - - .,CK'·'" .~:.~.'" ;:·;¡::~:m.¡(¡ jitj;u,j'¡¡o¡'¡i :.. .... ,. "':" :_. .~.x ._. .;¡...~ .= ",,*" PROPOSED 3 - LEVEL PARKING STRUCTURE 725 STALLS *macys Xi\11"';) Sears ;:.¡ ;,;-¡diU .> .- _I - x·- ~ ~ ~ ~ " ;:.¡ - ;¡ < - , P: , ;;....: I c , I , ß I K , "I ~. ~.." - "...". "'- ":" """7. P:'" 01 &iii' ."""" ~.." « A- ~. ". ,=' PARKING ~:..:.:?' \.:.:¡ 1'- .¡' \ ' ·k.J t I I I I I ,,~. ~, '" EXSTG .",=. ~:" ~c: PROPOSED 6 - LEVEL PARKING STRUCTURE 1150 STALLS "'", SEARS AUTO CENTRE J'ARKING ~: þh.. ~: ." EXSTG , .¥ i / , I , , I , 1\ I , , , , , , t. I , , , Campus Plan SHEET 00 JOB NO. ~ , '. .1 UJ-28B25 i' , 'J DATE ~1 D1-Ü3-0f: rr "" ¡ ) (lVIL£NGI>;HR~ SU~V[VORS ·flANNH~ I I IS SAND ø ON PARK STRUCTURE I VALLCO FASH NORTH PARKING ,Wë; un: PiANNiDAU, If<FCRMATION U:¡¡,1fc'NU) HERON is ÞRHIMIN^RY. THe INfGRMA1'ON PP,OVIÜED Œ;TI-¡:~ I'lNo! H~,$BrUi OBATA!NH) FPOM SO\J;{CES THAT\Vc PEEM.R.IliAJ"-E'. HOWEVeR We AS~l'Ml' NO RtSPON8ßlli1Y r01~ IT'S ACCUPÞ.CY. AtC 1)üllD'~GS, TtNM<J$ AND THI liSfS AS SHOWN ON THIS PC!,~' \\0,1.1 GNNI(;[DUR¡'K'TIiEDE$;GNPÞDCI::fS ."... ,0 '/,:ic " .,-'. .' Pi. CUPERTINO. CALIFORNIA 5 Perkowitz+ Ruth ARC H J T rCT -~,.. . ~wv .,,-.. "'---'.':'~~..--.. ?. ~--y-"~ ._', .. "'~~--~., . ",r-".'..: ~"~ '''-'''_'' /". , '." . -~, "-. -' .. . . ".-v_'_,~,_ :)/ " >-' ., /' ~,,_, /" ',- <'~. -'v- '''', j" -'.... --,~ . ~ ,_. " . ,,{ .. " o~,--,._",..-~, ~, " " .. ._. f'., .,'-' . ·'V_~'--"_ , ."-.- .", r ..., ... -' .." "..._,~__" ~ ~ ,~"_,, '.'. .c-. ..__" .. .\ ~ -~ . -" ·~-;~1' ..'--, '. .., ·'--'''~_,f . ."/' 'vJ .", _~d ~ r' . '. I '--c__~,~. _~"', . .___~...__ ,_...__~,. ~~"_~ ,__, . '^' ! ..': .', ·f"- " -~--... -~- I .. -,~ ., / .. .y ·.V .... . .. . ._, .. /" '",} '~J'" , :",.,/ ,-- ..v.-f 'y-.",,~,~r ' .. ~" v,.,. -"-·0 --'-,'~ oS··,-, '. .." ...' ",." .., ..,. .,., "..."..'_ .·~D A, --.. ',< .', .'~'''' ... ~,_ " i'_.." ,-/If,Y-, _,! ~, 'v,.-, " ", '.. , ",. .",_, , .~, ~';..~ ?_ ~ ' ~"\" \/' / ' -#~ ,"." ,,',4/ ~'X·' ,",<' /t," ,';J' ' ",/,% ,~,' e""'" /' ,~.t ,,' " .'t,è i;41' ,/\k"", ,/',/' ,'';;, ,,/,,' ,·..è A\,*' p'..' ",,~.\ \ /'~ "","v' ''ii' ,"þ ~ \ ,;,7 ~/'I,'\//'(' "';,.0 ,,\é ,","' _,~ ,,,, 0. A"¡ d, A:, -- ~~-"t,"" -- ,*,,,",,, ,~- '. ":"'-V /,:~- " ''''~, " -.,." - ,-- ,,-,& ""':'-',1 "p-' ' ~_, --,' ,-", W,o,--" , -- '-", ",~ '"~ _""", ",'__"" :';'ç ,,'~'O-'" ", ~" ' "'~~ (~> £, ,,:;'"tJ/~Q, (';ii"') ¡ k!, IX ' Q / ,? J,.~ /f' .~(, -":./!/~\ /> ~C0 /5'~)/i/·'~~ r/Y (0.,6'-·"\ ¿:»'&',>-J)0'Q (~? ;i'f..")/2; (~X:' fL <>.;7)' "'..;:;; 'O/).~éB -i.''; -~:i; if ;\,,;P""Q_/ij1,/ /'P" (;) -', Q/.:;'~ L;,-'Ó'f'Z:'i"¡;D~ G"f '1:),;,;) ,-r.:"r,£\> J; 'G.?é> }iJÞ:'t:..0( '" (5 f0/} , G/ö{'(1(_1?!'\"" 0"¡"\~ ON, 1>') 0'\_ ; 0,7f',\ á,*~ C,'r:)~, ~t' @"!.. '.. ,.. " -', ....,.'" '''' ',,' " ,A" ' ,'''' """,,, , ' ,,, ,,', '", "" d "_"I 0.< '.. n' '", " """'.. :,"" , , , ',:" 'ei;:' V:;"" ~'" "-A ,,;;,,, '~"" '"j¡\ ""* '.;" 'X'", '"(,, 0¡:.., 0I:, 'Ok,,, 0K..: '1;", "Í\* "fc, ''''j ':;",,: '''$,,,, :if, ',ý:" "¡""{', "l" "~~ '$:i "4" ,::", "H '''~'''' "t:', ':f,,, "h '" " ,,/?" ''t'"'' '.}.:""¡:'1\t{::'+"" :'it: %.. 'l,;" '''''' 'i,'" "';, t:e', 6"" +0': '''':I, "¡', G'o;" .<)-t;,'"b "C<{:Ç,i"~__I%-,:'^~~, .~..c*, ,"J.;.¿'. ··~¿"t';;'··iii··i}'::<:/'Z'", .\'+, ..~": ''''..,(' ""'b '0,¡¿ <"b2)?, ''fu C:'¿'·'YA '0'4¿. \)-;".. ..~{1j_, ·4[; .J,:~ C""é' ..;-:;;¿, ,*,:Vt~ .\'\". 'b\"-c..'(;¡.Jt~.1",.:~,Cb %/"."" ..'0 .{'..(' :.---~~, c:<';,;-:. ./~.~-'~_'" " "" '': " ~,,'ë,' ,- '," "Æ', ",," "'", \,", " \' /~/,," ",,,,,,,,, ,,'''''''' ' , ., I ,.., ....-.-........ ..- ,',,_.,...,..,....~ '··'·'····'·············-····'·'··r···'·..··, .............,.....".,.......... .." '.'.....¡" -.,.,~ . ~.. . , ,R ..,. ..,. ,. ..."~ . \ ,?;J, '.'.. . ." ,'-1.' ....~,~ ' ' , ,. .,. .,. .'-.'. '~, ."., , : fON~. ._,...._.~~_.,J, . ".., -~ ..^..,..... ~._._..~'-~_.~. ,'_ ,'... ,.. ^~'.' ,., "." A'vo,. ,.." "'" ! I, Ç,"iI '\4l" ", "'-_5i',l ") .L'~:~' '~ I"~",~\,,~ "<~~"::i. (~,,\, >, "C', ,,) (è..)' è\~\\ C",," <~) A "'''';$'-'\ \" '\e '''~.. I ", /' ¡' - "';t',ý!YO; ',,:,:~;"~¡.:':>' "'iéó;""_k'_ ',<;:;?b ",,",~ '\ ~!;--:"-'?:<'\-4'·~fj;< -'C';¡i'>''1';':\...¿,k' --f·.(·,Pè-' " "'r" '\c:;'<.;i ./" '$6.,-' .1' '?-/c,··"'o . ,~, '··',\'-r~/'Y'+ ..'~.--:.'<i:,.. .,..., .+'.c,¡".":,, '--.._ ",.",- c· .. ..', .y. /(.\~Y, .:'('~ ../.'" .;, .<~.¿;"'~ V .~,' ., .. .._",'> ,;\ .jH ¡:;; ...-. ...., '.t" " . - ,. " ,.. ';. .''''' ',.j -'';C'J ',J '''''~'. '.'-" :¡ .,"\-, .~-"".d' _ ~' .~;.- '''M._ '. "'_. " .j ',.", .." .,._.",.. n. ~~--^.- -, ., ·'..c "I.'': .""" --~----'~-- .:ç'!;, .",,, . ,.<C, 'i^ " './, 1'~:-'ç ....q, , jf' ,~ ' ""CO (2), " " "'."". (~þ-", 0";0;.iC:;;:' >~.- r " (' -~:."'-',, 1i{~"> ~--,. "" .. ,c /. , , , ; " , ?\ ' ·V"_·,~_:,~~·' ,,--'. ~...':. .i/','/.. ."..\, ""')Q[," , I"~ j ~-, ._~' -þ".' if,- ,,):,"\ >,~' ' ,.-".... ---:,-.-,::::../ .',.',,;:Z.;..f ;(5, ,,-'''>'' 'Û' ' .' ..,..,. .. ,j >"--,, '('< ~'-, , ·,,,,'is'' --',..'-- ,~.^~ ,';" -, , ---'.;,-""", ~fN r'~"!> ."", " v'~ ",.~., '«,', "~,-,, ,......".",'"', 1'/{':,,," A~/'i ,.' ','..·v i \~'-:;'.' -'""' ~,{,;,:,;; .-,..... --.. ,..,. ,:.',,~ ~ " ,,1 , ç " K.. ~,~ .. "..,>.' " ~_. ".Y,,- ',";"';> h.-",,'._,f . 'v q , \ .. \ ~'" Þ--" '''',~: A'"''' .".:' ":00' ,,",,' ¡ f, ..,,-"',Ji T'{~'V ,·,A.' -'"' /- .-"~~.'~",,,,,-" " -,-- "'- , >;, /, -",--' ~, ..'.',' '....~..,,-" " .'....o::..'. ,- -.... 1_)"-,, "":..J- ',; <C~ <,'.- ,,·.·c·:,.;;·."(C /',1--'" }/-'--' '''''--',+ \.', -<:'(-', ''';i .. """,,_._,,AJ" -"'<&, -"<5' .""oE ".",,_0. _'0; 'j, 1':f;- '_J' , -" " , , .. '\"":' '..." <, 9¿,~. ."" ~.,~~, '-ii¿, +- <;0,';' _r""', ,--- -" ... --'''--''~'-< -<,'.&- ',,', <,e, .. ;:,!,/ -.>-'",,- Ô '0.," .. Xói -y < ' 1,·1", ?:,-.ç ;ó' " /:<C , " -, G:,h ":" '";''' -....~ A·" '-:\:,\ /,~;.. ·':9 >'+ :'(;:'-j,' '...~ ",,-,:; <'i'.''<., .' , "-~'? u .- ."V." .'·v'· "-":1> "'-i.: \ '-.1 J i , , .. \Oi_> ,:."" <\';;'.-9" i2 , '...', Þ:'~, '-";r- (C,:;:- >....';'''':.. ./-"'. --------'-',.-;..~(p: 1 ....\ .~:: f G)J· l;c'Þ \. :..-&) J ',>'" :---.., <p;:h_ 1·." ,,~,-' ,,- ' \. .. 0.0" ,'V.. ¿;>..-.,.:"..., -'."'-- .\- , , ( .0..:' , ..o<~' i I, '''j#.''''?' .'^'.........?-., .. Ý .''-,- --', "', I " .'.,}, , :'-'.-Ç> ., ·,.oN.!,·' " .'--"+þ' "~~/ /~~. / , I , '\ .' ' j \ / .." . . ...)' >.... ,,r/ -~~~; '~--',-:: -'>, .~,. .. ~"" ,~;; ...-~" "'''0 +:'17, ';;:'''' "1-' ~ r - ;, I , ',,,\ f. T'"' ---- .,' .",.\ ., .\. .:nj' "'-:--?'~. ",-' ,<:,>;;.;..-y' , X:· / "I 11 I' , .; , ~; , , i ~.~. r , - 5~ó:'- --<roX-' " ,·,X, ,è :,.'t".c_ :,....." ..t..,: ';.;ë. 'i/ ----""'."'..."'..,.:: T 0). ',' J ".) ,.". : , ",..' ___-...,._m-c--::. ,,\ .¿ , ' ê", .\ ,~'" \ ".'.. ' ',f}" .1 '·.c/'c( '",..,"", r ',-f ",., :ig -",. ''', , (" ""·\:f--rr':~: 1- 'Z/.1 «;. <, \.. ~'."f) ì ...,/~.) -c".. .I;"~. ''-, pV/ i " ..,!:i/ ., '" f'·'i'"' ,,---.,~,,, "~.-. : r , , o ~.._~ , ;: ...\~+ 1''' ..ÿ:-':';, ''-' .'-i''j.-''.''''. .\. ,';/' ,,\,..'.'.'.)' ~, ,.,--,.::f", "f' ,.<~ ~ '- _,·:c~, ' (,o"~'> I, \ .._~ ,. ..... ' , .;<6,,) .,. ."<'-'- " '''Ji; .'.~-" ..(' Ð, Xc; "" .$..-'....--..',-'---<, <''X~~^'\:fl!:.. \-:__> ,_ 'pj .../ "- ',. <"'.'.>~~ @ (~, /,.. ',1'..-- {" ;,- '-./ò, tj~1L ,~ , , ' "I 'I' '.l!:Ì ""I' " " !i ); !i '''.~ -', .-, l,y " .:..~:-':..-" '... ? / -, / , . ¡ / I '\ ,r''' ,~...,; , Sjij': ,- > (~~~fS r' ·.~'h /.--<, "ì(;;'+ \ ,.., '.~ '~'~'" ~,:,,-,,- ! ,..",< ør;J ",,,,:§,,;) ,,.___,_~.r'-/-- " . , f , ~-'-, / ." i .\ 1 r ,).", ·)1i.'?·, '(-"";,, /~~ '-', ,/ :\ .. , { ;C' i \ "-.~.' .; ,. ··'''·ð'.. \ <i{<,ý ---',,,-,,;~~ ,~'''.----- ! \. G \ 'J' .1 ·?:/'~n} '«'fir ,~>r· . " ;-~-.... r' -, , .' i..:.."'.,.,) ,...''U ""...,1 ..--,.",:,{; (" ,l . ..1 .:,'''-~' \ ../ è-.. ;/. -., .:. í \ , G . ¡ ~~> j . "",. \'*';'f,- j .,' .( ! .. ,.. ',---- /' .', . ,-'--- .. ;."'~.' ,,- ,.,~->,.. ¡" :. \ I, " ., '.' .,.< c ,,,.),.J "-.¿' '\ .",..,.'~v ",..,,-,.' .:/J-, ,,,_:.j '~:'~~>'-:if.;:'~r·_,>f;'?;; ··'·h, ,',; " , '..,.., :<j, ;.;Yi<' " .,~, , ...,- 'fj" " ~i;,y, j.. .~'V Â'<'::fc Y ", .~ '<, " ,,'?;, ,::,/ ;-.§. ,'·'/t:!], '..-Ic··.," ,~,o , ' ·_":::C'. '~' __ . /'0' ,fl-. A ,~O"·"",, "".../':""'¡');: ..'j;'>~..''-.''<,'. }, " -~" ~".." -,.. .,' j,:?O;-J """,.,>"..'.. :'<òjj"" (3:!:Q··.·,·S¡:~: ,/,. ' .<~ \' " , , <... '-~ l;-,,$ \)'. ..;,<:-- ," .' ,·:t~U:·:F~t',- .', . ",.:L.'i ~. -pC :!-,:i;- iY;:' ~;, .~,,' ',,, ,-,; r4""'~' . ..'I.."~ "~ -~(, 1:"ò-, " 'e'''; .-.:é ,"" ) ~ ¿- '1 '" ,;;:?,: ,·,Ie ·'i--' +,., , ._,'". -,?, ;;<,' C"Ò ·c'" A·~~' ',\" ,. ~",-:; ..,,', .,-/ ^";"" (.,," \;(" ,,'. , oC' 'J", 1'<'" .. v' , ";":~- .. "~-' :;', ,.-;:0' . . \~f~ , '." .,"" ~"7 :/<, ,c J;. I , .,1 , , ok' ^,,' .",. o",~ é "8' ~, ./~ n ' \y",._.J 0-;~·; .<.~,{.¡r ¡ç= /"·b' ")<'ìC~': :?~ ~- , .1,' c' j ¡., ;'d;-'.I ..: ··'/\1 \, ··1{;"x" .:\. '.::"'?y " .- :G~~ '\ , , , \ , .'~'~, ._\ , ~.-", " :\0',.\ " ;" /tft'>, r ,',;, 1 <-'-' .. .p, j~,,:: ,/~- c:;,X'\ "'0··' -~';;j /" j , \ , \ \, j - " "+1,9.,, .z,,<, ~" ~:.~ :~"~.' <:" -..:V''iC,.,·+.'.·_{· "/^ç",,, .' '-';;£1-; ,,'c. ..b. c~/ ,/(¡-.. SS~m '10'0 :Þ ,n," " ~~ . \0,.,,' 0,'" '.'.'.' ,.:y ! C ;:'/_"-' .<f: ,.-:..1, ,,".: '-_ .~':'i ., " j .' { ..-\,'(j ,.,,,;f;'.-;..,, ~"'\....:f" ~.. \; . " . '."#'-" ,:",";"> (';;:c^ ,.. 'f. '.",,' " ~,..", ,;c:, ";:' /C;;">;;--",,/i:t: :/ ,.,"~,.,.:,---;:'~^'"":~' "'.'"~.( .-/. .,.".-"..., ".~ j],',; ·-r .,>:, .",-:- r\Þ. ':+ \;¡.. , .)- ""c· /-:,. "-i':' '...' ç,,;,,- '.",,'" ,-"'._,.'" ".v , -],1 '--.1,., .Ç"'f..< '" ,~ " , ',C'. {<,s: ¿.--, 'j":}" .ê,~ ~:$- ~ '" /:-i' f<-J i I , , . " "''''': ,*-"" (> 0 \./, ..';,'£0/',_ ,,-j.' ..0;". ?>~, J¡J ¡.,= ',,,!, B' <Y.<~.--"o, . "~ J' ¡;¡;¡ ,..,7,.."....·, .:./"". ..>- ¡~,. ('>'::<" --'¡'r"",-"j/>---"-::: - -, t.;Þ:0ì --'f""QJ-:\ ,... ~7*<t!,,:!:):: -(5 "'~r") ... . ,., -.>'J---."-'.""'--~ "0.;,,' . .. . ,~ è':______.,;v'<' .:\.. ..';0'> ,...> - .. ';'\.' ........^' .'.... ?,:,ð'_ -,,-'~'!~ ( '",-;<, _, 'A·,', '..: '.,} ><~ ,-¡;;, .Ç"(.:: . cU· ,\..-c "-, 'I"....-.,~.., ....>, ....' {-,<.), ',,' , , , o -"\i>' ,,'.,,-<0 .. , ."<:"'..' ....'>,çJ.Ç-';,,<f 'i'\:'" ' " , :c>, + - -~-.-.<.,; ,'~ ..- ',';-' ,C " '-,j.' ;..;':¡; ~' -'i> , " , '..:;:, ,ç...-Ô .'.'.:.~-' -- .,..,.;:> 1*:::,%-, :',D ;(',.\5 ':¿-' )<;,- 'P--+f. '",.,. "f<.- _·,v, " "-.--;0 ""-,,. 'R" , \:::,:;: '<;--:'", '1" , , , o ; , , , " \/j ~-,~:. :ifo·' , ", X""·",· C;-i'/ ·8 , ; , o :t , " v o ROl - ,£; -- ,~ ~;'-' "'-".... "·">"·'C· 'r'-' , _OJ , .~ r , ~? I , . ... .., L.' ... :...r·"'~,_ ,,/~::>. ¡¡;:jì / '\ 'f- \. Þ- -- ' '·':'···"···":·1 -···::r,;;'···.,;.-;.:·,,·········,:,·:'··:().'X··,,·'è"'· .....".-8:.,...! :\',...,:..:";1',,..,. :::,::: ..'. i',y·;!. ."~....":.._.".#",,,,.. . .,'.S,."..",,"\'~'*' "'--....:."r,,ß "'~C.___~/ . .. ~'''.~ ( ii:i , , , .,~ :t ¡ ~ - Ii &! I i'- ¡~ .- ,I' < -, , ;,,,,. ' iil> .: " .- "I' 0 I' , ,,' '<;i I', j 'f I' ¡' ,I ·.".-1 __,.sy 1/' j' ' ,}- j , ,I, "j' f:" ïl ,.(,'f! '~i 1 i /> " ,- ., I,V, 1 ," 1 :ií ;1 //: "í '-'.- ,....j¡ .' "."', .?/ - 'IV " // I' .,.," .r' i .,>;¿' ,/' :' /t/ ;)/ ;Cd;;-·. ;.- /;, /' : , , ~~' ß Ð , , , I , , , /' ;_Y," , .,: ',I'·' k' , i ../ 7/ , ;-1 / / , , ~, , ~: ;;; .. ',\--, '\." , -- _._._._~------- "....,.. .., -C- '·;·i.····.·····.·······.·..··..·.·'····· , ...;. "" -1 -A '4 ~, Site Survey SHEET 01 J08 NO 03,228 2~; PATE Oi-()3--!Æ v I'"~ , , ); CIVil !:N(;'NHR~ $V~V,YORS PU\'INtRS í SAN DI PankO'W' Charles Pankow Builders, Ltd, S ø RE ON PARK STRUCTU I VALLCO FASH NORTH PARKiNG 'þ,- hilS HOOR f~A, I-.NDAn iNrORtM,"f;ON CONTNNŒ HE!i[IN 15 PREU"'¡f,Þ8'( TH(, INF()P.M~.TJO!' i'ROV,\)r,r D" THIS P'c-M' )-IAS SUN DBATAlfiED FROM SOlJRÇES 1HATWfc D('~M RUJA6U:_·1-;0We-.'tF v,'t ASSUMe ND f1FSPOf¡Sm'lITY rOR !l'Sr,C;:;URAn· AU HYu:m.¡G.\ '!t.N,;"ry-SANP1"HE liStSN--, SIiD\',1~ ON THISPlAN\VU OiÆ>IGE!)I,IR'''GTHt\)(SIGNPROC(&;· , , , t T'" " , 1: ! , , 'J :) ,). ".'- , " " "'-' ,., ;r \' , c' \' ':k,;'- , " FORN !A CALI , CUPERTINO \ Perkowitz + Ruth Ä.RCHJTE(T ,":".,-.- -- -- -- .-.- q _.,- -- -- .-.- -- -- -- -- -- -- -- -- -- " -;- -.- " , " -- ^ .-.- ^ -- -.- ^ , m ¡ ,r! II ·"·m iI II " , ·m '_r...'., , ."" I .'".,. i>' , I L " 'I ;, .. ,.) " " !1 II ,1 1J , f\ v " ~ 11 , .. '~."""'>.'.';'-" , I~, I~ .. y\ ii, I.\w! '13<¡ 'f<: j {c "'I 1.! ¡., 'I I, 11 li n p '1 I" ¡.Is ,,~Ü!< i 1,; j I 11 ..../ I, .'.' .. .. , , ¡ u II " " ¡¡ "^ It !I Ii ¡1 '''''-- I' ¡ , Ii , Ii fi I II '13,,", I¡ l¡ ì [I , ¡ ¡1 "'''. II II ,t ". 1\ ,.. ¡¡ u , " .. I; j1 ¡¡ II ¡ .. I' , , , , , "., II ,,' Ii .,> II " 11 IJ " tl , '1 I, jl il I' ~ 11 " ,j " It .. -s " h , H II ~j " 'I; ',I II ,] ¡ li '.'.".~.'<'i!I'" ,I ..I' '11 1'1 .j .; " .... H tl v fi II I 1. ." ·"'0" iI 1· ¡I ,I ..' 8 IJ g , 'C¡ i 1 II U I j I ì1 ", It ¡" ,m''''·'·'''~''à.'., ;'Þ¿.''''''''''GT.~'';,,'''', 'jjjK;:!?:Ä:¿%:;A:<;;;,~~ 11 '·'I)H:?~;.t1A'S''Ç,--:;>~,(:;,i.; , I .<i/''''~''-./,s""."\,,,. ,. ..'. ."HY.".';';v,,,..<;:;,y,,:s!!,... n .·...,.;'''''xi;X\)',,'/'i.,:< ¡1 1!-'",Yw,r'."~'i"'>jj,,:':f1 " "'-")¿-?Jk;<'0:S?\:"0;\Jí, ·>p:yq?Y<?;¢0;{i¿;i' ¿y\j";),y/,;;",,-¿Z;',W h"^':S\;"-Y;¿V",,;';:.(j;<'; 0'''''i,·~'-J''''''/."".. ~:"'0!'>."\:¿YN,(!h>0.: .. ii>:ti'.0;j::Y~'0\k:,y,; 2'·'>?/{"";':g.;,,:!;>,~; 4/)"<·"\":"«'2/!<'/<Ì"; .'/..~, \,...".y.""..,.~.?,.. ;,\f::è()",:"y.:t,;<;;Z;Z;''0,-:, " ø·'<-:C:-(/[""~:<I'k«_~..'. >'-'1 j>Pj(;~/'«.!/B,<, ¡, J .:,:,,,.»:::,,,,,,,,.)/>;:;<; , " ,-,YÃ"'_0>_B\>..'~"h'", '. .. "'·'-'·""v··";-.'·"/Y,y I" ;;. /<'<//'1</-,>-'0"1<'.""'''/'' . ,.. .'<''':-.0". ..",.""", j ." ·"""~~··--J?;i/'-."._0;-,,,,.,j j 1\ ··;cYXb'''.__._..,.;.;.";.~..,:,>..,.;,,., ¡ " , I r, ;¡ Ii ;) Ii , II :1j ¡., , " "'" Ii k II 'r " , , " H I' :1 v· d J j; ;i ¡j n ;{ j¡ F II ¡¡ '¡ 1, II I, 'j I. '1 " ·'1 I, " " n Ii '" ., 'EI I' µ t! " 1í 1" J il II h !1 I:;: ;f I" ) 0. II .n I II " i!. II û " 11 II ¡ Ii I \1 "' I I AI -. .<.\ôn II 11 ¡¡ 1( " M, " II ¡I I , \; ",,-~ n , {j II l! I) t· -..) ..j ®r.. 1o} ;.., 'c· \1 " I, '" /1 1..·. ¿¡¡{"1 \1""" " ¡.,' I .\, i'"'"::""·'''~, .,.¡: ",;;Ji j ;:0·;/.7'>"\ ....".,"'.,.....-.., ::.} .,,,.,..,.,,,.,,,J: (110'. 'if::''''''''';' ,1..·.131. I..'.. ,.' .... '~'::".':.::' vi, "'1 '" ¡--:1·.:··· :":"": ':il.··0 ./;'7'" .;'''''' ,,/. ,/.'/ V,;NPM.":' 1 \)J.@ II...' .,""."'...'"'''' ,.... ...."..:., "JI.. @ I.... .....,//""7'" "'r:{,·,¿,:",,,,1 ','" ...:;'- '1L"7~~:: , J ".:.,,^*,.ro. ...... . _··'7''"''·'' // ..I / ....I' , ...,,,- ,..".,. ¡ , ¡ I I ): ':,.';:,~~. 8! , , , SUMMARY AREA and CAR r 8! 8! I ¡-·¡i.." V?)? f"¡ I,,^ '. .ON<VJ)E Ðß'ATID :ER Þ STI'J.I.S "^' "^' r. (Sf) .!Sf) ~;/t:;;;"!,,#,.I"~roTAl VI ·~.'1<_00 j ö.<~;',.~ I 1), 1·1 0 I!J. 321,02 >.'¡ 'I! W.«a6_00 m···r~r·~ f 2~' "" .--;;;;;~ t: m.07S_'8 '_.. u_,:{,_·~~,~~-""g ··I~'" 1L~~ 36<,11 _. ~~ .W.1;M~') B,$09.9g 17~ 1f I .~ I '1~~·] ;><',7' , .. , , I . j v. --.. ,.70,,\'1,00 ·W (¡ 't i .1>., 3M.2i , I P·2 :œ-___ f j&.aIj-;.;;;;-...'~"~;;"" '" n II 0 1 t< ,- ~10,72 - , .. 1C -.... i20,O:¡¿,~· '~-"~.. _"'m"~G~I··---;;T32a.30 -··T-~:---- "'''''":~ "-~~-~-~_..,, ~ .._~_ :, .W,12U~ '9' (¡·I to j ··191 .) ·31<.~ ; I, .- M ---_,J:;'O,"~oo __,,~_ _..:... I t 1 ~ 3MN " " : -= ::l:::::J,:j<t : 1-: H:::~ --- 1iV,12'.1~ 1~ ..::....~ n 1 H5 t 300.33 31. 0 TSQ,ff, , '"' '"'' . ~ >AJtKlNG iPÆ I .. .V·_ ,_.~..,."..' / "". , - ""n,.,~"'''","' "1'~!)iitii!ii~!!~. ..;,;;~,",;;; 1'i ¡j II n II ¡ II I] ¡¡ ";'- '--..--.--., " , J , , ^~ /' , ,I / , / .. , , , -- p n II -- II 'I , H u il , I' , Ii , p II n .. 1'1 , " I i /I .. 'I I, 'I I, .. p ¡j .j n " II f¡ 11 ,.¡ B II a II 'j h 11 II j I t\1 "I íj. riJ t\1 1 i .. j I , , , o I J¡ i 0¡58i!292'~< o ì -.~_>~~_ ~ ...¡ 155 JI<.6'! - - J 7~£ . J" re , I ¡¡:¡ I 0 I ._"~_'_.__"J , 1""" 0 , , -. § -",- ·11,"~7.3<J f'.JI w,,_ 19,$6.PC ..... N,c~6.1" - ,,--~- -. _.n $1.57>.# !OT~·if 00,12<.1" , 178,337_77' " -- w ^ , , .. .. -- " , ,,< -- -- -- .. -- , , , i /) .. ¡, I 'i , .. j' , .. I , /' -, . //-. :/' , ,,/ ::f·· .: , 1 , " " .~ , " ·~17.~ --~ ~) -- " -_._-----.---- ".....,....,.-.. ".,-- .,...., - ,---- L-__ 7Z7 Site Plan SHEET 02 JOB NO. "' , II" £\]-2882'0 I DATE .. ~..," ~ ()1-D3,{]( , " - ~ R iTE TS i '. I!i'Ji!I r¡¡~h¡·)n 1 'C<~k :ii'" -- .-.- -- -- .. .. . I.. '/1 I'll is' I,,,, j 1\1" .,. ,. ,~ . " .J ,.,. j" [/)"1 ,h )//; ¡ /J. il ¡/" ~'/. ,,' -" ,. è· ... Î'/:¡ t A j1 'iV/ ··1':/>1 .¡¡ "j 'j! .~ l//".mm,¡//.cn iÎ ~Ij ~ ~, 1 ~ '(" .. .., s",,;/; ..,.'.,..-' ,/J /) VI' J /, '1 '" ¡ / I,.) I') I} m¡,-,~ ù m./{i'gJ ./.1 H· J.., ! /¡ II I; L,(~;l ~ ¡ _ LZi n Y, Ii ,i m,.. -,....::"0, CIVil ENGlN[E~S SURVEYORS PlANN,RS SANDIS Panlc:lUíW^ Charles Pankow BllUders,Ud . ON PARK STRUCTURE I VALLCO FASH NORTH PARKING TOiiS FLOOR f~,M'ANc·hll. ,jWORÚA1;()f.I CO"1<'<:I1£O I-iu,nl< is ·PRtllM\"'I<RI'. ·\¡j[INFüR!:\I',TiÖN PROViDU) D"THIS Ft,AN 1-1"5 ¡',£N 08Al«INf,'D H"W SOURCES THAt WE DEEM REliABLE H01<""·"~R WfAS~UMr MD RESPÇ;¡SI!'JUTY WRIl';'A.CCUR~C\'.All.l\lliUJING$.1rNAfITSAt<DT!-If m~!;AS $HQV,"N;Y-¡ ,HIS MAN W;U Œ"'¡GEDlIR'''GrH[p[~ICNPR()CfSS , .. , .. ';> "leA .. CALIFORNIA , CUPERTINO \ Perkowitz + Ruth ARCH! T EC T ì I I , , , I I , - , , , , " : ./ z , , :7 ( " / ¡ , ~-_/ , , , , ¡ 1 , , , , '\ /' ""--~/ \..., \, I i / (, \ __J) v /1 , , I I , , , , ¡ i ! I I I I , , I , , ,~;L:.:::ç::::::;: :,:':'S:::':::::¡¡;':::-'::"'C:::;;::-:::S::f;:;:;;::::': :::.~:;;.:::s::.: ::::s::;:.:::c.~::;;::::-:':"'\:=::s;:::-:.::s:=-:;:;;:::::s.::---:'(---:::'::::;:s.-:::::s:.:-::;;$.::::.:S=. .::.-::.:::=_:;::. ::;:o,:::;;:s::::::s.:::-'s:;::::s.::----:::::::.::.:::: J::...'C.:::>;:::-.;:-;::::::=:::;;;,:::;;;-s.::-,s::::.:.--;;:::.:::s.::_: '::S::::::';;:::::::::'='-::::'::=-S::::;I::-.:;::,:,::,;:::;::S;;_':,' ::-;::::'::'~:;:;;::::::S;:::.-_>::::;;:::;;=:S:::::::'-;:-=:::...,,___ ---.---, Q @ ] :::;S::::::';;;;:":,::;;::::::;'S:::::-_'. ::::0::::.::::;.:,:' ::':::::'::'1::=::::::"';::::::::';:;-::':::;::::::::;;;':::=:: I . '. , . ~~W.I.LPROP(R1YUN[ ,~'4_,(<Œ ~.~,]!,r.<g~w~~,,~.___~~~ ___.~ ~~ ~__~.~ I I . I I I :j----.--. @ t- ! ~ " . , , b J , n --------"'--+¡.-- , , o ASSUMED PROPfRTY UN[ IS sa AT 1"-ü-fROMBUILrnNG,JYPICAl ,~.>.-- . . g ,. Q V > " , > ~ v , v v > C " " -, ," " ! , , I , , ¡ , , -,.~ -- --... ",..;:.;.::.' -~._"-~.,,"-_.._-._-- l~"..,,', , Jj , ""I .- ----- '-'-, j'J: ~" I , , , """'> =;;:> 1",_"""" = ·+/#.i';",,"· '-",. " , ¡ I ! r «Ñ I: - ',o! , "I , lib i J1 , , , , , , , -----~--------"-------"----------------------_.._-----"------------- I ~ I I' J I I I .>:Z,_. """'- ,--""--^,, '7:/ i ¡j i I ! I I " '~ ! ¡j ¡I ., I I I I I J I ¡ I ì I ì I , ¡ ( J I I 'I :1 ì , \ Ii " , ¡ I I I 1'1 I ' I I , I i I Ii <'2-. ~'S..'>- "'7/ ~ ~,~ I , , ¡ I Ii ì ¡ \ ", , f , , ¡ , , \.. 'I' .\, , \ ¡~ '" v¡p " ~þ ¡iir, V " ¡-v ". 'fO.'"·" J~ 1r " (,ii' -¡;, I " II ~: Ii' ~i /2._ "'-""-- _,~è--, -7/ , I Ii I II ' I , , , , <f"" ,,--' -~> 7 11 I I I: ~ I , ! I i ! t " 4 '% HR.CONS~lJC110N PARKING !Al1lEVELS] Ii I I I I I I I \ , I ! ! I , TYPE 11·1 5-4 OCCUPANCY I I I I , I Î I' I ------."".:® r I i I I I I I J I I ¡ ø I I I¡ Ii I ¡ i Ii J' r ' !i.J !i.J <j!i.JL / j m I ill 1 ~ I I I ¡ -'G' j /J , ." 'j' " -.-, /"j ~, ,;;¿;:", ~ ill Œ! <ÉÉ-"O I I , J 'I' i f , 1* Ii If {f fj ·"1' I!) r __,L í ---.-,,;' I r, [ -,,-+' ,/ /.:--:r¡ !¡"'4"...I iµ ,], , 0 ¡ ~.... .. f···'·=:"""··:'· ! I ;['T'~~-- ':,,<,T;T7¡ ,~".' .' 'j. ~:,::.- '¡I..jl?i ..-'1"',.-,-,,-=-<....,..., U. I;'; +- r··<:L....:'Á ,]. 1"- r ,", "'p I" '-- ,--------,- ;' I I I ~,."J , , , , , , ) . , S> l'i'i I ['í'I I "' 1 I <.: , , \ , 1 , i . , .1 ,,~ , 1 st Floor Plan SHEET 03 JOB NO O?-H\B 2~: D/~TE U¡,{'::i,Dc; " f 7.', D F;i"h('- SI,i,; , ClV'lHlGINHR5 $u~vnG~$ Pll<NNER$ SANDIS PankiD1flN Charles PsnkowSIJUders,Ltd , , , , , _____ }l, "..____ ______________~______n_u_________.......______u_______."____ - j -, -:~ ' ~.r:,c~,c~,c~,'~ , ! I , :::L' , , ,", . .1 , , , , , ¡[-i-- ASSU!'!ED .1,- , PROPERTYUNE , JSS8All1'-t'-j "-,...,fROII.BlJIWI!'iÇ , " ' , I " ' , I , I , , I , , I , , 7H;·1 ~.,,-, ----"", ,~~",--,-'- ,.,~, , I , , ~'.:.'£- -,··1 , "" ,. , t---~t --...!I=!'':'^---l--· ")"' , "I , " I ;j ! , ' I ' 1. i -i- Lm : , , .-{ " - - I "f'"",,Al~ , ,,,,,----- -"' '" .-J -~- .? .-- .. :-:] --,,-- /;.-:.:-- /",_/ /',,/ // l/ l' , , J --\_. ! .., I ! , . i , I / . ÇlJ P~RKINc;,STRl!.CTURE SITE PLAN A--1.1 VALLCO FASHION PARK NORTH PARKI NG STRUCTU RE CUPERTINO. CALIFORNIA , , \ " / , , J \ \ """'--- ~ '\' , L. " I, , " i " ]1 .. , , , " ¡ , , I /_~~"---c__::: //~",,,' .. /." ,,/'" f/::.. /! , /1 I' , I I # //:/ If/ 'I , , , " ) , ", " I , , .. ';/ /"') / ,-' r- '// 4 // "" ,/ .../ .)' ./ "// / ¿ / / ¡" ?,,'j .."/ /y ;/ / .., .// / /~ / ! /J ,,1 /1 l¡/ , .'! ¡ Ii , j /' " . 1/ II , .. , II " " ; , .. I ! II ".,,- "-;;51'1,00,, PlN, ANGAtt INFORMATION CON1AINfDj-iFRUI< IS PR[UII.'"Þ.''' THe INFORMAT'ON Pf<üVlfiEt: DN 11<15 I'¡N~ HAS Bl:éN 0I.'A1Ai"U! rRaM BourKES TM1 WE UEM RH!AlJlL .\-JG\\'i'VER WE ';SSUMf NO R!7SPDN8B1U¡YFl'R'l'sr-CCURACY .OU.¡;lIU)INGS. TENAI,r.sAN[;IH(USES"SS'<OWNOt"BISPI,Þ.NV\~t!, CHAN(';fIJUR'NGWf-P¡TICòNF1'OÇ¡;$$ , , , , t, , , , t' ;:> þ , '(.- , , " , , , , ,/,J'k'.t' i- Fe 'if" ','.\" s PerkowÎtz + Ruth ARC HJT EC T @ -U :! (i) "'---- , ® , ® @ ® ® , , .'--(n }'t 5'-Q' ""-G" -il-- n'--{)' , 'T-ú' ·;'~·"Õ· !?:':Æ ~ ·0' , ~,:_- n_t ~ ).,(J' ; n~__ ·1T.f..i::ùI}JIrn, ® I ·1oU (:(¡U)~ TO @ ® ~1o'--Q' ø , ~ ø , ø I (i) , ~ (i) , (iì ~ , , -k :'.7:::9_: -+ 7_~' n'-e -,1 , ;¡·-ü· , -ur ~' " .l 18'-Y , j '8'-;;' I -1' }!.:~: ¡ , ·,,'4 , -1- 17'_~' -+ 1S·-P· '4- -"{- (9) , , , .. .. .. .. ~ .. " .. ¡ .. , .. .. ~ ! .. I , I , ~! -~t-- I I , I ,I .. , ;¡;¡ ! ø © ,I .. j « ~ , .. @ @ @ @ @ J " " ¡i¡' I ì ;" " " .. "I í , í í " " I 1 :.J :I 'I ,I .. _'i .. " I ;Î .:<:! . , g , , " o , " ¡ I , I , it. ?lr ! , , , , I ! I I 1\ 'w ~b r ~p II , I i , , ¡ I 1\ _I r) ! I I , .~X;,,, "'IV , ¡ , , <jL .... , rj1 ~ 'I I ß 1¡11 ---" I N , , , ! + , í , I , , I , i , , I I , I í , , i , , , , , , I , , , , , , ¡ ~.l II I i , , , , I I .-." II , fi I - I , i I 'f * I , , i , , , t I , , F , , ® ,¡ @ - , , ,.. , .~ F J'.'. , i ~ i I ~" ,,,,,,~,.~ of'""' ¡ ,I , I , .. ~ û I & I ~ Î :t i , , , j .~ j , , f j ¥ I , I " ¡ ~ , , , I I I , " I ! , , , , i r , ! , , ff 'f , , L ' <,:(0...-. " _~~L____~, , I ¥ , rrl " I I I , ¡ I G , , , I , , , ¡ I N , ß ~ I , , , , , , i t I , ¡ , -. ~ =$9 j II , I ".J ',.o{!!., 1., '\ ij '~ .-J.z" .'<:$:~ , L1 I I "",' ~~ "-~ I I , l , , , , i , , , , , qí¡ ~I , L -'If' , ~---=,-~ .~~ , , r r ... " "j ,.. .. ~ , ~ Ii@ . ~ TO w..;y~ ·····i!~' :.'B:~;====.=--,-=~,.:::::::,==--,-=-"=--:, ::::L.____mow"_"_'___'__m____________m____~": ',.,.. .. Ld,::::-;;-~;;:;;;:,~-,--===;;:::;::_:,c=~. il @ n ---~-, i ¡ I , I (9) , ~r: è I ---~, I I .=~, I i if I .. I I I , I ¡ , ~> a , IT ij .1', :'. ' , ~L_'~ -,--,.,. , '~+u ~OO~l 'i Ii I I I , _wo.',.cy_', u·····, ,tþ"'ë:'00'i. .;!- )- ,i " , b! "I , " 'I , @ @ ® @J @ , it' ii " " !i ii , ,I 11 " " 11 .!", i: @ ® I i'l ~ , , ¡, , " I; , , , ~ . , " , Plan " rYj .~ " , iF T( , SHEET 04 2nd Floor )OBN0. Ü}-}bS 25 DATE ()iO.3D[~ 1 I 1"1 j .. 1'\-- ."j'",~,=,"._= , , , .-+"'.="..= Jo .._' , , , , d, 4'" .__;'_00 ., 5,_-' '=7> I i I ~ <;t;.= D , 1/1 ~ 'fJ I < , , , , , " ,..'<._'.,..'" '.',,',", . . .. ,', .... . . .' . . '. .~ . . . . KEY MODEL -----~,~-, <8 SANDIS (!Vt,U,IG'NHR5 $URV~VOR5 P\-AN'IERS Pan~ Charles Pankow SuUders,Ltd. !ilJJ"11 . . - .. . - . . ,- . Ð£¥/,lURS =.!ilMtl' G.B LEVEL £::-2 S1RIPING ELAN VALLCO FASHION PARK NORTH PARKING STRUCTURE CUPERTINO. CALIFORNIA " N , ~ ,WS H()OR Pi,AN ANDAÜ JNF0R¡.'ATioN (;(W1AINtD i;fRtlN I,; PR!'I.·'MI'/ARY Tt<t ¡NrORMATiON PR()'iIDE] "(;N1HiS PI.AN 11.<:8 BEtN DßAT"'NED rHOf.< SOURCES THAT WE DEEM REUASU HÇN/C'ÆR'W, lo$SU,'I: NÇ .RCSPONSIBiLlTY FOR ITI'A(;CURAÇV.,<.l!_fUllGINCS TfNANT$AND 11-il U-SfSAS SHOMIr)'/11-iIS ¡'tAli VillI {;HANG[DlI~Ii'GTHr:0r:S1GNrROçf:% , , , , '..,., .'--" " (' 'c' :; , .';;," ;., , , I!!!I F;)~!'lj(, :,".;ìk) , V:;ik' ,'I .'.','i , --,' 0,,'; , , Perkowitz + Ruth ARCHJTECT @ , m:l' , , ® ® ~ 'MOM ® ® ® o -'i- " > " o o o o ~ " , . , C " o o ~ Ò , . " Cj , , (i) ¡© I " o , ;,;! , ¡ , i , , I .1 , c'.¡ ì " .' " @ @ @ @ @ --T , ,I ...., , ~¡ , , , , .. "' , ,,,>, :~j .; t " -, , g¡ , ò , , ., '. , " 1 , ",1 .. î:::! , , 1- , o .. , -¡ , , , o " " ,~~1?' i , , , , , , I , , , . I ·.:.::::.:.::8""" .;,·.·;.:.:..:0,''=1 , .~ , ....,1',..","",...",- , , ¡ó~ ~ ...." -~ , "+.k::::::..,,;:,~ I ·-+:1-::·;·:::·:·:·»+ "'- ,'"^ ".."~ -+i:H·"'«= , , , , -+;&: 15·~a' ··c· un' ,."" , -+OÌ' .+: ¡,;-. u·, .~: 1 ....; ;7'4 I . i& "I' " , , ~ '~" 1)'-{}' \~k V <!Þ I , ., , , , " , , " ì '( I , r; J , , ì ., , , 17"-r,- l' .' .:.:.:$:-"'_". -1~-' ~}> 1 , " . I , I I <"" , , .. ,.... c-?/ ! .cÆ:-_. 'ß::'" J",... "'";þ'" -+- 'H , ~ t 18'-)· I I I , ., ,1 Ii I' , o , ~ , I ~'To , I , , , ~ , , , I , , I , 15·-J' I y " ~] - I I I --t- ! , , .~ , , , I , , , ,,- i] ! I I .~. I II \1 17' 0:D fJ.ŒCOU.... @ , " ® 'P:.!:!'Ë·_£~~, @ , J , UIII I··;::·.· :.: .! i ì 1,.1'--'=0- I! rill I J j ,T-~' I ÎF'~' rli ,I , , , , I i 10. I' :11 , -~ N , 11"4 I 1 II I , , , , 1 17'-0· I i __oj. I , , r-o· I '" ® I _._J__ , , , (i) I , , 1 , ì , ,~',0!: I , --+ I , , I I , , 1 I , , , 1 , , , , , , , , , _t j ! , 17'_1" I I I ~¡ ø 'Y .' !S_,___.}__ --.-,- , CD (5) ® , mw_ o 'u___ o , 0.J ,¡L..., } , , i i I .-.,-- j I I I , ~ II 1M þ I , ----~-, , ,_:4"- .:J?/ J L. II I \i"-~' i I' , , , II I I, /Z-. c,<¡;- "'"*'"" .. ~ -.:..D~ "7/ , I , . ,,, /"- ""$~~ :~ ~þ "i.~ I o , ¡ ! l' , l-]'! I' ,.1. , I~'- 'j' , \. I ., ' , , , " I , I - I G'.. J, I j , i~j' < , \ \ ,1 ! , - ~r"l ! I ' -,' !7'~~' lir ~ ·..k , i , <!Þ l' \!,b IT-£]· "';;c':.,:.::::.,·::,;...... ;"'·····,··ó1"' , ~.,,,.~.~.~ )~"'='rir -,~,c..=~:".~ @ @ , ~;;'" <;:f! . , , . , r"-'- I \ J ij! ¡ I I I I . I 1 B I w I i I I I i I .. , II ,I I I, ti i I i I /¡ .1: \ I I '-S;IJ~ I ÐJ:V^= 0 @ @ (i) J , 0; , , @ ¡ I , .. , b: .. @t " , " b; , , © , , @ @ @ ,..'...... , ,~'.... "....... ,.,-.... .- " ~~ . ,.' .. , \.."," . :'" ",I> õ:'. .-....- ~ - ... -..-'«<,<' .- ,.(\"';''''.. · · stl.'1¡¡; · · · . . · . . 3rd Floor Plan SHEET OS KEY MODFl ~----~-~~ JOB NO, 03·288.25 DATE (';'0:;'06 t,· .. .0,." ~: " , , , · SAN DES OVHHlGINHR5 :5VRVtYORS NAtlNrRS PanlcDVlf Charte$ PanI<QwSuHder$, Ltd. E.E1. LEVE1~P~3 STRipiNG PLAN_ A..}J VALLCO FASHION PARK NORTH PARKING STRUCTURE CUPERTINO, CALIFORNIA , .. n1lS !'tOOR PU,N Þ.Nl1 All mfORMATIO!i <:OliTA1NH) Htm,iN J~ ¡'!'t¡:j,IMlNARY. TNf "~·h'RM¡,TiO" ·PROVHJ'D DI<THIS PlAt< ,"A" ~HN OOA1A'NU) fROM SOGRctõ 1HATWl: !)¡:tM RUW¡tt HüYitlffRwt A.sSUME NO R[SI'ONS'~',"Y n)R n'f.¡.;:;çURAC". fo.l.l. ~UilD1N'~S. "iENA.NrS MiD THE U~ES I," SHDWN GN 1\iW PLl\N Will ÇHl,NGEDU~ING-¡H:¡¡"'"IG"p¡'GCES:; , , c, ¡ . . , , .y; t , m ,::.'f','SI'1!'" "'..'.' <--". oJ; , \, y. v Jr/.y ¡ Perkowifz + Ruth ARC H j T £CT ® 'I , , ",;¡" "~w !5'~e ® , , ..+- ,,·w,__ ~ ~) , ~__~~__F_ ~MX CPW'o''', @ (is) ~ ® ® , ® ® , ," n' "-0' -+ 17'_Q" '8',·3" , -i- 1S'-·.\' -+- 9', , , , , ~- " ! ;r_~' @ I , m..t._ , __:0?!!:~S: o @I ,;"-<)" , , , , , o (ò1 ~ , , , , , , , , ¡ " o ~ ? , 5 S " o ~ C , . o © '" 'c1 t i , , , .,¡ o , " " . b " . , , 1 , , ..--i ::" b " , ,.,.--, , @ @ @ @ @ @ "'¡ , " , , ~ , , " - " b " ! i , " ~., , gi , i 1 b , " c t , .i " , o , ¡ , , , .' ,! b " , , , J , w -} . , ? .>.: i ij! , , lL__ ......." ,,¡~j , , , --++:.::::::.:.-;:"'~ >+y,' , , ..:.;:.:>: I r'·_n " I ! ., , I r Ii 11P ~ ~, I J~ ! \ \ , .b¡ IL ~....... I , ! , , , , , i , ../ I, I ! I' ......¡~," <I, , -7-- I .::,-- , ,,_.~- ~-, , i ----- .." , _.....___00 " .' ..~., I, If> q ! ! } I I I ~'l~ I I I i I <j¡, , , c~ , <1:,,, ;..i,.", .:1";> , i f I , ! 'I ~ I fl I , Ii II Ii Ii I I -n " P I I 11 I - I , I I , A I I I I I I , I j ! I I I I , , I II ftl I I ~ 11 I , i I J I , , í , , , i , , , , j¡'-~' ® , , ___:___~7'4 ~ _.'.._nn'-T_. @ CD CD qJ t-- CD o CD n'_~' -+- _~~3_·_ 18'_:\" .,-~, , -,',- --+ I , , , )1":'1: 1T_0' ,~; -Q" , _M__ __". '1') ·,t- I I I I ; iq~ï ! I I B ! ! I , , -.---.-.,~~~---' I , ~ I ._~. , I II , , I , ! , - I I , i , ! I i , rr-, í , r ] , I , , , I II r~r I I î I, I I I ! I I I I I I I ¿!zm "-"':"- SL(>'f\JÞ , '$> _. n."""''' 7" I i .LL I <€=." , ~> , ~~" '7/ Â~, ~'-' w I , ~ , ß i ! , I , ¡ i , I ,-,_._-,~~- , T , i \1 , , ]" (J ;! / i , , , \ I , ~i ^ 'jp , , , , , , , , , , , ,ii, y' ~ ¡ , -1 - , , _,11 , ,1 'I ~. , ! ,i ., ,!,I "'I ¡ -I ,I "1 o @ @ ® @ ® @ @ @ @ . - .,.'.", . . , . . , .~," . - ^ . . . " ~.- . . ~~ . , . I L$1/JRI W-Y~1ORS \- '" (;. ,,0 .~, . ., ~~, ,., LEVEL P-4 STRIPING PLAN m~___~___'_' 4th Floor Plan SHEET 06 .' ~4 !:. ·T:\". " ¡. J08NO. U3-28fU:, DATE 01-03-Ü6 ¡> ,.'- F;d, c·'·'-'···- -"'",-,, '- I!:!!I f,P i';;s~iGr ~,,;' ",.,. )i i';, I i , i MODEL 4) SANDIS (IVI(WGiNHRS 5liRVEYORI NANNH~ , ltd. KEY ON PARK STRUCTURE CUPERTiNO, CALIFORNIA I VALLCO FASH NORTH PARKING , , ,¡{;$ f-tOOR PU\I~ ""'{UAn iNfORMµJH)N ÇONiA¡~fO htf:[iN J$ !"'RU.'MINMY: ·11iE mFOi<¡iNi()N PRD\'IÜ[l ON THIS PIAN hAS SUN 08ATAII'ED nmM $GlIRCEE Tf'J,T IVE DeEM RHII<8I.1 ·WiW¿'ii-RW( ASSUMe NO fŒSPONS'BIUTY "'aRIT$I,CCIJR'\'YAU.ßL~'[)'NGS 'H'AJ.iTSN{P me '..\;;>;8"$ $>«NlN ON THIS >'l,ON Will (;H^NG[t"-'Rr"GnŒP~SJ(;lIrROC¡:SS Perkowitz+ Ruth AR CHJT ¡::: C T s agrams SHEET 07 . ¡ JOB NO. },2Bg,2~i DATE Ü',-(i30b FiowD , L I!!!!! V)iwF';$1'Gni'3i fh,,"" ?V\O. p.' U:VEl p,3 LEVI'l p-Z LEVEl- ~ , - >"" <E> "< - -",....... --', ""'GO ""."""~,,,""!' ,....:,'~~ ~~ - , " ' f%;~ ....,~,'~~ ~----<7i; ---- ,- , ~"" '~<"'" ~:;r ~ "...~."" ...... ",,~lk "'. ..-::-- ..... .... ~ ,,~~...- ..... ,,~~ ..-- ~ ~ =- K:"::;" ""';;.';;.~~~~ C p-i LEVEL. ,z, ..,m.... ~'...".................. ~ ..,......,............ ¢' ~".... ......''-,..... e ..~ ......,,'-, . ..................... . ._ .e .., ....... ,....... .,.,.'" .....~....' ""' "., ~ ' $ . m .., ... " :-""' "" " ...., ""' ..., , :4 ~ .., '_ GO <Þ , ~ ~ ~ I N G R E SS__Fl (), W_ D I A G RAM -...-.. "'VI\f.NGINfH~ ·$\!~VfYOR~ P1-ANN,-RS SAN DIS Panlc:Ø1N' Chlrles PankowSuJldenl, Lid . VALLCO FASHION PARK NORTH PARKING STRUCTURE CUPERTINO, CALIFORNIA p-4 ¡j:VEl - ~ - ,........- p-i LEVEL. , '"" -'"" "" , "",'" - :. "'" - ~ " ",,"" "'" <£> EGRESS FLOW _~m___""""_,__~.._ _ p,3 LEVEL p,Z LEVEL ~ - e ~ - DIAGRAM œ '"" :$ ~ "".<:$> ~ ~ ~ ~ ~ Go ., ~ - - ~ - e ~ e - ~ THIS Fi.-OOR ptANANON.l iNfORMA'f'0¡'¡ comA'Nn, HkRElN IS PRfVMIN"-"'·". niE '''¡'0~'MA1101, PRC'\'iDED ON 1HIS PlAN HAS BrTN 08ATAINU! FROM SOURCES "!AT Wf: DEEM REllABl[_ HOWEVER WE AS~(JM[ NO Rf.SÞ0NsrE'I.I1Y FOR rrsACCUMC".RLOUiUJ'NGS 1EwwrSN<D1Hf usrs~s $HO\'>'" 0~' n11$PtN,\\'H (;HANG(; ()URiNG1H¡: DSSIGNPr,ocrss NOTTOSCALE !',.,' ,,-, V;.h' , .;, niL' $ Perkowitz + Ruth ARCH1TECT @ -~-~---~. F-'fI--.Ç!_£9W101N m n!S':2:JAçl:orœll.fi.m o ~_J.''''W ".--.~ I£,JjQ!~~~,,~, , 9' £L·.'''.ßi 1.o_pAAA"[l·..1 -,-,,- ."" , Jj".:J_'_~J!L __!.N!-,t~. ,i ", " c; , Ð..2ro_€7 U\'!1,p·..5·! .,,'----"-'.1 ."", -" 01 t!.1g~,50 I.J':I'[L P-2 l uuuuì ~_D-~l~~_._ __~J:'::L ~ __+ 0 -" ~- 2,', ".: ·20·..4·~",_~-J.. .- . ~, , ·20-, . -.--.,,--..--. _I ..._----'", :: :¡, , "I ' .' ¡, ~¡'....()' ,~-,---_. @ --.--- -~ @ g .'. :m·-~· i 20'-,' .--A....~,~~.J,--_._~~'-_,__--?-. riP .- 20·_4' .~ ,_.~,_,_ 20'-<1" , .--.---- ,0' " , , , , , , , +--.--..-.....--. ~r...{)' -~-~-"'_. 9 g 2(' -~. i ::lIr_~' ·120·""'· . .; .__.._"'.~.M_.--(-'______'__,."~.,,.,_"'__----,-.¡___ , I @ .13"~ ,",'''''M.'''' , , ¡: , , , , j , i j I ! '''''' . - . , ÇQNœETI.tOWIINS- - -,-,-, w·__ , I , I I --".- , j . - - fP COIICRt11:S!'/J'/DRELS . ...- - ! I j .i j I I , , 0' , "¡J T.O,P~<T~__ü_11õ¡'" :l~~'L "_a-",ª,,, 0' -¡ l£IIíLl'~3 " - -,- "i o -:L.~J:';;L ~ª...?~~~?_~ .J9.~.SC._ ,.3,l, , , , Ç>lUIl!Ç1'R!tJ.I.ROOII --. ._J.I~.~.!!Jm_ ,,1.f\'fL~;:L ; SOUT~ BUILDING ELEVATION 165'..b·f1£:~orCOWJNTOf""2(·;Jr~N - tf-(J" ® ---- - ----. 19 19 17·....()· ¡ ~r-o· .17'...)" ~}._, 2~·~f ~-,--- , , , '" , ; i , , , ~$PHIDRtl$ , c~u EJl:VATGR IiQ!S1WAY (Ct~ENT PIA5TŒ Fm1>H) ! -_._---~~:¿- , ! , .,-~" ----~--~ 61·"'¡¡" g 9 IW'_;", ~4~'~- j , @ --_."~--~. -.--, 1'-0" 61'-0' -~~-- g g 2U'_,- , 20"-" i 20·-;' -;-~~_..~'~._"_'m."_~'_~_.~,._ , 0 " {L·;'18.3' TO_PAAA"tT'" " ~__fh_~~:83 ._ktl'f.!..£.~L.. " , è .R..fQ~,~ "._)1;@_£~L_ , " , b - .£L_:199>0_~!N1-_£::L._ · · , · £L._l1YX)__.'-~.!.~: w·-,' ~ ! " - - --- C(JI¡C¡¡Œ(:(J!J..I!,(tIS 1 , """ ,~--_.. '~_'m "" -,~----. . . " --,--------.- ."..'. . .?1SEj -. , . - r ~I -..¡ ·T.O, P!<W'[I "DO' )"j" , ~......_.~--~.~."'....~~- \, I L<vElP-4 !L213.83 '>-"-----~_._--~..-----.- !L103_67 -...---.--, .£7Lm___n,.JJ.~.1i9 ~11-..J!7.'--OO , " " o >I---.~P-3 -..- , :'fl . ~j 1L.."ÆlP-l .+..~--~--~ . " , b ~ +----~.. ¡¡.o¡m¡rn¡¡u,¡,¡s,o,100Rr/¡:xrr ~ NORTH BUILO]NG ELEVATION VALLCO FASHION PARK NORTH PARKING STRUCTURE CUPERINO O\L G.O.l~AN¡ZO¡ ßAARItR (:.O,!¡Ø,T\? , .' +~ ~ )..,-,-." , __ 'W,- ,', .1:'. on SHEET 09 . I North & South Elevat JOB NO, 03--28825 ,iF.- .,,,.of".. -.; - - \!2ibjf"ohì:)( Ù)¡'_'k.,,-}:)}; i " , , ¡ CIVilfNGtNHRS 5IJRVHORS f'lANNfRS IS SAND . FORN!A I (PAA!1t\) THIS H.I'Vi\'iION AHDML iNH>R!.t"1IQN(:()fHAif,n) HERON IS Pf'Hlf.11Nf<PY Wt II~rc.RMATI,:>f~ P¡,GVHÆD üNTl-¡iS PLAN HAS Bt"N OM,AINED mOM SOURCES lhA1I'IE DEEM RElIA8lE ¡;OWEVU\ \'Æ A-.~SUME 1i0 RESPONSII~llI1Y ['OR 1T'$ACC:iRACY AU BUilDINGS, TENAN,S NW lHi.'. l'S!'S AS $"DW"; ON WI.S Pl.A"! WILt CF-iAN(;EmJP.ING1'iEDESIGNf'ROCE;'$ DATE ,03-U6 D1 , , " ",., '''" 0'1"" , Y".' .-.-,'yJ ',I} , ,', $ Perkowitz + Ruth ARCHJTEc<r @ @ @ : ! jj' .----.-,m-------.-'T-'-"-~~"'-. .' 10'-~' .!2(>'_'1" i <o'-~' .! It ....-.-----.--+-------------;>-.-...--..-.----.. '''' , ' , , " @ ----¡---. ...-+-- @ fACt (XX.l¡¡,m, TO 1:¡g._~~~__ 27'-0': 11'-0' ._.._. '_"--7'~._.~._._. o @ @ CD @ .! , í i iRs'-O' ",,"_"'Mm... .---"'-.-.-"-..."...-.--r-.----.----'--~"., '__ iill___..~E·-~' --,--L--,}.~~._,-J.---~-·:-.-,,-J-,,- T-o>··,,·,,·l· , , ..' .., .., , @ _.._._,_~.f :.5'~~,_,_J1.t 11'111 r-~ ------.- fl.- 2¡J_8~ " , c ).rul?::-~ fl^2DòH , " , b __"JilllY:'?..-_ !l.~ 193.5{; " . > ® ® , , ·-··--·---------1---·- 11'...0' .'. 17'-0' ¡ ."~,,,...._-- '----1'------------,<"- --. , , 0p I.fV[l F.::-L_4 -'--fl_"1Ì6.7~ ...¡.., @ ® (if) ® , ~..". -----;-- -~'-.- '-''''T'''''-'~'''-'''' ; IT...{¡" :18'-3": 18'-3' i 17'_0' .".~--._-.----r-----_____;---'---.._-'-'-""~---.~., ---- " " (,'1\ ® ® 318'-õ'¡rACECOIWWíOfAtEiCDtWk ,_. .._.__".m._" , , \8'-3" I ··18'_3" .------.-".-.-.--+.-----."'-, Q~ NOlT,:;1¡¡¡e MJ1SII0IIN (" /J -,~~~-, ! í ON AT , ~~ 0 ~, - '; -- NE 20 I ,"' \!) 17·_0' m~_~..~~, @ >,--.-. .^.,-~..~"~~,, ~ L .-.- ~ , ------- í8 TRANSVERSLª,U,íhºl~G__?ECl 'f5j} <{J '-"~~~~-' 7'_f! i.," ,_'''--+.,,~..-ù ~- i ! ! -----, (2) 17'-1)" ! b , SJ€J , , ø ø CD (4) CD CD 0 ¡ í ! I ¡ , ! ++----,---..~.l'_m'~'_'~~--'''- "-".-.-.-.--,---~----_____:_--------,----.-...-..-~'" ~,I, , 1D-,._----.!f·:~?-=-_.._.j.'''' ..",_.:l!::::~,~",--L_.", 1T::2~,,_..J..._,~..J."!:.:Q~~--~-ò"--_J_~ 1B:,-Y_",.~,_", ,. ! . ; , , I y 7 e _--c-_Z~ 2 ýi) -, 8 ."-,, , 1I.'Æl. p,,~ ni::~-ii4,B~ . N , b +_~.J-Y-3_. tl.=~DU) *.l£V<~.r'_-2, fl.. 1~4.5{.' '" , b ilfYtl?-j ...~--~ D..=171J.oo '" , b Ìiv-~- ®___LQi'lGITUDINAL BUILD1N~_SECTIQI"--AT~LlNE A~ A-5.1 VALLCO FASH ION PARK NORTH PARKING STRUCTURE CUPERTINO. CALIFORNIA (,I /0 UVElJ'.::-L"'t ·......·....---¡:L~ 214.8-<, i 7! b, ,~" ''---1' - "C:I;-~·iM.67 ,.. ., " , b ctVilJ'.::-L. -~'" ~t1.~1~~.50 '" , '. 'I U'>'El·P_1 1 ""~"",,.---,,-. D.o118,OO . (;) .... I , , I ........"Ì. :':::::::'::::::::::::'J G i . o Cf!' .....J.:.. ø _L \ , , , ----, --_.._~-, 0) ·,;__.,,::*!'fn'!_*:_~:········ "'·--""'1·'--- ------nT' --,,-.-, , , ! , , , , , .-" I" f j!?'(~) ,~ , CJ @J I ! , , ~-~--_., ! i , , , , , I í , ~n 'j( li---® , ,----" ,-_.._-~.. ,i , , 32· HEIGHT RELATiVE TO NEIGHBOR YARDS -- ^^"-~'''' ,- IN.l?-4 'k---···-"" Q.~ ~~4.(\4 ,lfYtlP-J 'r"-..."._' Q,~2()H7 , N , b .'f\'Ð.P"·2 'f"-~.- ·'·"'7- I El..~ 1~~,50 1.01 ';:! ~'.j l£\11 r~1 ,,--.----- 'D-,:1ß},!)IJ '" , C West & East Sections SHEET 10 RELATiVE GROUND PLANE AT NEIGHBORS YARD , JOB NO, 3·2!ii!,2S , , , L' <::IV,~ [NGINE<R~ SUR'>'fYORS PLANN[RS S I <8 SAND THESE SEC1,0"SAN¡;iA\.l'·'''fO~.W,'¡¡0!; COiHAIi,'[D HEI1Ei" It, FREI.·IMI",\K,'. "ii, iJirc)RM!·J'ŒI PRC}\'IP"D ON THIS PlPN iiAS 8""" OOÞ.1AINED mOM SOllRCES mE,Tw!: DEEM f'UIAI)U. tJOMV¡ORWfASSlIMc NQ RES~ONS,mllTY FOR rré'Acc,!RAÇY. Al~ ¡;VIu¡"KL 1HiA\n" ANI! TR¡: V¡;'f~A$ $"OWN ON T'% FtNi w.l~ CHANGEDURiNGTHEDESIGNPROCfSS " I , , , ! y /\ DATE 03,06 " I .. " ," " rl: 'hi'", ."...-_,,' ',.,F,Ò;.'- , , , !,~d ,..-- Panl (;h8r(!$ ÞMkowBo1!dllrtl, Ltd. s Perkowitz + Ruth ARCHITECT VIEW FROM 45 FEET AT PARKING STRUCTURE r) .,..> </P..'-' I,f.; 0'(..'.'·- ~ . -. , ., - - f//. !'-J ' , Y-, ~, I~'¡/ - 'rp-F' f , " VIEW FROM 45 FEET AT PARKING STRUCTURE .r--- ;(/ 1) 'f'I"-' ':::-1'" .I .·.··r..:¿'¡¡¡·~~-'v- MAGE OF REAR WALL FROM BACK YARD ADJACENT TO PARKING STRUCTURE ~~-~----- '~ ""-... SECTION Residential Site Section SHEET 11 . '" , -I - ~i _I <:r <:f _1 '" - , , , I .. I. , 1 ¡ .. j , 1 í I I ¡ I , j 32'-0" AT MACY'S 20',0 " >J' , I , .' ~~ ",...,- ; L T::, JOB NO, 03 :WD.2::; .. I . SANDIS ¡ ÇVH"GIN"R~ I SVRvno.s PlANN£R$ PankoIN' Chllr~1I PimkowBuilders, Ud. ON PARK STRUCTURE I CUPERTINO. CALIFORNiA VALLCO FASH NORTH PARK I NG 83' TO 89' '¡ , .. TH:S $ECT'('''',i;Df.l,L iNFORMAT'OJj CONTAlfiW HCH:'f.¡ 1$ PRHIMH,ARY TKt: 'NFORMf;.TI()N PW)\flOEV .oNTHISP1ANHASfJëÜ¡ORATA';;[(iFROMSOIJHCES1'HATWE()[EMREl1ABl[ HOWEVCH\O/EASS\JMcNC f~$pr;'N&I8~.ITY F"::R IrS!,CCliR/-CY AlI.HUllQlf,lGS, ,ENt-NTSAND1H, \I~T$AS .YOWN o~, THIS ;"IJ,¡¡ \~1lL CHANG[DlIR<N!:'í!ifcDfg,ÇNf'F(¡Gc.s$ , .. .. ( y , /i DATE OJ-Of 01 , , (';.\ " .", .. , / / / / f7",?,.j"'""~'S- L.~ Lf7;/ .r/. -/I->k:;""'" t¥'"V"t:'+~¡ l'?pvI"""l¡ "L/. ·vy, , m r",n.'nF¡)f "'~',,, 'f'·"'~· ,,,.,'.,. ""/ ',v.. ,"" , ,', " :} , s Perkowitz + Ruth ARCH TEe T -- -- -- ·n· J- -- '-.- " -- -- -- , , -- -- -- -- -- -- -- -.- -- -- -- -- - -- -- -- , -- -- -(' - -- '--", ) :; -r s- Q. -+--~~ -7'-'--..-.....-~-----i,- . J.: , , ;:1 , : ; -~~--"'\~--' , ~- "., [] _M·, , , , , " ~- _.~,< w :', , " , . , t , , " " " It , 1 I ",. , )8( \ )8( )8( i , . , )8(' ,. .', ., . .' ;' .. ."; ',I , , }9: r' .' ~. ~.::: ...... .... ., I )9:, .. ....' .' ., , ,. . ..', .' ..., .' .. .' .' . .- '. . .' .'. ., .' .., .'..-.'..- , " " )8( )8( )8( ø' ':-...... ... .' :, ') , J¡i .' .,....., '- .:[} - -- ." ø: , , , , , ¡¡;, " , -iQ, , , , -* ". .. , - .' .' " ' ~' j;'.:..... , . -.' > " , I , 'f , - I ¡' J '" k -- ..." -- :;..;;; _,u IP·····- i~: _ _' --., -,:;l._ -,/ \)".- ". " - , 'L_ , -- ,.,. " - -- v '. :" - - -- , '~ , -- ("., , , , . , , ø· .~ .. .:. ..:~ ¡ ..' . .' " , , .1 '~ / \, \1 ,', \',' )8( , , ,. .. - ,'.. ..,' ;... .i .. . , , " , t;;) UJ , , " i ,è· , I ./. " , b , . 't., r\ C') , 'j -~~.- -', , >, , " )8( 1/ -- VA - - , , , - -~""~ ,ù; >, \ .. , , , , , .w , ~~. , , , ,,; // i' / / , .. " ( :' :/: /' I' ......... //- / Ý ,1 , , , . . .{ \. ~ , -- >, 'l. -·'t,:=::=--- " , ...-~ 'I ''''f(i -* :~ Plan 2 I SHEET Tree Remova JOBNO ü3-28ii,2S DATE 01-03-0;5 , , ¡ , i ~.....I.,.."", :.'........': ., i . . ; i, ...' ; .' ,/ .'.' // ~,1 'j- I"""'';''' ,·i "'0~..:."" / , ,'1- 'i'\ .. y /( , / I!!'.J!! F;<Sf);J: ;;ü: ¡ .. 8> SANDIS ClVllENGINHR, ·SURV¡YOR\ "flANfHRS Jli'anlc::olN' Charles Pankow Bullder$, Ltd. ON PARK STRUCTURE I VALLCO FASH NORTH PARKING CUPERTiNO, .. , 11'.'8 Sill: nAN,;M:-N.i INFORMATION cn'aAINED HcRélN IS P¡,ltlMH'''HY ,fit 'NfORM~'lOl, PR(WI,'f,1) or< TK'S P¡J,>i ¡';"S BEEN DG¡\lArfl¡::D I'RÇ~I. .sOURn:s THAT we DEE¡.l REUAm.E H()I.<ÆVU' WI; AS$\JMF ''0 RE,,~ONSlmUT\' FOR ITSACC\!R~(:Y 1<ll Bl'II.D:¡,8, !EN"'ITSAND ThE 'jSLSA8 ¡¡HeWN ON ¡HS HMrl'l'll ÇHÆNCtDURI'GTH[DESI(;~PRGCESS , '," .. , 1. , , > , f , , >'. " ;;r;, :"iC ,,: , ,.., II -"\1 , , CALIFORNIA 5 Perkowitz + Ruth A .RCH ¡ TEC T . . EXISTING TREES THAT REMAIN ARE SHOWN IN THIER EXACT LOCATION PER SITE SURVEY ASSUMEb PRDPERTY UNE IS ill AT 11'-()"fRú!.!SUiLDIN{;,MCN. TREE TABLE . . EXISITNG REDWOOD PROPOSED TREE PROPOSED GREEN SCREEN VINES Landscape Plan SHEET î3 EXISITNG ASH II " , ~¡ o i' 81 . " ~ , , .~ ;Î ;; , I: II r ~l. ~"ccl ,'"" 't ~~"") 177/.."/.;1 L<"" "10' 'I"Lr J" 9 v .' '.' , i ''-,~:=¥'~T-' / j ~ I ,- / +--" r7.··.) I - I 114 1'1 ' .>:../.' ..,,' ;'" .,) ~'co --'_·.1 ,LL'" P , ,...1 NOTE r' , , , 1° GRASS , , , , :.-_/ I I , , , , , , ). -f!,"", 'EO' \ ~ , , L , ~ ¡, I ' I \ I -li",-" I / ! I, I ~. i " ... i 1 <ê= ~ I ~, ~ I \ I I i I I , I ' W,""_"~ .. I 1 0j II , i¡\ ",¡ ¡ -ij , / \ 1 ..~ ) TYPE II -1 HR.CONSTRUOlON ;;..¡ OCCUPANCY· PARKING !AU- lEVElS] I ! , I I I , , ¡ 'I _ r-"-../ --.J Ï' I¡ l' " - ~--.-- J_~C:-:_ , ,I I I I I I , I I , , , \ , , 'Y l.-.-,,_._. I , i ¡ ~o "¿;, I Q I I ~' "'3> \) ."1,~, ~w ~ I I , \ : i I I' VI ~ iJì ~ , .!!)¡' ":.Y\ ¡"'- ¡ .....- ,n' I I , ~ I i'cre . , , . , I . , , , . {~·~1;·f , , ¡ , , , , , , , '-, ~--- / /' /- ;/ p '" , , i I I , , , , . HARDSCAPE PAVING <8 SA N D I S I ,,,,,'",,,,'". ~\)RVf.YOR5 NANN!R¡ Panko"" Charles penkow Sullders, Ltd. ON PARK STRUCTURE VALLCO FASH NORTH PARKING . "",. 0fd::,· n--+@ I " '.", , .~" , , ,/ "~·~-i , ->.,....,..,.,-,.,"""' 4_~' l.'l.~~í ---+= ,._,..,.......,...,.,c"". ,_._ _.. "'."''--.'.'-"C. .-.'.-._. ._.':'~. :~ _'.1_':'._.. _._.'.~ -~~---.-~----_._--~._--- ~~-:~~.~ L'S],>JR2 , I , I " ;¡ ¡: , I , , , , , , , , , , ~ ~ ~ I '\ ,¡ ,~, ¡ ,- i . l , I <? ~ ]. ill "I :1, I ¡ ~.·0 Tl ~ y ! II ~ I ~~:~.:, , , 1f ¡ !I :1· ¡ I J 'I 'I ii Th -1 " , :i '" ; 'I I ill ASSl!loIffiPROPfRTrUNËlsm A111'-o"rRO¡¡8UILQING,TYPIUl I ) I \ " \ A ¥ , I I ¡ , , , I f 1- I " ¡ " 1 J,. I': II .,. I' , I ~ -".~.:-_...._'-_..._..'~"- -...-....- .-,.-..-...- -,..- - _._--,.~.~.--,~--,.....~_..--,-~--,.~--~-_.~",--.~~., I n1f~TOO$ ~,~~:~~.J____..,~, -=t='~" ,~, -~-i"-- ;..1 . -~! ¡ ¡ I , '/j "I v ~ j I' / r /rl\ !OJ ¡¡ "'I 1 '" // /! /1 BJ - ) I I 1 ~ I BJ - -,,) , BJ , . , / ¡CC~ IÆ¡ BJI/I'" { .. ::I/A ï¡ I !OJ I), If ~ I" ~ ."., , :/7 ,./ ,., .~~ ///1 /./; 11 , , // (./1 '// ".··-1 1/1 r.'" Y:/J ~ "~BJ ~r ~ ì , , . , U \~ IÍ /, I , It TREES IN PLANTER , BOXES (TYP,) . , , , !!I!! \/,,¡ dSJ,¡u:Pal 'ci '0 aJ ~~ '-: E , , , R , .--, JOB NO )3,:œS.25 DATE 0103,06 - I:, , n: , ;-\<; , , "j : ~-"., CALIFORNIA CUPERTINO, HilS SITE PIN, I;Nf)AU.INrÜRM,\TJO;¡ Cm¡TAINUJ HEREN IS PRH.I~UW,R.Y me iNfOR,,(A11Q/.i PROViDci:.' ON HilS PIAN 1-¡',S BEEN Ol'-f:TMlfD mC-hI $()(JHC[,S THAT WF Df.F:M I1HIA6I.r. HDWEvtRWE ASWME NO RESf'DNSIB!J.IW r0RITSAÇC'-'R~C-Y AU_BIJilD'NGS. TUV'N1$M-.¡n THE tlSŒA~ $"C-WN m, 1!il$P\.AN WiU Cf-IM-iGSDLlRINGThEtJr,&G!'I'f'OCEbS \ Perkowitz + Ruth .ARCHITECT ."'t ._~I .Ie . mages SHEET í4 I Source ]üRNO (jJ-2SS 25 DATE , 03-0C " \/ , .,..- , , , i , -~-" , CIVn H¡GINU:~$ SURV,Y(JRS rlANNŒó . PankOlN Charle&Psllkow8uUders,ltd s I SAND ON PARK STRUCTURE CALlFORN!A I VALLCO FASH NORTH PARKING CUPERTINO. THESE!M,\G[SAl'¡l'AllIflFOR~(AT1CHCO>HAINEDHm[N;SPf([1IM,f.¡ARY 1'H'JNF(;R'I.Þ,T;Oi'PROVilX¡¡ ON THIS PI.AI' HAS !ÆfN OMT;;'NFP fROM SOiJIWf:$ TliAl WI; PtFM RH.IA8£ ·HCWttvn;. WE: A$SUMf NO P.l:$PC>NS'B'lI¡YFOR:>1·$~,(xiJFMCYAU.ß\!il,[¡;¡'GS.1[rMNTS"'iDTH[US[sASS;;CWN ON THIS PL"-N WilL C;-¡ANr::;F:fJURiH(;.TrlFÐES<GNPRGCESS s i ( L 'i , , . " , , }.\ , ,."., , i , ",,,- ;; , i '.,-.', m Fô!'hi0!\ """ v' , "iJ " , Perkowih: + Ruth ARCHITECT , 2- (6 :¢ WI/- r¡/OÞ (( Ll · .' ,~¡" ^'T""<! ,¡,.* ..' ...O~ ."'~ ~:~ ~ --, / , . ->..;c '--.<,~~~~~)S,. " , (~--r' i ~. ~ -:..'.,.' / ... .-~'" 'd' j/.(>/~/ .. .-' ,.~--- ". f/'2)~~1¡;_,=~, I !~l. ;~"+f ""'¡o- k~~"f)r~' . I " , \. : " T ...\'W.~,'.;~>- ffT " . . ~ , I , , .;»\,,/ ;! />6 <:)' 'í§.';.-;--/-::f.' '\. / '~"V ~"') '- ~;;; ft.~ ;:.1_ ":Yr''¡~''~~,,_,: }~ ~~i \If. ~:~ m ".~<t~" I - I ' !¡.~-=----.o~",_,;,o:;:{~;' ~. ~ - UMMAkY , " d '"~ ,~ .. , / ,/ /-. .-' /_." /-, ~--t '+c ."- J..~I"· ~ 0' '.j .,J ~-~"j ',C-7Tj:--:;---;---r-/ il.// > ¡/¡?? 7/// i , , :! : , , , , ·4L ""'" - - ;¡;; · · . . "- ." ~ =J .~- .'-C- -.... --., ....... ...;-._"'. ~. :..,~., - ~------~" -t--~ç~- Ü':'8 ',,- - ~::. 1+ ,~ ~ ,~..F/' - - - ... ...' / / / , / '. · · ~ ~-,,,..., ..~,"-,--' - ....... -,.,~ ~. . ',·E ~ ~ - " , ,,\~, ~' , '" ',: It)' ¡I n¡~ 1/ / .,?,,~ \ --rf-\- :.'/, '\,_ Ii Y ,: / .' /: r ,.' ""0.' '\ '-01' ¡" ,,- ~',., ", :!.' ' ,,' 'T'; '/ /''''---º-~-'- __~J .'," r_-_"C I., _.!_l-d'-':"'-_/___ _~,.~ l / / ¡ / :~-'............./ '~ .~- , , ,~/ -----." I -~-C 0._"0 I \ ~---~~-"~ ~. ._' ¡¡I ¡~kiW:'k:l ! ,],. ~r'T.'h \(;! : : I'.....¡F" , ! I '-I- \~ ,r-' ',~) . '_or" .,- --, -- I -'-. l /' J,A:l{¥~- ~~{ ~, .Ai ,- ¡u"" .òJ· ~~~~="oc~j ~~ ¡;~\ìtt, ^,'"", ~. ~ - .. - 'õõ¥ ""!'. ,-..;-: ¡¡:¡:;;: - - '~" ..... ~ :..' ..,~, CA nd AREA SUMMARY ":"Iìl~~~ ' till till ::=.=......g,.,p, ¡;- """00 ,..._ .. ~ ;- ;; ill · · , ,. · .'; .:::"-" ,'I! " . '00'-. · · . , - - · · · ~ · · ~ ~ -, - , / / / / . - -- ...~. - -- ..... --... _ ..,...ìi' ~,~ ...''''" ::: ~ -- -" - - :J --" ....""" ,.,""" .''''''' . - . p..1L1 - . . . - - - . . . - - ".. .. .. .. - IN C R E 55 flOW DIAGRAM ,., " .- _.¡;,;fLÐIL ....""" """ """ ... ..." - - '0'~~~~"~ I....-.....,...S'~':::~_~~-e.: ~ --~" ::...::...::..::.",',.... . ..........................,...., -, . .. - . - - . . ... '..."'''' -. '. .... DIAGRAM flOW .......... GRESS - , /,., 0..__ Í---___. , /",1' 0",' I ')"-_L_/ ~~~~~!,"-, ¡~ {~] , ,~, "> / ',.! ,/ ~ : 1',-, i\ i , i ' , L. " /, ~. ,f r ,);: ';"t::' ---~ : I .: " ., ~.' C', .._ NOTE: EXlsnNG TREES THAT REMAIN ARE SHOWN IN THIER EXACT LOCATION PER SrTE SURVEY ~ TREE TABLE: . EXJSITNG REDWOOD . EXlSITNG ASH . PROPOSED TREE .. - _. PROPOSED GREEN SCREEN VINES .. .. .. .. .. .. ·~m m TREES IN PLANTER . BOXES (TYP.