M-2011-09b OFFICE OF THE CITY CLERK
CITY HALL
10300 TORRE AVENUE •CUPERTINO, CA 95014-3255
C U P E RT I N O TELEPHONE: (408)777-3223• FAX: (408) 777-3366
June 6, 2012
Re: Subiect: Main Street Cupertino mixed-use development
Recommended Action: Approve Modifications (M-2011-09) to the previously-approved
Master Use Permit (U-2008-01), Architectural and Site Approval (ASA-2008-06) and Tree
Removal Permit (TR-2008-08) to allow for a hotel of up to 180 rooms; 138,700 square feet
of retail/athletic club space; a 0.8-acre town square; up to 260,000 square feet of office
space; 143 senior age-restricted units (no condominiums); a 0.75-acre park; removal of 61
trees and relocation of 17 trees; Architectural and Site Approval (ASA-2011-24) for the
retail buildings and hotel where architectural elevations have been provided; Tentative Map
(TM-2011-04) for a total of four fee simple lots with 143 senior age-restricted units (no
condominiums); Modification of Condition No. 5 to replace the requirement for a 400-
person banquet facility with a 6,500 square foot restaurant and meeting space; Extension of
permit to expire five years from the date of approval of this modification; Preservation of
the existing Ash trees along Vallco Parkway as the street trees; Allowance to apply faux
balconies, rather than useable balconies, on the hotel exterior; Removal of the requirement
in Condition No. 6 requiring that the applicant provide free VTA passes to the seniors living
in the senior housing complex for one year; and the 2012 Addendum to the 2009 Final
Environmental Impact Report
Description: Application(s): M-2011-09, ASA-2011-24, TM-2011-04 (EA-2011-18);
Applicant: Kevin Dare (500 Forbes, LLC); Location: North side of Stevens Creek
Boulevard (3 vacant lots) on both sides of Finch Avenue and west of N. Tantau Avenue;
APN # 316-20-085, 316-20-078, 316-20-079
Please note the enclosed change to condition 23c. Also enclosed are the resolutions that Council
adopted at its May 15 meeting.
Sincerely,
�
Grace Schmidt
City Clerk
cc: Community Development
500 Forbes, LLC
Attn: Kevin Dare
203 Redwood Shores Pkwy#200
Redwood City, CA 94065
May 17, 2012 Page 3
A performance bond for the construction of the park (not less than $1.125 million) shall be
required in Phase I. The applicant shall work with staff on the appropriate timing for
acceptance of the performance bond and completion of the park. If the park is not completed
to the satisfaction of the City within four (4) years from the date of approval of the permit,
the City shall have the option of calling in the bond and constructing the park.
A. Prior to granting a certificate of occupancy for the first of the hotel or office buildings,
the Town Square, street and sidewalk improvements along Finch Avenue loop and the
street and sidewalk improvements along the interior roadway connecting Finch Avenue
loop to the office parcel shall be completed to the satisfaction of the City.
B. Prior to granting a certificate of occupancy for the second of the hotel or office
buildings, certificates of completion for shell, core, exterior facades and related
landscaping and improvements shall be obtained for at least 50% of the retail approved
for Phase I of the project.
C. Prior to granting a certificate of occupancy for the third of the hotel or office buildings,
certificates of completion for shell, core, exterior facades and related landscaping and
improvements shall be obtained for all the retail buildings '^^�+°�' °�°+ ���'���'� ^��°���°
�•
13. The applicant is required to return to the City Council, no later than six months from the
date of the project approval, to update the Council on the progress related to developing the
senior housing apartments and discuss alternatives for the northwest corner of the site.
14. Removed the requirement for useable balconies on the hotel; faux balconies are acceptable.
15. Removed the requirement for free VTA passes for seniors living in the senior housing
complex.
16. Preserved the existing Ash trees as the street tree along Vallco Parkway.
17. Modified Condition No. 5 of the original 2009 Master Use Permit conditions to allow a
6,500 square foot restaurant with meeting space in the hotel in lieu of the former
requirement for a 400-person banquet hall in the case that the hotel was built with more than
160 rooms.
Unless amended above, the Modification (M-2011-09) conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Main Street Cupertino, Sand Hill Property
Company, Cupertino, California" consisting of 98 pages, dated March 2012, labeled Title
Sheet, AO through A14, A2.0 through A2.19, H-Ol through H-03, C0.0 through C6.5, and
L2.1 through L2.10, except as may be amended by the conditions contained in this
�
resolution.
2. ACCURACY OF THE PROJECT PLANS
The applicant/property owner is responsible to verify all pertinent property data including
but not limited to property boundary locations, building setbacks, property size, building
, �.
OFFICE OF THE CITY CLERK
CITY HALL
10300 TORRE AVENUE •CUPERTINO, CA 95014-3255
C U P E RT I N O TELEPHONE:(408)777-3223• FAX: (408)777-3366
May 17, 2012
Re: Subject: Main Street Cupertino mixed-use development
Recommended Action: Approve Modifications (M-2011-09) to the previously-approved
Master Use Permit (U-2008-01), Architectural and Site Approval (ASA-2008-06) and Tree
Removal Permit (TR-2008-08) to allow for a hotel of up to 180 rooms; 138,700 square feet
of retail/athletic club space; a 0.8-acre town square; up to 260,000 square feet of office
space; 143 senior age-restricted units (no condominiums); a 0.75-acre park; removal of 61
trees and relocation of 17 trees; Architectural and Site Approval (ASA-2011-24) for the
retail buildings and hotel where architectural elevations have been provided; Tentative Map
(TM-2011-04) for a total of four fee simple lots with 143 senior age-restricted units (no
condominiums); Modification of Condition No. 5 to replace the requirement for a 400-
person banquet facility with a 6,500 square foot restaurant and meeting space; Extension of
permit to expire five years from the date of approval of this modification; Preservation of
the existing Ash trees along Vallco Parkway as the street trees; Allowance to apply faux
balconies, rather than useable balconies, on the hotel exterior; Removal of the requirement
in Condition No. 6 requiring that the applicant provide free VTA passes to the seniors living
in the senior housing complex for one year; and the 2012 Addendum to the 2009 Final
Environmental Impact Report
Description: Application(s): M-2011-09, ASA-2011-24, TM-2011-04 (EA-2011-18);
Applicant: Kevin Dare (500 Forbes, LLC); Location: North side of Stevens Creek
Boulevard (3 vacant lots) on both sides of Finch Avenue and west of N. Tantau Avenue;
APN # 316-20-085, 316-20-078, 316-20-079
At its May 15, 2012 meeting, the Cupertino City Council took the following action:
1. Approved the Modification (M-2011-09) to the 2009 Master Use Permit (U-2008-01),
Master Site and Architectural Approval (ASA-2008-06) and Tree Removal Permit (TR-
2008-08) based upon Option A(1)-2 plan, dated April 30, 2012, to allow for a 180-room
hotel, 260,000 square feet of office, up to 138,700 square feet of retail space, 143 age-
restricted senior housing units, a 0.80 acre town square, a 0.75 acre park, and a five-level
parking garage with two levels below ground; modification to the Master Site and
Architectural Approval; and removal of 61 trees and relocation of 17 trees.
2. Approved the Architectural and Site Approval (ASA-2011-24) for retail shops 2-5, building
pad 3 and the hotel.
3. Approved the Tentative Map for five (5) lots and no condominiums.
4. Approved the 2012 Addendum to the Final Environmental Impact Report.
May 17, 2012 Page 2
5. Revised Condition No. 3 to add that Permits for Phase I shall expire three (3) years after the
approval of this modification; Permits for Phase II shall expire four (4) yeaxs after the
approval of this modification. The park shall be completed to the satisfaction of the City
within four(4) years from the date of approval of this permit.
6. Revised Condition No. 10 on the vacation of Finch Avenue as follows (see below).
"The vacation of Finch Avenue is necessary to support this development. The
vacation will be processed according to procedures set by the Streets and Highways
Code and the Municipal Code. A bond will be required prior to issuance of permits
for street modifications that will allow Finch Avenue to be reverted back to a
standard City street in the case that the construction of the project is not completed.
The Developer shall install and complete the street modifications within two (2)
years of approval of the Final Map, or such longer period as may be specifically
authorized in writing by the City Engineer. Public access easements, for both
vehicular and pedestrian travel, will be provided across the improved site, to link
Stevens Creek Boulevard with Vallco Parkway, as well as provide public access to
the park and the "town center" plaza area. Failure to complete the improvements
withiri the specified time will result in the reversion of Finch Avenue to a standard
City street and the ownership of the former Finch Avenue right-of-way shall revert
back to the City. The reversion of Finch Avenue back to a City street shall be subject
to approval by the City Attorney and Director of Public Works."
7. Revised Condition No. 31.B.3 to say that Hotel type as a Marriott Residence Inn is
acceptable; however, the Architectural and Site Approval application for the interior and
exterior design of the hotel must return back to the City Council for review and approval.
The exterior architectural design of the hotel shall be of the same quality and design
standard as the example provided by the applicant of the Marriott Residence Inn in the
Gaslamp district of San Diego.
8. Retained the proposed retail pads in the Town Square at the sizes proposed (1,500 square
feet for the south pad and 2,000 square feet for the north pad) in Site Plan Option A (1)-2
but required redesign of the pad buildings to be of a more open architectural style in keeping
with the Architectural Advisor's recommendations.
9. Added a parking garage entrance and exit along the south side of the parking garage from
the Stevens Creek Boulevard driveway entrance nearest to Tantau Avenue.
10. Amending Condition No. 46 to add the following - provide a minimum 20-foot wide
landscape buffer along the west side of the project site, adjacent to.the Metropolitan mixed-
use development site, and reduce the park size accordingly so that the buffer and park total
0.75-acres.
11. Provide a retail building north of the retail shop 8 building between the park and Town
Square.
12. Revised Condition No. 23 on the construction phasing of the development based on staff s
revised conditions (see below):
Phase I shall include all buildings, except for the park and the senior housing site. Phase II
shall include the park and senior housing.
May 17, 2012 Page 3
A performance bond for the construction of the park (not less than $1.125 million) shall be
required in Phase I. The applicant shall work with staff on the appropriate timing for
acceptance of the performance bond and completion of the park. If the park is not completed
to the satisfaction of the City within four (4) years from the date of approval of the permit,
the City shall have the option of calling in the bond and constructing the park.
A. Prior to granting a certificate of occupancy for the first of the hotel or office buildings,
the Town Square, street and sidewalk improvements along Finch Avenue loop and the
street and sidewalk improvements along the interior roadway connecting Finch Avenue
loop to the office parcel shall be completed to the satisfaction of the City.
B. Prior to granting a certificate of occupancy for the second of the hotel or office
buildings, certificates of completion for shell, core, exterior facades and related
landscaping and improvements shall be obtained for at least 50% of the retail approved
for Phase I of the project.
C. Prior to granting a certificate of occupancy for the third of the hotel or office buildings,
certificates of completion for shell, core, exterior facades and related landscaping and
improvements shall be obtained for all the retail buildings located east of Finch Avenue
loop.
13. The applicant is required to return to the City Council, no later than six months from the
date of the project approval, to update the Council on the progress related to developing the
senior housing apartments and discuss alternatives for the northwest corner of the site.
14. Removed the requirement for useable balconies on the hotel; faux balconies are acceptable.
15. Removed the requirement for free VTA passes for seniors living in the senior housing
complex.
16. Preserved the existing Ash trees as the street tree along Vallco Parkway.
17. Modified Condition No. 5 of the original 2009 Master Use Permit conditions to allow a
6,500 square foot restaurant with meeting space in the hotel in lieu of the former
requirement for a 400-person banquet hall in the case that the hotel was built with more than
160 rooms.
Unless amended above, the Modification (M-2011-09) conditions are as follows:
SECTION IIL• CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Main Street Cupertino, Sand Hill Property
Company, Cupertino, California" consisting of 98 pages, dated March 2012, labeled Title
Sheet, AO through A 14, A2.0 through A2.19, H-O l through H-03, C0.0 through C6.5, and
L2.1 through L2.10, except as may be amended by the conditions contained in this
resolution.
2. ACCURACY OF THE PROJECT PLANS
The applicant/property owner is responsible to verify all pertinent property data including
but not limited to property boundary locations, building setbacks, property size, building
May 17, 2012 Page 4
square footage, any relevant easements and/or construction records. Any misrepresentation
of any property data may invalidate this approval and may require additional review.
3. DEVELOPMENT APPROVAL
Approval of a Modification to the Master Use Permit is granted for a period of five (5) years
from the date of the Modification approval to allow the construction of a hotel of up to 250
rooms; 138,700 square feet of retail/athletic club space; a 0.8 acre town square; up to
289,750 square feet of office space; 143 senior age-restricted condominium units; 0.75 acre
park, and 3- and 4-level 50-foot high parking garage; and require the ground floor of the
office buildings and senior housing building to accommodate retail components in each
building.
Market-rate housing was removed from all alternate options b t�applicant and is no
longer�art of the development a�proval Therefore market-rate housing mav not be
considered in lieu of the senior housin�component and Schemes 2A and Schemes 2B are
not part of the development approval.
With the exception of the residential units and office square feet, all other uses are subject to
further refinement based on the final approved tenanting and land use plan, provided that
there are no additional traffic and parking impacts as determined by the Community
Development Director.
Uses Develo ment A roval
Senior Housin 143 a e-restricted condominiums units
Hotel 5-stories, u to 250 rooms
Athletic 60,000 square feet athletic club or 60,000 square feet of retail
Club/Additional
Retail Sho s
Parking Garage 1,059 spaces - 4-stories above ground and one level underground.
retail)
Parking Garage 328 spaces—3 levels and one level underground.
office)
Retail Up to 138,700 square feet (with no athletic club, the additional retail
option (Scheme 1 C) and conversion of 9,000 sf along Vallco Parkway
street fronta e to future additional retail sho area)
Office 289,750 s uare feet
Publicly 1.55 acres of town square and park area
Accessible Open �
Space (Town
S uare and Park)
4. OFFICE DEVELOPMENT ALLOCATION FOR THE OFFICE BUILDINGS
Prior to issuance of any building permit(s) for the office buildings, the applicant shall
demonstrate to the satisfaction of the Community Development Director that any tenant of
any of the office buildings shall meet the requirement of Strategy 3 (Major Companies) of
Policy 2-20 (Diversity of Land Use) of the Cupertino General Plan which states that "(n)ew
office development must demonstrate that the development positively contributes to the
May 17, 2012 Page 5
fiscal well being of the City." Compliance with this condition shall be a requirement for
initial building permit issuance and validity of a Certificate of Occupancy.
5. HOTEL OPERATIONS
The hotel shall be permitted to operate as a 24-hour late night business operation and shall
provide a minimum 6,500 square foot restaurant and meeting space area on the ground floor
of the hotel along the Town Square. Any additional or revised uses for the hotel will be
reviewed at the time specific business operation information is provided about these uses to
determine if they are permitted and will require a separate Use Permit application.
(Note: This modifies the Condition No. 5 in the approval dated January 20, 2009) to replace
the requirement for a 400-person banquet facility with a 6,500 square foot restaurant and
meeting space.
6. SENIOR HOUSING REQUIREMENTS
Prior to issuance of building permits, a covenant, approved by the City Attorney, shall be
required to ensure that the senior housing remains as age-restricted housing for seniors.
7. MAXIMUM PERCENTAGE OF RESTAURANTS
The maximum square footage of restaurant use (or any food-related uses with similar
parking demand) permitted within the retail space of the mixed-use development shall not
be more than 10% based on the approved development scheme(s) and retail space square
footage for the project, in accordance with the traffic analysis dated February 23, 2012 and
parking analysis dated March 2, 2012, performed by Fehr and Peers. Any future refinements
to the restaurant percentage may be approved by the Director of Community Development if
a subsequent parking and traffic analysis indicates that there is adequate parking for the
various mixtures of uses and there are no additional significant traffic impacts compared to
thresholds studied in the origina12009 Environmental Impact Report.
8. TENTATIVE MAP
Approval of a Tentative Map is granted to subdivide the property from three parcels into
seven parcels and subdivide Lot 2 into 143 senior age-restricted condominium units and one
condominium for a parking garage per Pages C0.0 through C6.5. The hotel/retail parking
parcel shall be used solely for parking for the hotel and retail use. The parcel shall not be
sold separately from either the hotel or retail parcel. These restrictions shall be included
within the C.C. & R's.
9. VACATION OF FINCH AVENUE
Finch Avenue shall be vacated upon approval by the City Council in accordance with the
City's procedure to vacate a public street.
10. COVENANT OF RECIPROCAL INGRESS/EGRESS EASEMENT
The applicant shall record a deed restriction for necessary reciprocal ingress and egress
easements between each lot created by the new development. The applicant shall also record
appropriate deed restrictions for necessary reciprocal ingress and egress easements between
the adjacent properties to the west, to be implemented at such time that the City can require
the same of adjacent property owners. These reciprocal ingress and egress easements
between each lot and between adjacent properties to the west shall also be recorded on the
Final Map. The easement language shall be reviewed and approved by the City Attorney and
May 17, 2012 Page 6
the Director of Public Works. The covenant of easement shall be recorded prior to final
map approval.
11. PUBLIC PEDESTRIAN EASEMENT
Public access pedestrian easements through the interior sidewalks, pedestrian paths and
plazas, the town square, and park area shall be required and recorded on the final map as
noted in the tentative map plans C0.0— C6.5. The easement language shall be reviewed and
approved by the City Attorney and Director of Public Works prior to recordation of the
easement on the project site with the final map approval. The final map will include Public
Pedestrian Easements, though the CC&R's will include additional restrictions/guidelines on
the usage of the Public Pedestrian Easements.
12. COVENANTS, CONDITIONS AND RESTRICTIONS
The project CC&Rs shall be reviewed and approved by the City Attorney prior to
recordation with the final map approval. The CC&Rs shall incorporate requirements
pertaining to the public access easements, reciprocal ingress/egress easements, public
pedestrian easements, shared parking, maintenance and operation of common areas
including but not limited to public access to the park and Town Square, and joint use
agreement for the town square and park. The conditions of approval for the project shall also
be recorded on the properties and incorporated into the CC&Rs. No changes may be made to
the CC&Rs without the City Attorney's review and approval.
13. JOINT USE AGREEMENT
Prior to recordation of the final map, the applicant shall submit a joint use agreement
between the City and the applicant to be reviewed by the City Attorney and the Director of
Parks and Recreation, and approved by the City Council, which permits the City to use the
town square and park area for public use for community events or other similar City-
approved events or activities, such as, but not be limited to a farmers' market, holiday
activities, and summer events. The joint use agreement shall be recorded and incorporated
by reference into the Covenants, Conditions and Restrictions (CC&Rs) of the project site.
The Joint Use Agreement shall include provisions for maintenance of the park and town
square.
The joint use agreement shall govern the public use, programming, public access and
percentage of time available for the allowable public activities and events for which the
town square and park may be used. The agreement shall also require available publicly
identifiable restroom facilities for public use during normal business hours. No structures
will be constructed on the town square area without the prior approval of the City of
Cupertino, other than the retail pad structure(s) approved in accordance with the Master Use
Permit. The programming provisions of the joint use agreement shall be administered
between the applicant and the Parks and Recreation Department and the document approved
by the City Attorney. The park shall be constructed prior to issuance of a Certificate of
Occupancy for any structure on the entire project.
14. MAINTENANCE AGREEMENT
A. The applicant shall create an Improvement and Maintenance District to maintain the
park, town square, sidewalks, landscaped park strips along Vallco Parkway, N. Tantau
Avenue and Stevens Creek Boulevard directly adjacent to the subject project site. Said
May 17, 2012 Page 7
district shall be part of the Covenants, Codes and Restrictions of the project and shall be
reviewed and approved by the City Attorney prior to approval of the final map.
B. The applicant shall record a maintenance agreement subject to the approval of the City
Attorney for the maintenance of the shared driveways by the property owners of each of
the lots.
15. GROUND FLOOR RETAIL
Prior to issuance of building permits, the applicant shall demonstrate the ground floor retail
functionality for buildings proposed at heights over 45 feet in accordance with the City's
General Plan, to the satisfaction of the Director of Community Development. The ground
floor retail shall be connected to the building and be of substantial and appropriate size to
accommodate the functionality of retail uses. The building frontages of all buildings facing
the town square, except for the athletic club and hotel shall have ground floor retail.
However, the athletic club and hotel must provide active ground floor uses facing the town
square.
16. DISCLOSURE CLAUSE TO THE FUTURE PROPERTY OWNERS
The applicant/developer shall inform the future owners through the Covenants, Conditions
and Restrictions (CC&Rs) as well as other documentation of the surrounding projects and
that the development site is under a Cupertino Planned Development zoning. Property
purchaser shall check with the City to determine the specific restrictions under the Planned
Development zone and related permits. The CC&R language incorporating this requirement
shall be reviewed and approved by the City prior to issuance of building permits.
17. BELOW MARKET RATE HOUSING PROGRAM
For residential units, the applicant shall comply with the requirements in the City's Below
Market Rate (BMR) Housing program. For alternatives to these requirements, the applicant
may request the Housing Commission to recommend alternatives to the City Council to
meet these requirements. For dedication of any housing units at below market rates, the
applicant shall record a covenant, which shall be subject to review and approval by the City
Attorney, to be recorded prior to issuance of building permits for the planned senior housing
building. BMR fees shall be paid prior to issuance of building permits.
18. HOUSING MITIGATION FEES
Prior to issuance of building permits, the applicant shall provide the required housing
mitigation fees for the commercial, office and hotel development on the project site.
19. MAXIMUM LENGTH OF HOTEL STAYS
Hotel stays shall be limited to a maximum of 30 days per reservation.
20. ADDENDUM TO THE PREVIOUSLY-APPROVED EIR AND THE MITIGATION
MONITORING AND REPORTING PROGRAM
The project shall implement all of the mitigation measures identified in the Mitigation
Monitoring and Reporting Program (MMRP) dated March 2012 as identified in the 2009
Final EIR and as modified by the 2012 Addendum to the Final EIR.
May 17, 2012 Page 8
21. DEVELOPMENT ALLOCATION
Use 2009 Master 2012 Modified Master Use 2012 Modified Master Use Permit
Use Permit Permit Additional Allocations Needed
Allocations (Scheme IA)
Granted
Retail Up to I50,000 s Up to 138,700 square No additional allocation is neede
from the Vallco Any credits can be done
Park South after Council approva�
retail
commercial
allocation
Office 100,000 sf from 289,750 sf 189,750 sf additional from the
the N. De Anza Major Companies allocation
Boulevard pursuant to Condition No. 4
o ice allocation
Hotel Up to 250 room Up to 250 rooms No additional allocation needed
from the
Citywide Hotel
allocation
� Senior 160 units from 143 senior condominium No additional allocation needed
Housing the Vallco Park housing units for the143 senior housing units
South
residentiat
allocation
Athletic 145,000 sf 60,000 sf(incla�ded in the No additional allocation needed.
club (eqtrivalent of retail calculation above).
98,800 sf of
retail
commercial
allocation.
81,270 sf from
Vallco Park
Sottth
allocation and
17,530 sf from
Heart of the
Ci allocation)
The applicant shall receive an allocation of up to 138,700 square feet of retail commercial
square footage from the Vallco Park South retail commercial allocation area; up to 60,000
square feet of commercial for the athletic club and/or retail commercial square footage from
the Vallco Park South and Heart of the City retail commercial allocation areas; 143 senior
age-restricted condominium housing units from the Vallco Park South residential allocation;
up to 250 hotel rooms from the Citywide Hotel allocation; and 289,750 square feet for major
office.
- May 17, 2012 Page 9
22. CONSTRUCTION PROJECT PHASING
Prior to issuance of grading and/or building permits, the applicant shall prepare a
construction phasing schedule, demonstrating completion of the project within 5 years of
this approval. The construction phasing schedule shall detail critical milestones of the
construction. Critical milestones of the construction shall include but not be limited to the
following:
a. The town square, the two office buildings, the parking garage, the hotel, retail shops 1-7
and retail pads 1-3 fronting Stevens Creek Boulevard and in town square, the street and
pedestrian infrastructure around these portions of the project site, and sufficient parking
to support these uses, shall be constructed together as part of the first development
phase, if the project is developed in phases.
b. The .75 acre park, senior housing building, retail shop 8 and the 60,000 square foot
athletic club and/or additional retail shop area will be developed in Phase II. The park,
however, may be developed as part of Phase I. If the park is not developed as part of
Phase I, the applicant will be required to provide a security deposit in the amount of
$1.125 million(prior to the occupancy of the last building developed in Phase I).
c. Adequate parking shall be provided on the project site during the phased development of
the project. The applicant will be required to demonstrate to the satisfaction of the
Director of Community Development that adequate parking is provided for the
development of each building on site.
23. GRADING AND CONSTRUCTION HOURS
All grading activities shall be limited to the dry season (April 15 to October 15). Grading
hours shall be limited to Monday through Friday, 7 a.m. to 8 p.m. Grading, street
construction, demolition or underground utility work shall not occur on Saturdays, Sundays
and holidays, and during the nighttime period as defined in Section 10.48.053(b) of the
Municipal Code. Construction activities shall be limited to Monday through Friday, 7 a.m.
to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed
on holidays. The developer shall be responsible for educating all contractors and
subcontractors of said construction restrictions. Rules and regulation pertaining to all
construction activities and limitations identified in this permit, along with the name and
telephone number of a developer appointed disturbance coordinator, shall be posted in a
prominent location at the entrance to the job site. The applicant shall comply with the above
grading and construction hour requirements unless otherwise indicated in the mitigation
measures identified in the Mitigation Monitoring and Reporting Program (MMRP) dated
March 2012 as identified in the 2009 Final EIR and as modified by the 2012 Addendum to
the Final EIR.
24. PARKING
The applicant shall comply with the minimum parking requirements for the project per the
Main Street Cupertino Revised Site Access and Parking Analysis prepared by Fehr and
Peers on March 2, 2012. The applicant shall also comply with the swales and permeable
surfaces requirement) of the City's Parking Regulations. Adjustments to the parking plan
may be permitted based on the final approved tenanting and land use program as long as
there are no additional parking and traffic impacts as determined by the Director of
Community Development.
May 17, 2012 Page 10
25. BICYCLE PARKING
The applicant shall provide bicycle parking and bike racks for the proposed project in
accordance with the City's Parking Regulations under Chapter 19.124 of the Cupertino
Municipal Code.
26. PARKING LOT LIGHTING
Lighting in the parking lots shall be approved by the Director of Community Development
for compliance with applicable regulations prior to issuance of building permits.
27. BUILDING PERMIT APPROVAL
The Director of Community Development shall review the final building permits for full
conformance with the Master Use Permit approval and the Architectural and Site Approval
for each building prior to issuance of building permits for each building.
28. SIDEWALKS/CROSSWALKS
a. The final sidewalk/street frontage plan shall be required to be reviewed and approved by
the City prior to the final map, and shall match the guidelines of the South Vallco
Master Plan and be consistent with the sidewalk/street frontage plan for the adjacent
Rosebowl mixed use development.
b. The applicant shall provide decorative crosswalks with colored and/or stamped asphalt
pavement across Vallco Parkway, N. Tantau Avenue and Stevens Creek Boulevard. The
decorative pavement materials shall be reviewed and approved by the Director of
Community Development and the Public Works Department, and shall be consistent
with the recommendation of the traffic analysis prepared by Fehr and Peers in the
Transportation Impact Analysis dated September 5, 2008 on p. 48.
29. SIGNAGE
Signage is not approved with this application. Signage shall conform to the City's Sign
Ordinance, Heart of the City Specific Plan and South Vallco Master Plan. Prior to final
occupancy and approval of any individual signs on site, a detailed master sign program shall
be submitted for review and approval in accordance with the City's Sign Ordinance.
30. ARCHITECTURAL AND SITE APPROVAL
A. The buildings, site development and architecture shall substantially conform to the site
plan, elevations and details as shown in the approved exhibits, unless otherwise noted
below. Prior to issuance of building permits, the applicant shall be required to obtain
approval of a separate Architectural and Site Approval application for each of the
buildings by the Design Review Committee; each Architectural and Site Approval
application shall provide a detailed site plan, full elevations (all four sides), floor plans
and any other details as required for Architectural and Site Approval applications.
Building colors and materials shall be reviewed and approved in conjunction with the
Architectural and Site Approval. Minor amendments to approved Architectural and Site
Approvals for buildings and/or the site plan, including minor changes to the layout of the
site plan, may be reviewed and approved by the Director of Community Development.
B. The applicant shall provide the following additional modifications and enhancements to
the plan prior to issuance of building permits (including recommendations referenced by
May 17, 2012 Page 11
the City's Architectural Advisor on February 20, 2012 in Attachment 11 & 16 or as
amended by the Planning Commission):
Town Square
l. The town square area shall be designed as a "flexible" public space that may be
expanded or shifted by the temporary closure of one or more of the surrounding
publicly accessible streets.
2. In order to allow for a seamless expansion or shifting of the future pedestrian
activities, the town square area will be developed to be flush with the grade of the
surrounding street system. The Director of Community Development may approve
other similar details deemed to be consistent with the intent of this condition.
3. The applicant shall provide decorative semi-pervious pavements or similar
treatments in the town square and plaza areas to the satisfaction of the Director of
Community Development.
4. Parking on the circular street system shall be delineated by decorative semi-pervious
paving or other similar treatments as deemed to be appropriate by the Director of
Community Development.
5. Final design and landscape of the town square area shall be reviewed and approved
by the Director of Community Development.
6. Temporary closure of any portion of the private drive streets, including methods
used to temporarily close the street(s), will require approval from the Director of
Public Works.
Office Buildin�s
Architectural enhancements to the building shall be incorporated including the
following:
a. Enhance tower entry features with details and design features (particularly the
central tower entry facing Stevens Creek Boulevard) and project the towers out
and upward from the main bulk of the building.
b. Provide prominent architectural design enhancements to emphasize the
importance of this corner as the eastern gateway entry to the City, including
identifiable street frontage public entrances along Stevens Creek Boulevard and
N. Tantau Avenue, glass store fronts and corner site features.
c. Provide horizontal elements to the building design to reduce the verticality of the
building frontages along Stevens Creek Boulevard and N. Tantau Avenue.
d. Provide deep recessed windows.
e. Unify the variety of building forms with more closely related and toned down
color tones.
f. Add ground floor space as an "arcade-like" element along Stevens Creek
Boulevard and around the corners at the easterly Main Street drive entry and a N.
Tantau.
Hotel
1. Provide additional variation in height and wall articulations, such as larger roof eave
overhangs with additional fa�ade depth and architectural detail and variety in roof
eave heights, to minimize the verticality, bulk and box-like shape of the building.
2. Enhance architectural detailing on the building that is in scale with the building.
3. Provide deep recessed windows to provide depth to the building fa�ade.
May 17, 2012 Page 12
4. Increase the horizontal elements of the fa�ade.
5. Add patio space (seating) at the corner of Vallco Parkway and Finch Avenue to
enliven the streetscape and entry to the site.
6. Provide additional architectural pedestrian-scale detailing of the ground floor
treatment of the building, including along town square, Vallco Parkway, and the
pedestrian area leading to the garage.
7. Tone down the contrast in exterior colors and provide colors that will complement
the colors used within the development.
8. Provide an outdoor dining terrace along the frontages of the restaurant facing town
square.
Retail Buildings
1. Revise the architectural design of the retail pad building(s) in town square from an
agrarian look to a park pavilion/kiosk style architecture with greater storefront
glazing and sophistication.
2. Provide active storefront pedestrian entries on all retail shops facing Stevens Creek
Boulevard.
Auto Court/Parking Gara�e
1. Provide flexibility by allowing the applicant to explore an alternate plan for an
underground parking garage for the office buildings and construct a street-level auto
court/plaza facing Vallco Parkway, or other alternate plans that would allow for
additional retail along the Stevens Creek frontage.
2. The parking garage shall be designed and constructed to allow for the option of
facilitating up to 9,000 square feet of retail spaces with store front windows along
Vallco Parkway. Alternatively, the applicant may locate the 9,000 square foot of
retail along the southern end of the parking garage facing the interior driveway and
the retail pads along Stevens Creek Boulevard.
3. The parking garage shall provide architectural details and provide features along the
ground floor facing Vallco Parkway to promote pedestrian orientation along the
street.
Athletic Club
1. The final design and layout of the athletic club shall provide an appropriate amount
of building frontage and features to activate the pedestrian activities along the town
square as opposed to swimming pool or open yard.
Street Furniture
The applicant shall provide street furniture and pedestrian amenities along Stevens
Creek Boulevard and Vallco Parkway. Prior to the issuance of building permits for
Phase 1 of the project, the street furniture shall be reviewed and approved by the Design
Review Committee.
31. GATEWAY ENTRY
The applicant shall be required to construct and install a gateway entry feature on the
northwest corner of Stevens Creek Boulevard and N. Tantau Avenue that will be consistent
with the policies of the General Plan and South Vallco Master Plan. The gateway entry
feature shall be a prominent design that may fulfill the public art requirement and could
May 1'7, 2012 Page 13
include a decorative monument feature that spans over Stevens Creek Boulevard, or vertical
structural elements on both sides of Stevens Creek Boulevard and on the median to
announce entry. Also, this corner shall include a community banner and enhanced
pedestrian crossings that may include crosswalk lighting, special paving materials andlor
prominent art or architectural feature announcing the entry to the City, such as a wrought
iron element, subject to review and approval by the City Council.
32. LANDSCAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be reviewed and
approved by the Director of Community Development prior to issuance of building permits
for the building, portion of development, and/or phase of development for which building
permit applications have been submitted. The landscape plan shall provide the following
prior to issuance of building permits:
a. Water conservation and pesticide reduction measures and requirements in conformance
with Chapter 14.15, Landscape Ordinance, and the pesticide control measures referenced
in Chapter 9.18, Stormwater Pollution Prevention and Watershed Protection, of the
Cupertino Municipal Code.
b. A full landscape project submittal per section 14.15.040 of the Landscaping Ordinance.
The Water-Efficient Design Checklist (Appendix A of Chapter 14.15), Landscape and
Irrigation Design Plans, and Water Budget Calculations shall be reviewed and approved
to the satisfaction of the Director of Community Development prior to issuance of
building permits.
c. Landscaping along Stevens Creek Boulevard and N. Tantau Avenue in accordance with
the streetscape design requirements of the Heart of the City Specific Plan.
d. Planting of two specimen oak trees flanking the driveway entrances to the development
along Stevens Creek Boulevard as replacements for the removal of the existing dead
• specimen oak tree.
e. Existing and Ash trees along Vallco Parkway shall be retained to the maximum possible
as determined by the City Arborist.
33. LANDSCAPE INSTALLATION REPORT
The project is subject to all provisions delineated in the Landscape Ordinance (CMC,
Chapter 14.15). A landscape installation audit shall be conducted by a certified landscape
professional after the landscaping and irrigation system have been installed. The findings of
the assessment shall be consolidated into a landscape installation report.
The landscape installation report shall include, but is not limited to: inspection to confirm
that the landscaping and irrigation system are installed as specified in the landscape and
irrigation design plan, system tune-up, system test with distribution uniformity, reporting
overspray or run-off that causes overland flow, and preparation of an irrigation schedule.
The landscape installation report shall include the following statement: "The landscape and
irrigation system have been installed as specified in the landscape and irrigation design plan
and complies with the criteria of the ordinance and the permit."
34. LANDSCAPE AND IRRIGATION MAINTENANCE
Per the Landscape Ordinance (CMC, Chapter 14.15), a maintenance schedule shall be
established and submitted to the Director of Community Development or his/her designee,
May 17, 2012 Page 14
either with the landscape application package, with the landscape installation report, or any
time before the landscape installation report is submitted.
a) Schedules should take into account water requirements for the plant establishment
period and water requirements for established landscapes.
b) Maintenance shall include, but not be limited to the following: routine inspection;
pressure testing, adjustment and repair of the irrigation system; aerating and de-
thatching turf areas; replenishing mulch; fertilizing; pruning; replanting of failed plants;
weeding; pest control; and removing obstructions to emission devices.
c) Failed plants shall be replaced with the same or functionally equivalent plants that may
be size-adjusted as appropriate for the stage of growth of the overall installation.
Failing plants shall either be replaced or be revived through appropriate adjustments in
water, nutrients, pest control or other factors as recommended by a landscaping
professional.
35. SOIL ANALYSIS REPORT
A soils analysis report shall document the various characteristics of the soil (e.g. texture,
infiltration rate, pH, soluble salt content, percent organic matter, etc) and provide
recommendations for amendments as appropriate to optimize the productivity and water
efficiency of the soil.
The soil analysis report shall be made available to the professionals preparing the landscape
and irrigation design plans in a timely manner either before or during the design process. A
copy of the soils analysis report shall be submitted to the Director of Community
Development as part of the landscape documentation package.
36. LANDSCAPE AND IRRIGATION MAINTENANCE AGREEMENT
Prior to final inspections and final occupancy, the owner(s) of the property shall enter into a
formal written landscape maintenance agreement with the City. The City shall record this
agreement, against the property or properties involved, with the County of Santa Clara
Recorder's Office and it shall be binding on all subsequent owners of land served by the
proposed landscape. The landscape maintenance agreement shall require that modifications
and maintenance activities not alter the level of water efficiency of the landscape from its
original design, unless approved by the City prior to the commencement of the proposed
modification or maintenance activity.
37. TREE REMOVAL
a. The applicant is approved to remove a total of 61 trees and relocate 17 trees on site in
accordance with the City Arborist's report prepared by David Babby and dated April 30,
2008. Although the applicant is requesting approval to remove these trees in accordance
with the City Arborist's recommendation, the intent is to retain as many of the existing
perimeter street trees for the remaining life of such trees where they are not considered
dead or do not require immediate removal.
b. The applicant shall be required to replace the Aleppo Pine tree (Tree No. 113) that was
removed in accordance with the City's Protected Trees Ordinance (Chapter 14.18 of the
Cupertino Municipal Code).
May 17, 2012 Page 15
c. For any trees that are removed due to hazardous conditions, are considered dead, or die
as a result of relocation, the applicant shall be required to obtain a tree removal permit
and replace these trees in accordance with the City's Protected Trees Ordinance.
d. For any trees that require removal due to construction plan drawing changes and/or
construction activity, the applicant shall obtain a tree removal permit in accordance with
the Protected Trees Ordinance.
e. The Director of Community Development may review and approve further refinements
to the tree removal and planting plan based on the approved final land use program for
the center provided that there are no significant environmental or visual impacts.
38. TREE REPLACEMENTS
Final approval of the required tree replacements shall be reviewed and approved by the
Director of Community Development in accordance with the City's Protected Trees
Ordinance. The applicant may be able to reduce the number of replacement trees on site, if
larger size trees are proposed, in accordance with the tree replacement standards of the
ordinance. For any additional trees that are removed due to hazardous conditions or are
considered dead, the applicant shall be required to obtain a tree removal permit and replace
these trees in accordance with the Protected Trees Ordinance. Species and size of
replacement trees shall be reviewed and approved by the Community Development Director.
39. TREE PROTECTION
As part of the building permit drawings, a tree protection plan shall be prepared by a
certified arborist for the trees to be retained. The applicant shall be required to install tree
protection measures before and during development in accordance with the City Arborist's
report dated April 30, 2008, and in accordance with requirements of the Public Works
Department for the preservation of existing street trees. In addition, the following measures
shall be added to the protection plan:
A. 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.
B. No parking or vehicle parking shall be allowed under root zones, unless using buffers
approved by the project arborist.
C. No trenching within the critical root zone area is allowed. If trenching is needed in the
vicinity of trees to be retained, the City Arborist shall be consulted before any trenching
or root cutting beneath the dripline of the tree.
D. Tree protection conditions shall be posted on the tree protection barriers.
E. Retained trees shall be watered to maintain them in good health.
40. TREE PROTECTION BOND
The applicant shall provide a tree protection bond in an amount determined by the City
Arborist to ensure protection of trees slated for preservation prior to issuance of grading,
demolition or building permits. The bond shall be returned after completion of construction,
subject to a letter from the City Arborist indicating that the trees are in good condition.
41. TREE REPLACEMENT IN-LIEU FEE
The applicant shall pay an in-lieu fee in accordance with the City's Protected Trees
Ordinance for any trees that cannot be replaced on site.
May 17, 2012 Page 16
42. HEART OF THE CITY DESIGN GUIDELINES
A. The project shall comply with the Heart of the City Specific Plan development standards
and design guidelines in effect at the time of project approval.
B. If any portions of the buildings on the Master Use Permit site plan do not meet the
minimum setbacks per the Heart of the City Specific Plan, the applicant must either
modify the building setback or obtain approval of an Exception application to the Heart
of the City Specific Plan.
43. SOUTH VALLCO MASTER PLAN
The project shall comply with the South Vallco Master Plan. Prior to release of building
permits for Phase 1 of the project, the final boulevard plan along Vallco Parkway shall be
reviewed and approved by the Director of Community Development. The applicant shall
make reasonable efforts to contact adjacent property owners to show improvement plans
including, but not limited to the specific lighting, sidewalk furniture, and landscaping
treatments to be consistent with the vision of the South Vallco Master Plan.
44. CREEK TRAIL IMPROVEMENTS
The applicant shall contribute an amount not to exceed $65,000 to the improvements of a
trail connection along Calabazas Creek from Vallco Parkway to I-280. This contribution
shall be used by the City to administer a creek trail plan and necessary approvals and
improvements. If this fund is not used within five years of the project completion, then it
shall be returned to the applicant.
45. PARK AREA ALONG METROPOLITAN
A 0.75 acre park area shall be maintained along the western property line adjacent to the
Metropolitan mixed-use development. The location of the park and senior housing shall be
flipped to allow the park to be more internally located within the development and the
senior housing to more closely face Stevens Creek Boulevard. Additionally, a retail building
shall front Stevens Creek Boulevard in front of the senior housing with surface parking
between. The design of the park area, shall include but not be limited to passive recreation
apparatuses, such as a tot lot and sitting areas. The Parks and Recreation Commission shall
review the park design and shall refer its recommendation to the City Council for review
and approval. The linear green space park buffer parallel to the eastern property line of the
Metropolitan mixed use development shall be installed prior to issuance of building
occupancy of any building constructed adjacent to this property line.
46. SECURITY PLAN FOR PARKING GARAGE
The applicant shall develop a comprehensive private security plan for the entire
development encompassing patrol hours, manning levels and frequency, closed circuit
cameras in the parking garage, and adequate lighting levels. The plan shall be prepared by
the applicant and approved by the Sheriff s Department prior to final occupancy.
47. PARKING GARAGE NOISE MITIGATION
The parking garage floors shall be treated/coated with materials as deemed appropriate by
the City to lessen the noise impacts of vehicle movements.
May 17, 2012 Page 17
48. RESTAURANT ODOR ABATEMENT
All restaurants shall install odor abatement systems to be incorporated into the air handling
systems to reduce the odor impact from the restaurants to the adjacent community. Detailed
plans shall be reviewed and approved by the Community Development Department prior to
issuance of building permits.
49. SCREENING
All mechanical and other equipment ori the buildings and site shall be screened so they are
not visible from public street areas or adjoining developments. Screening materials/colors
shall match building features and materials. The height of the screening shall be taller than
the height of the mechanical equipment that it is designed to screen. The location of
equipment and necessary screening shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits.
50. TRASH AND DELIVERY ACTIVITIES
C. A detailed refuge and truck delivery plan must be prepared by the applicant. The plan
shall specify locations of trash facilities, refuge pick up schedules and truck delivery
schedules and routes. All trash facilities must be screened and enclosed to the
satisfaction of the Public Works Department. The final plan shall be submitted to the
City for review and approval prior to issuance of building permits.
D. All deliveries shall comply with the mitigation measures provided in the Mitigation
Monitoring and Reporting Program prepared by David J. Powers and Associates dated
January 2009, except as may be modified by the 2012 Addendum to the Final
Environmental Impact Report (EIR).
51. CONSTRUCTION MANAGEMENT MEETING
Prior to commencement of construction activities, the applicant shall arrange for a pre-
construction meeting with the pertinent departments (Building, Planning, and Public Works)
to review the applicant-prepared construction management plan.
52. CONSTRUCTION MANAGEMENT PLAN
A construction management plan shall be prepared by the applicant and approved by staff
prior to issuance of building permits. During Phase 1 and 2 of the construction, staging of
construction and equipment shall occur as far away from any residential property as
possible. The applicant shall also provide a construction manager hotline phone number for
residents of the adjacent Metropolitan condominium complex to call for construction related
activities on the project site. The hotline number shall also be posted on the project site and
at the Metropolitan condominium complex. Said construction management plan shall also
provide the following:
A. Construction Vehicle Access and Routing
B. Construction Equipment Staging Area
C. Dust Control (Best Management Practices)
D. Hours of Operation
E. Street Cleaning Schedule and Program
May 17, 2012 Page 18
53. DUST CONTROL
The following construction practices shall be implemented during all phases of construction
for the proposed project to prevent visible dust emissions from leaving the site:
a) Water all active construction areas at least twice daily and more often during windy
periods to prevent visible dust from leaving the site; active areas adjacent to windy
periods; active areas adjacent to existing land uses shall be kept damp at all times, or
shall be treated with non-toxic stabilizers or dust palliatives.
b) Cover all trucks hauling soil, sand and other loose materials or require all trucks to
maintain at least 2 feet of freeboard;
c) Pave, apply water at least three times daily, or apply (non-toxic) soil stabilizers on all
unpaved access roads, parking areas and staging areas at construction site.
d) Sweep streets daily, or more often if necessary (with water sweepers) if visible soil
material is carried onto adjacent public streets.
e) The applicant shall incorporate the City's construction best management practices into
the building permit plan set.
fl The applicant shall comply with the above dust control requirements unless otherwise
indicated in the mitigation measures identified in the Mitigation Monitoring and
Reporting Program (MMRP) dated March 2012 as identified in the 2009 Final EIR and
as modified by the 2012 Addendum to the Final EIR.
54. NOISE MITIGATION
T'he project and retail operations shall comply with the City's Community Noise Control
Ordinance (Chapter 10.48 of the CMC), unless otherwise indicated in the mitigation
measures identified in the Mitigation Monitoring and Reporting Program (MMRP) dated
March 2012 as identified in the 2009 Final EIR and as modified by the 2012 Addendum to
the Final EIR. In addition, the following mitigation measures shall be taken in order to
reduce noise event impacts to nearby receptor areas:
a) Delivery trucks shall be turned off while unloading products at the loading dock.
b) Construction equipment shall be have quiet design features, be well-maintained, and
have a high quality muffler system.
c) Temporary plywood enclosures shall be erected around stationary equipment that
produces excessive noise at nearby receptors.
d) Unnecessary idling of machines when not in use shall be prohibited.
e) Good maintenance and lubrication procedures shall be used to reduce operating noise.
55. GREEN BUILDING
The applicant shall obtain LEED certification designation for the hotel, office and senior
housing buildings in accordance with the U.S. Green Building Council standards and the
City's Green Building policies. The applicant shall also design the athletic club (if
developed) and retail buildings to LEED certification standards, but will not be required to
certify these buildings as LEED certified. The applicant shall also provide solar hot water
heating for any pools provided on the project site.
56. TRANSPORTATION DEMAND MANAGEMENT
The applicant shall commit to implementing a transportation demand management (TDM)
plan incorporating solutions as indicated in the mitigation measures identified in the
Mitigation Monitoring and Reporting Program (MMRP) dated March 2012 as identified in
May 17, 2012 Page 19
the 2009 Final EIR and as modified by the 2012 Addendum to the Final EIR, that may
include parking cash-out and eco passes for employees, valet for customers and off-site
parking options. The TDM plan including the projected funding shall be reviewed and
approved by the Director of Community Development Director prior to issuance of building
permits.
57. UTILITY STRUCTURES
All new utility structures shall be located underground or screened from public view to the
satisfaction of the Director of Community Development and Public Works.
58. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent feasible
subject to the Building Official and shall meet the mandatory requirements of the Cal Green
Building Code. The applicant shall provide evidence that materials will be recycled prior to
issuance of final demolition permits.
59. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard
to the proposed project for additional conditions and requirements. Any misrepresentation
of any submitted data may invalidate an approval by the Community Development
Department.
60. 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.
61. PUBLIC ART
The applicant shall provide public art in accordance with General Plan policy 2- 66.
Public art shall be installed on the project site prior to final occupancy of the last
building completed in the first phase. The public art shall be valued at a minimum of
one-quarter percent (1/4%) of the total proj ect budget, not to exceed $100,000. The
applicant shall submit a public art plan to be reviewed by the Fine Arts Commission
prior to installation of the public art.
May 17, 2012 Page 20
SECTION N: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
These conditions are not intended to be exhaustive. Additional conditions may need to be
addressed,prior to issuance of a building permit, based on potential modifications to the site's
ti�sage and/or layout.
62. STREET WIDENING
Public street widening and dedications shall be provided in accordance with City Standards
and specifications and as required by the City Engineer.
63. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
64. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting
fixtures shall be positioned so as to preclude glare and other forms of visual interference to
adjoining properties, and shall be no higher than the maximum height permitted by the zone
in which the site is located.
65. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire
Department as needed.
66. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter
16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required.
Please contact Army Corp of Engineers and/or Regional Water Quality Control Board as
appropriate.
67. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and
post-development hydraulic calculations must be provided to indicate whether additional
storm water control measures are to be constructed or renovated. The storm drain system
may include, but is not limited to, subsurface storage of peak stormwater flows (as needed),
low impact development facilities, or other approved means, to reduce the amount of runoff
from the site and to improve storm water quality. The storm drain system shall be designed
to detain water on-site (e.g., via buried pipes or storage structures) as necessary to avoid an
increase of one percent flood water surface elevation of the culvert to the satisfaction of the
City Engineer. Any storm water overflows or surface sheeting should be directed away
from neighboring private properties and to the public right of way as much as reasonably
possible. Hydro-modification measures may be required as directed by the Municipal
Regional Permit.
68. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities Ordinance
No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall
coordinate with affected utility providers for installation of underground utility devices. The
May 17, 2012 Page 21
developer shall submit detailed plans showing utility underground provisions. Said plans
shall be subject to prior approval of the affected Utility provider and the City Engineer.
69. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees,
storm drain fees, park dedication fees and fees for under gounding of utilities. Said
agreement shall be executed prior to issuance of construction permits
Fees:
a. Checking& Inspection Fees: 6% of Off-Site Improvement Cost or
$4,101.00 minimum '
b. Grading Permit: 6% of Site Improvement Cost or
$2,387.00 minimum
c. Development Maintenance Deposit: $ 3,000.00
d. Storm Drainage Fee: $ TBD
e. Power Cost: **
f. Map Checking Fees: $8,052.00
g. Park Fees: $ per Municipal Code
(or an equivalent park land dedication)
h. Street Tree By Developer
** Based on the latest effective PG&E rate schedule approved by the PUC
Bonds:
Faithful Performance Bond: 100% of Off-site and On-site Improvements
Labor & Material Bond: 100% of Off-site and On-site Improvement
On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule adopted by the
City Council. However, the fees imposed herein may be modified at the time of recordation
of a final map or issuance of a building permit in the event of said change or changes, the
fees changed at that time will reflect the then current fee schedule.
70. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment enclosures
shall be screened with fencing and landscaping or located underground such that said
equipment is not visible from public street areas. The transformer shall not be located in the
front or side building setback area.
71. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water Resources
Control Board, for construction activity, which disturbs soil. BMP plans shall be included in
grading and street improvement plans.
May 17, 2012 Page 22
72. DEDICATION OF WATERLINES
The developer shall dedicate to the City all waterlines and appurtenances installed to City
Standards and shall reach an agreement with California Water Services Company for water
service to the subject development.
73. NPDES CONSTRUCTION GENERAL PERMIT
The developer must obtain a Notice of Intent(NOI) from the State Water Resources Control
Board, which encompasses preparation of a Storm Water Pollution Prevention Plan
(SWPPP), use of construction Best Management Practices (BMPs) to control storm water
runoff quality, and BMP inspection and maintenance.
74. C.3 REQUIREMENTS
The developer shall reserve a minimum of 4% of developable surface area for the placement
of low impact development measures, for storm water treatment, on the tentative map,
unless an alternative storm water treatment plan, that satisfies C.3 requirements, is approved
by the City Engineer.
The developer must include the use and maintenance of site design, source control and
storm water treatment Best Management Practices (BMPs), which must be designed per
approved numeric sizing criteria. A Storm Water Management Plan, Storm Water Facilities
Easement Agreement, Storm Water Facilities Operation and Maintenance Agreement, and
certification of ongoing operation and maintenance of treatment BMPs are each required.
All storm water management plans are required to obtain certification from a City approved
third party reviewer.
75. FULL TRASH CAPTURE SYSTEM
The developer will be responsible for installing a full trash capture system/device to capture
trash from the onsite storm drain before the storm water reaches the City owned storm drain
system. A full capture system or device is a single device or series of devices that traps all
particles retained by a 5 mm mesh screen and has a design treatment capacity of not less
than the peak flow rate Q resulting from a one-year, one-hour storm in the sub-drainage area
(see the Municipal Regional Permit section C.10 for further information/requirements).
76. EROSION CONTROL PLAN
The developer must provide an approved erosion control plan by a Registered Civil
Engineer. This plan should include all erosion control measures used to retain materials on
site. Erosion control notes shall be stated on the plans.
77. WORK SCHEDULE
Every 6 months, the developer shall submit a work schedule to the City to show the
timetable for all grading/erosion control work in conjunction with this project.
78. TRAFFIC SIGNAL IMPROVEMENTS
The developer shall agree to fund up to $300,000 for the purpose of installing a traffic signal
at Finch Avenue and Vallco Parkway as well as for making traffic signal improvements at
the Stevens Creek Boulevard and Tantau Ave intersection. The developer shall also submit
a bond for this purpose which will be released 5 years from the date of project occupancy.
May 17, 2012 Page 23
79. TRAFFIC MITIGATION AT WOLFE ROAD AND VALLCO PARKWAY
The developer shall mitigate for traffic impacts at Vallco Parkway and Wolfe Road by
implementing one of the options stated in the Environmental Impact Report for Main Street
Cupertino per the approval of the City Engineer.
80. TRAFFIC MITIGATION AT HOMESTEAD ROAD & LAWRENCE
EXPRESSWAY
The developer shall agree to submit their fair-share cost of up to $400,000 to improve
Homestead Road at Lawrence Expressway according to the direction of the City Engineer.
The fair-share contribution to the County will be dependent on the amount of traffic
generated by the approved Plan. In the event that a Plan is approved that has reduced traffic
impacts, the same formula would be used (calculating the percentage of traffic the project is
adding to total growth between background and cumulative conditions). The cost shall be
submitted to the County of Santa Clara in the form of a bond or cash deposit prior to the
City issuing building pertnits, with the proviso that the funds be committed to this specific
improvement in accordance of section 66000 et. seq. of the California Government Code.
81. PUBLIC ACCESS EASEMENT
The Developer shall provide, to the satisfaction of the City Engineer, a public access
easement across the site, over the park and over the town center. The easement shall link
Stevens Creek Boulevard with Vallco Parkway, the park and the town center. Public access
easements shall include access for both vehicular and pedestrian travel, and shall be shown
and recorded on the Final Map. Public access areas may not be closed off without the
consent and approval of the Public Works Department, and shall be governed by the Joint
Use Agreement recorded within the project's Covenants, Conditions and Restrictions
(CC&R's).
82. PEDESTRIAN IMPROVEMENTS
The developer shall provide pedestrian improvements along the property frontage, including
crosswalk improvements at adjoining intersections. Final crosswalk improvement plan shall
be reviewed and approved by the City Engineer.
83. BUS STOP LOCATION
The developer shall improve bus stops on Stevens Creek Boulevard to the satisfaction of the
City Engineer; this may include consistent shelters for the bus stops, but will not include
duck outs or relocation of the bus stops.
84. TRAFFIC CONTROL PLAN
The developer must submit a traffic control plan by a Registered Traffic Engineer to be
approved by the City. The plan shall include a temporary traffic control plan for work in the
right of way as well as a routing plan for all vehicles used during construction. All traffic
control signs must be reviewed and approved by the City prior to commencement of work.
The City has adopted Manual on Uniform Traffic Control Devices (MUTCD) standards for
all signage and striping work throughout the City.
85. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
May 17, 2012 Page 24
86. TRAFFIC CALMING
The developer shall agree to fund up to $100,000 for the purpose of mitigating traffic
impacts in the adjacent neighborhoods resulting from the project for a period of 5 years
following project occupancy. The developer shall submit a bond for this purpose which will
be released 5 years from the date ofproject occupancy.
87. EMERGENCY VEHICLE PREEMPTION FUND
The Developer is required to pay $15,000.00 to fund three Emergency Vehicle Preemption
devices for traffic signals at the adjacent intersections.
88. BICYCLE PARKING
The developer shall provide bicycle parking consistent with the City's requirements to the
satisfaction of the City Engineer.
89. OPERATIONS & MAINTENANCE AGREEMENT
The developer shall enter into an Operations & Maintenance Agreement with the City prior
to final occupancy. The Agreement shall include the operation and maintenance for non-
standard appurtenances in the public road right-of-way that may include, but is not limited
to, sidewalk, pavers, and street lights.
90. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the Environmental
Programs Manager. Clearance by the Public Works Department is needed prior to obtaining
a building permit.
91. REFUSE TRUCK ACCESS
The developer must obtain clearance from the Environmental Programs Manager in regards
to refuse truck access for the proposed development.
92. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type approved
by the City in accordance with Ordinance No. 125.
93. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City.
94. SANTA CLARA WATER DISTRICT CLEARANCE
Provide Santa Clara water district approval before recordation of the final map. The
developer shall pay for and obtain Water District permit for activities or modifications
within the District easement or fee right of way or affecting District facilities.
95. STREAMSIDE PERMIT
Prior to issuance of a building permit, the developer shall provide plans and information that
satisfies the requirements of the Stream Side Permit as set forth by the Santa Clara Valley
Water Resources Protection Collaborative. These items include, but are not limited to,
topographic survey, specific measures to protect streams and/or waterbodies from water
quality impacts, coordination with all interested jurisdictional agencies, etc.
May 17, 2012 Page 25
96. SANITARY DISTRICT
A letter of clearance for the project shall be obtained from the Cupertino Sanitary District
prior to issuance of building permits.
97. SANTA CLARA COUNTY FIRE DEPARTMENT
A letter of clearance for the project shall be obtained from the Santa Clara County Fire
Department prior to issuance of building permits.
98. UTILITY EASEMENTS
Clearance approvals from the agencies with easements on the property (including PG&E,
PacBell, and California Water Company, and/or equivalent agencies) will be required prior
to issuance of building permits.
99. CALIFORNIA WATER SERVICE COMPANY CLEARANCE
Provide California Water Service Company approval before recordation of the final map.
Unless amended above, the Architectural Site(ASA-2008-06) conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Main Street Cupertino, Sand Hill Property
Company, Cupertino, California" consisting of 98 pages, dated March 2012, labeled Title
Sheet, AO through A14, A2.0 through A2.19, H-01 through H-03, C0.0 through C6.5, and
L2.1 through L2.10, except as may be amended by the conditions contained in this
resolution.
2. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. M-2011-09 and TM-2011-04 shall be
applicable to this approval.
3. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions. Pursuant to
Government Code Section 66020(d) (1), these Conditions constitute written notice of
a statement of the amount of such fees, and a description of the dedications,
reservations, and other exactions. You are hereby further notified that the 90-day
approval period in which you may protest these fees, dedications, reservations, and
other exactions, pursuant to Government Code Section 66020(a), has begun. If you
fail to file a protest within this 90-day period complying with all of the requirements
of Section 66020, you�vill be legally barred from later challenging such exactions.
May 17, 2012 Page 26
Unless amended above, the Tentative Map (TM-2011-04) conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Main Street Cupertino, Sand Hill Property
Company, Cupertino, California" consisting of 98 pages, dated March 2012, labeled Title
Sheet, AO through A14, A2.0 through A2.19, H-01 through H-03, C0.0 through C6.5, and
L2.1 through L2.10, except as may be amended by the conditions contained in this
resolution.
2. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. M-2011-09 and ASA-2011-24 shall be
applicable to this approval.
3. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions. Pursuant to
Government Code Section 66020(d) (1), these Conditions constitute written notice of
a statement of the amount of such fees, and a description of the dedications,
reservations, and other exactions. You are hereby further notified that the 90-day
approval period in which you may protest these fees, dedications, reservations, and
other exactions, pursuant to Government Code Section 66020(a), has begun. If you
fail to file a protest within this 90-day period complying with all of the requirements
of Section 66020, you will be legally barred from later challenging such exactions.
Please review the conditions carefully. If you have any questions regarding the conditions of
approval, please contact the Department of Community Development at 408-777-3308 for
clarification. Failure to incorporate conditions into your plan set will result in delays at the
plan checking stage. If development conditions require tree preservations, do not clear the
site until required tree protection devices are installed.
The conditions of project approval set forth herein may include certain fees, dedication
reqccirements, reservation reqc�irements, and other exactions. Pursuant to Government Code
Section 66020(d)(1), these conditions constitcrte written notice of a statement of the amount of
such fees, and a description of the dedications, reservations, and other exactions. Yoir are
hereby fi�rther notified that the 90-day approval period in which you may protest these fees,
dedications, and other exactions,pursttant to Governncent Code Section 66020(a), has begtrn. If
you fail to file a protest within this 90-day period complying with all of the reqarirenients of
Section 66020,yoic will be legally barred from later challenging such exactions.
Any interested person, incicrding the applicant, prior to seeking jcrdicial review of the city
council's decision in this matter, must first fcle a petition for reconsideration with the city clerk
within ten days after the council's decision. Any petition so filed micst comply with marnicipal
ordinance code�2.08.096.
This letter will serve as your final Permit.
May 17, 2012 Page 27
Sincerely,
�
Grace Schmidt
City Clerk
cc: Community Development
500 Forbes, LLC
Attn: Kevin Dare
203 Redwood Shores Pkwy#200
Redwood City, CA 94065
Santa Clara Counry Clerk-Recorder's Uffice
Count of Santa Clara �,pUN�, State of California
3' �, �`��� �- Documeni No.: 17402
Office of the County Clerk-Recorder ,���� �i� Number oi Pages: 3
Business Division � - %� Filed and Posied On: 5/21/2012
`� �¢-� «� 1���7�� Through: 612U12012
County Government Center ��LT'�° P CRO Order Number:
70 West Hedding Street, E. Wing, 1" Floor A C� Fee TotaL ,969.OU
San Jose,California 95110 (408)299-5688
REGINA ALCOMENDRAS, County Clerk-Recorder
CEQA DOCUMENT DECLARATION by Veronica Aguirre, Depury Clerk-Recorder,
ENVIRONMENTAL FILING FEE RECEIPT
PLEASE COMPLETE THE FOLLOWING:
1. LEAD AGENCY: City of Cupertino
2. PRO.IECTTIT�E: EA-2011-18 (M-2011-09,ASA-2011-24,TM-2011-04)
3. APPLICANT NAME: Kevin Dare (500 Forbes, LLC) PHONE: 408-777-3308
4. APPLICANT ADDRESS: Main Street-3 vacant lots on Stevens Creek Blvd, between Wolfe Rd&Tantau Ave Cupertino, Ca 95014
5. PROJECT APPLICANT IS A: ❑ Local Public Agency ❑School District ❑Other Special District ❑State Agency �Private Entity
6. NOTICE TO BE POSTED FOR 30 DAYS.
7.CLASSIFICATION OF ENVIRONMENTAL DOCUMENT
a.PROJECTS THAT ARE SUBJECT TO DFG FEES
p 1.ENVIRO NMENTAL IMPACT REPORT(PUBLIC RESOURCES CODE§21152) $2,919.00 $ 2,919.00
❑ 2.NEGATIVE DECLARATION (PUBLIC RESOURCES CODE§21080(C) $2,101.50 $ 0.00
❑ 3. APPLICATION FEE WATER DIVERSION�sTnTe WATER RESOURCES CONTROL BOARD on,�v> $ 850.00 $ 0.00
❑ 4. PROJECTS SUBJECT TO CERTIFIED REGULATORY PROGRAMS $ 992.50 $ 0.00
p 5. COUNTY ADMINISTRATIVE FEE(REQUIRED FOR a-1 THROUGH a-4 ABOVE) $ 50.00 $ 50.00
Fish&Game Code§711.4(e)
b. PROJECTS THAT ARE EXEMPT FROM DFG FEES
❑ 1. NOTICE OF EXEMPTION($50.00 COUNTY ADMINISTRATIVE FEE REQUIRED) $ 50.00 $ 0.00
❑ 2. A COMPLETED"CEQA FILING FEE NO EFFECT DETERMINATION FORM"FROM THE
DEPARTMENT OF FISH&GAME,DOCUMENTING THE DFG'S DETERMINATION THAT THE PROJECT
WILL HAVE NO EFFECT ON FISH,WILDLIFE AND HABITAT,OR AN OFFICIAL,DATED RECEIPT/
PROOF OF PAYMENT SHOWING PREVIOUS PAYMENT OF THE DFG FILING FEE FOR THE*SAME
PROJECT IS ATTACHED ($50.00 COUNTY ADMINISTRATIVE FEE REQUIRED)
DOCUMENT TYPE: � ENV�RONMENTAL IMPACT REPORT ❑ NEGATIVE DECLARATION $ 50.00 $ 0.00
c. NOTICES THAT ARE NOT SUBJECT TO DFG FEES OR COUNTY ADMINISTRATIVE FEES
❑ NOTICE OF PREPARATION ❑ NOTICE OF INTENT NO FEE $ NO FEE
8. OTHER: FEE(IF APPLICABLE): $
9. TOTAL RECEIVED........................................................................................................................................................ $ 2,969.00
'`NOTE:"SAME PROJECT'MEANS NO CHANGES. IF THE DOCUMENT SUBMITTED IS NOT THE SAME(OTHER THAN DATES),A"NO EFFECT
DETERMINATION"LETTER FROM THE DEPARTMENT OF FISH AND GAME FOR THE SUBSEQUENT FILING OR THE APPROPRIATE FEES ARE
REQUIRED.
THIS FORM MUST BE COMPLETED AND ATTACHED TO THE FRONT OF ALL CEQA DOCUMENTS LISTED ABOVE SINCLUD/NG COPIES)
SUBMITTED FOR FILING. WE WILL NEED AN ORIGINAL(WET SIGNATURE)AND THREE COPIES. (YOUR OR/G/NAL W/LL BE RETURNED TO
YOU AT THE TIME OF F/LING.)
CHECKS FOR ALL FEES SHOULD BE MADE PAYABLE TO: SANTA CLARA COUNTY CLERK-RECORDER
PLEASE NOTE: FEES ARE ANNUALLY ADJUSTED(Fish&Game Code§711.4(b); PLEASE CHECK WITH THIS OFFICE AND THE DEPARTMENT
OF FISH AND GAME FOR THE LATEST FEE INFORMATION.
"...NO PROJECT SHALL BE OPERAT/VE, VESTED, OR F/NAL,NOR SHALL LOCAL GOVERNMENT PERM/TS FOR THE PROJECT BE VALID,
UNTIL THE FILING FEES REQU/RED PURSUANT TO THIS SECTION ARE PAID." Fish&Game Code§711.4(c)(3)
13-2012 (FEES EFFECTIVE 01-01-2012)
File�: 17402 512112012
COMMUNITY DEVELOPMENT DEPARTMENT
CITY HALL
10300 TORRE AVENUE•CUPERTINO,CA 95014-3255
(408)777-3308•FAX(408)777-3333
CUPERTINO
May 16, 2012
NOTICE OF DETERMINATION
EA-2011-18
Application: M-2011-09, ASA-2011-24,TM-2011-04
Kevin Dare (500 Forbes, LLC)
3 lots on Stevens Creek Blvd between Wolfe Rd and Tantau Ave, Cupertino, CA 95014
State Clearinghouse Identification Number: 2008082058
In 2009, the Cupertino City Council certified the Final Environmental Impact Report(EIR) and approved
the "Main Street Cupertino" mixed-use project. At its meeting of May 15, 2012, the Cupertino City
Council held a public hearing to consider:
Approval of a Modification to a Master Use Permit, Architectural and Site Approval, Tentative Map and Tree
Removal Permit to amend the master plan for a mixed use development to allow the construction of a hotel zvith
180 rooms; up to 138,700 square feet of retail space; a 0.80 acre town square; 260,000 square feet of office space; a
senior age-restricted apartment housing complex zuith 143 units; 0.75 acre park, 5-level parking garage zvith tzvo
levels of underground parking;and subdivision of three parcels into five parcels on a 17.4 acre site
The decision of the City Council was to approve said project. This is to advise that:
1) An Addendum to the 2009 certified Final EIR has been prepared pursuant to the provisions of
State and City guidelines;
2) The City Council approved the Addendum to the Final EIR for the "Main Street Cupertino"
project on May 15, 2012, and has determined that the project is consistent with the General Plan
and would not result in new significant environmental impacts. A copy of said Addendum to the
2009 Final EIR is available in the Community Development Department, 10300 Torre Avenue,
Cupertino,California.
3) Mitigation measures were made a condition of approval of the project
4) A mitigation monitoring program was originally adopted for this project. Mitigation measures
were modified as part of the modified project.
5) Findings and a new statement of overriding considerations were not adopted for the
modifications to the project since new significant impacts were not identified
A copy of said Addendum to the 2009 Final EIR is available in the Community Development
Departxnent, 10300 Torre Avenue, Cupertino,California.
f��U�-�'� (;�!�f!1i�.
Beth Ebben
Administrative Clerk
City of Cupertino
File�: 17402 5J2112012
CITY OF CUPERTINO
ADDENDUM to the FINAL ENVIRONMENTAL IMPACT REPORT
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, 1978, and July 7,
1980, an Addendum to the Final Environmental Impact Report (EIR) for the following described project
was approved by the City Council of the City of Cupertino on May 15, 2012
PROTECT DESCRIPTION AND LOCATION
Application No.: M-2011-09, ASA-2011-24,TM-2011-04 (EA-2011-18)
Applicant: Kevin Dare (500 Forbes, LLC)
Location: 31ots on Stevens Creek Blvd between Wolfe Rd and Tantau Ave
DISCRETIONARY ACTION REQUEST
Approval of a Modification to a Master Use Permit, Architectural and Site Approval,Tentative Map and
Tree Removal Permit to amend the master plan for a mixed use development to allow the construction
of a hotel with 180 rooms; up to 138,700 square feet of retail space; a 0.80 acre town square; 260,000
square feet of office space; a senior age-restricted apartment housing complex with 143 units; 0.75 acre
park, 5-level parking garage with two levels of underground parking; and subdivision of three parcels
into five parcels on a 17.4 acre site
FINDINGS OF DECISIONMAKING BODY
The environmental impacts of this project were addressed by the 2009 Final EIR for the "Main Street
Cupertino" project (SCH #2008082058) and findings were adopted by City Council Resolution #09-018
on January 20, 2009. Pursuant to Section 15164 of the CEQA guidelines, the City of Cupertino prepared
an Addendum to the Final EIR because minor changes made to the project did not raise new issues
about the significant impacts on the environment. On May 15, 2012, the City Council approved an
Addendum to the Final EIR for the "Main Street Cupertino" project and made findings the project is
consistent with the General Plan and there are no new significant environmental impacts. Refinements
to the previous air quality and transportation mitigation measures identified in the certified 2990 Final
EIR were made a condition of approval of the project. A mitigation monitoring and reporting program
was originally adopted for this project. Mitigation measures were modified as part of the currently
proposed project. A Statement of Overriding Considerations was not adopted for the modifications to
the project since new significant impacts were not identified.
�
Aarti Shrivastava
Director of Community Development
CERTIFICATE OF THE CITY CLERK
The Notice of Determination was filed in the Office of the City Clerk of the City of Cupertino on
�'�-���
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City Clerk
EXISTING
HOUSING
PROJECT
FUTURE
MIXED USE
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HO CING VALLCO\ SING OFFICE,BUSINESS CENTER, �� ��G�t ���.. . TABULATION
EXER I AND/OR GR OOR STOOP ENTRIES ALONG VALLCO / ----"--"----
c s � , OFFICE 260,Q00 SF x
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�'� � .��o��/ "/.Z RETAIL 131,200 SF
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SENIOR HOUSING �'9�� � � : HOTEL 180 ROOMS(134,568 SF)
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143 UNITS � OA,q HOTELFACINGTOWN SCaUARE � � : � SENIOR HOUSING 143 UNITS(121,156 SF)
WITH 235 STALLS 'Q/�,y HOTEL LOBBY,PUBUC SPACE . /
BELOW .9y 6�RTH ROOM,EXERCISE ROOM /
_ EsT sERV�cES PARKING 2,176 STALLS
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- -- � �; -�, \ i; `, STREET 91 STALLS
� �} _ J=,g�'' •= � � ` � .J. - a ' SURFACE 436 STALLS
_ . . .� -t°" / ' , f � GARAGE 1 1,414 STALIS
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� OFFICE 1,080 STALLS 3.7/1000
� RETAIL 636 STALLS 4.6/1000
��� HOTEI 225 STALLS 1.25!ROOM
�� HOUSING 235 STALLS 1.64/UNIT
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� -� TOTAL PARKING REQUIRED 2,176 STAILS
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KENNETH RODRIGUES&PARTNERS, lNC
445 N. Whisman Road, Suite 200
Mountain View, CA 94043
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KENNETH RODRIGUES&PARTNERS, INC
445 N. Whisman Road, Suite 200
Mountain View, CA 94043
Phone: 650.965.0700
Fax: 650.960.0707
NO. 2? 559
12.22.11
02.28.12
PROJECT DESCRIPTION
Project Mission Statement
Main Street Cupertino is a pedestrian-oriented, mixed-used
development with open space, retail,restaurants,office,hotel,athletic
facilities and housing creating a vibrant downtown type environment.
Proposal:
Sand Hill Property Company,operating as 500 Forbes,LLC proposes
to develop the 17.4 acre property at Stevens Creek Boulevard and
Finch Avenue into an infill, mixed-use project with 69,700 sq.feet retail
and restaurants;289,750 sq.feet office; 143 senior housing units,180
room hotel and 60,000 sf athletic club.The project will be a high-quality
shopping,dining,and commercial area that will be community serving
while also holding regional appeal.There are finro(2)options proposed
by the applicant. These options are shown on sheet Al2.
Existing Condition:
The 17.4-acre area is generally bounded by Vallco Parkway to the
north,Stevens Creek Boulevard to the south,Wolfe Road to the west
and Tantau Avenue to the east.The project site is undeveloped land
with bare ground and low growing vegetation. The western portion of
the site is developed with a paved parking lot.
Adjacent Uses and Connections:
The project is within the South Vallco area which is commercial in
nature with a regional mall,office buildings,and high density mixed use
housing. The project is adjacent to the Metropolitan condominium
development,the"Rosebowl"site with approved plans for a mixed-use
204 unit condominiums/retail development,and major employers
including Apple.
The proposed project actualizes Cupertino citywide goals as expressed
in the general plan encouraging commercial-oriented development in
the South Vallco area. The project sponsor was involved in creating
the newly developed South Vallco plan and planned for creating
cohesiveness befinreen the properties in the area. Pedestrian, bicycle,
and motorist connections are fundamental considerations in the Master
Plan area and for the subject project.The proposed project
incorporates and enhances access for pedestrians, bicyclists,and
motorists through special street treatment for the crosswalks,street
calming elements designed to slow traffic,strategically placed plazas
and open space to encourage pedestrian circulation,and bike
improvements to promote safe riding. The project is also near a major
bus terminus and provides easy access on a main transit corridor
through VTA bus routes.
MAI N STREET CU PERTI NO
SAND HILL PROPERTY COMPANY
CUPERTINO, CALIFORNIA
Retail and Restaurants:
Retail will be Main Street style retail that will be community serving in
nature. The project will be a shopping and dining destination of
approx.69,700 sq.feet of retail and restaurants. There will be a
variety of areas that will accommodate seating and plaza areas for
outdoor dining. The project design will be enhanced by quality
landscaping,tree-lined streets, pedestrian pathways,and paseos
creating strong pedestrian connections within the project as well as
with the adjacent properties.
Office
289,750 sq.feet of Class"A"office has been designed to integrate well
into the site and to promote activity throughout the day.The proposed
location is at the eastern portion of the site which will serve as a
gateway element for the project.This use will support a corporate
headquaters tenant(s)further enhancing the commercial uses on site.
Hotel
The hotel will be a high quality full service hotel and restaurant with
approx. 180 rooms serving visitors, business travelers,and events.
The hotel would be centrally located providing visibility and easy
access to the Town Square.
Senior Housing
Senior housing in the project will consist of 143 units with underground
parking for the residents. It will be either age restricted senior housing
or assisted leaving senior housing. Both types will provide residential
opportunity that will not impact the Cupertino school district.The senior
housing community will offer senior residents easy access to shopping,
public transportation and open space.
Athletic Club
The athletic club would be a full service facility and would occupy
approximately 60,000 sq.feet. There will be indoor and outdoor
activities to service members and the public.
Useable Open Space
Useable open space in the form of park space, plaza areas,and open
gathering space are important factors in the project.The plan features
a"Town Square"area at the heart of the project. It is envisioned that
this will serve visitors to the project with benches,vibrant landscaping,
trees,and a fountain element. Small pedestrian scaled buildings
enhance and anchor the square. Further, park space is planned on the
western portion of the site to serve Cupertino residents and visitors.
Also,through various portions of the site there will be well landscaped,
tree-lined plaza areas to tie the theme of integrating useable open
space and a destination shopping and dining experience together.
Design
There will be a cohesive plan with an emphasis on high quality
materials and visually appealing architecture and design. Design for
the project draws upon Cupertino's rich agrarian and farming history
creating tree-lined gathering places areas and integrating useable
open space throughout the project. Additionally,creating a plan that
feels accessible and open are important factors to promoting a
pedestrian-oriented experience. A well-experienced team has been
assembled to create and plan for pedestrian amenities,signage,and
landscaping elements to support the overall plan and enhance design
elements to create a unique pedestrian oriented experience.
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KENNETH RODRIGUES&PARTNERS, INC
445 N. Whisman Road, Suite 200
Mountain View, CA 94043
Phone: 650.965.0700
Fax: 650.960.0707
NO.22.559
,2.22.,,
02.28.12
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OVERALL SITE PLAN TABULATIONS
GROSS LOT AREA: 758,104 SF, 17.4 ACRES(EXCLUDES FINCH AVENUE)
FINCH AVENUE ABANDONMENT: 46,500 SF, 1.1 ACRE
TOTAL LOT AREA: 804,604 SF, 18.5 ACRES
CURRENT ZONING: P(CG/OA/PR/R-3), MIXED USE PLANNED DEVELOPMENT;
RETAIL,OFFICE, HOTEL,ATHLETIC CLUB AND PARKING STRUCTURE AS
PERMITTED USES WITHIN CG, HOUSING AS A PERMITTED USE WITHIN R-3
TOTAL BUILDING AREA:675,174 SF
RETAIL/RESTAURANT: 69,700 SF
OFFICE: 289,750 SF
HOTEL: 134,568 SF/180 ROOMS
SENIOR HOUSING: 121,156 SF/143 UNITS
ATHLETIC CLUB:60,000 SF
FLOOR AREA RATIO: 83.9% (TOTAL BUILDING AREA/TOTAL LOT AREA)
PARK/TOWN SQUARE: 1.55 ACRES
PARKING STRUCTURE: 119,370 SF/1,451 STALLS
SITE COVERAGE:
BUILDING COVERAGE:362,410 SF,45%OF TOTAL LOT AREA
LANDSCAPE AREA: 325,494 SF,41%OF TOTAL LOT AREA
PAVING AREA: 116,700 SF, 14%OF TOTAL LOT AREA
PARKING PROPOSED:
ON SITE: 2,104 STALLS
SURFACE PARKING: 242 STALLS
GARAGE PARKING: 1,862 STALLS
ACCESSIBLE: 31 STALLS(INCLUDED IN SURFACE AND GARAGE)
STREET PARKING:87 STALLS
TOTAL: 2,191 STALLS
BUILDING HEIGHTS:
RETAIL: 35'
OFFICE: 60'
HOTEL: 60'
PARKING STRUCTURE: 50'
HOUSING:60'
BUILDING SETBACKS(MEASURED FROM FACE OF CURB AT THE PUBLIC STREETS
AND PROPERTY LINES AT THE ADJOINING PROPERTIES):
STEVENS CREEK BOULEVARD: 35'RETAIL AND 36'OFFICE,
VALLCO PARKWAY: 15'HOTEL AND 20'PARKING STRUCTURE
TANTAU AVENUE: 34'
METROPOLITAN HOUSING SITE:20'FIRST FLOOR, 50'UPPER FLOORS
ROSE BOWL SITE: 10'
GENERAL INFORMATION
SHEETINDEX
AO
A1
A2
A3
A4
A5
A6
A7
A8
A9
A10
A11
Al2
A13
A14
A2.0
A2.1
A2.2
A2.3
A2.4
A2.5
A2.6
A2.7
A2.8
A2.9
A2.10
A2.11
A2.12
A2.13
A2.14
A2.15
A2.16
A2.17
A2.18
TITLE SHEET
PROJECT DESCRIPTION
TABULATIONS, SHEET INDEX AND VICINITY MAP
CIRCULATION PLAN
2012 SCHEME 1A MASTER SITE PLAN
SITE PLAN-BASEMENT LEVEL
SITE PLAN-LEVEL 1
SITE PLAN-LEVEL 2
SITE PLAN-LEVEL 3
SITE PLAN-LEVEL 4
SITE PLAN-LEVEL 5
2012 SCHEME 1 B ALTERNATIVE SITE PLAN
2012 SCHEME 1C ALTERNATIVE SITE PLAN
2012 SCHEME 2A&2B ALTERNATIVE SITE PLAN
PHASING PLAN
SITE SECTIONS
MATERIAL BOARD
SHOPS 1 FLOOR PLAN&ELEVATIONS
SHOPS 2&5 FLOOR PLAN&ELEVATIONS
SHOPS 3 FLOOR PLAN&ELEVATIONS
SHOPS 4 FLOOR PLAN&ELEVATIONS
SHOPS 6&7 FLOOR PLAN&ELEVATIONS
OFFICE 1 8�2 ELEVATIONS
OFFICE 1 &2 FLOOR PLANS( 1ST AND 2ND FLOOR)
OFFICE 1 &2 FLOOR PLANS(3RD AND 4TH FLOOR)
PARKING GARAGE ELEVATIONS
PARKING GARAGE 1 FLOOR PLAN (BASEMENT LEVEL)
PARKING GARAGE 2 FLOOR PLAN(BASEMENT LEVEL)
PARKING GARAGE 1 FLOOR PLAN(LEVEL 1)
PARKING GARAGE 2 FLOOR PLAN(LEVEL 1)
PARKING GARAGE 1 FLOOR PLAN(LEVELS 2&3)
PARKING GARAGE 2 FLOOR PLAN(LEVEL 2)
PARKING GARAGE 2 FLOOR PLAN(LEVEL 3)
PARKING GARAGE 1 FLOOR PLAN(LEVEL 4)
PAD 1, PAD 2,8�PAD 3 FLOOR PLANS&ELEVATIONS
H-01 HOTEL PERSPECTIVE
H-02 HOTEL LEVELS
H-03 HOTEL ELEVATIONS
H-04 COLOR OPTIONS&PATIO LAYOUT
H-05 ENLARGED ARCHITECTURAL ELEMENTS
EXISTING USE: VACANT LAND
EXISTING GENERAL PLAN DESIGNATION: VALLCO REGIONAL COMMERCIAL, ENTERTAINMENT AND RESIDENTIAL MIXED USE
INCLUDING OFFICE, HOTEL,AND ATHLETIC CLUB
SITE ADDRESS: STEVENS CREEK BOULEVARD @ FINCH AVENUE,CUPERTINO, CALIFORNIA 95014
APN NUMBERS: 316-20-078,316-20-079,316-20-085
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MAIN STREET CUPERTINO
SAND HILL PROPERTY COMPANY
CUPERTINO, CALIFORNIA
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TABULATIONS, SHEET INDEX AND VICINITY MAP
TENTATIVE MAP&TENATIVE MAP-ALTERNATIVE OPTION 2
C0.0 TITLE SHEET
C1.0 OVERALL EXISTING CONDITION PLAN
C1.1-C1.3 EXISTING CONDITION PLAN
C2.0 OVERALL MAP SHEET
C2.1-C2.3 MAP SHEETS
C3.0 OVERALL GRADING AND DRAINAGE PLAN
C3.1-C3.3 GRADING AND DRAINAGE PLANS
C4.1-C4.2 SITE SECTIONS
C5.0 OVERALL UTILITY PLAN
C5.1-05.3 UTILITY PLANS
C6.0 OVERALL STORM WATER CONTROL PLAN
C6.1-C6.3 STORM WATER CONTROL PLANS
C6.4-C6.5 STORMWATER CONTROL PLAN SUMMARY,
CALCULATIONS AND DETAILS
L2.1
L2.2
L2.3
L2.4
L2.5
L2.6
L2.7
L2.8
L2.9
L2.10
MASTER SITE PLAN
MONUMENT PLAZA
TOWN SQUARE
TOWN SQUARE
CREEK REMEMBRANCE AND TRAIL CONNECTION
RETAIL STREET
SCULPTURE PLAZA ..�-�...-.-.,._�.�--..--.-----__..._____ _.._ _ __ __._.__._.___._:__..._.__._�.�.
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KENNETH RODRIGUES&PARTNERS, INC
445 N. Whisman Road, Suife 200
Mountain View, CA 94043
Phone: 650.965.0700
Fax: 650.960.0707
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NO.22.559
12.22.11
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COLOR 8� MATERIALS LEGEND
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10 ��SIOM�IG.PAMITED TO MIATCH WMiN
EDVYARDS PAM�ITS'MOENKOPi TAN'
t 1 NIOOD TRpd PANdTEO TO MATCN pUPM�I
EOWARDB PAp�tT$'S�AORES'
t2 EXTERfOR PLASTER$Y$TE1Yt,PAINTED TO MV►TC��
DUNN EOWAR06 PAlNT$'FqOSTM!(i(XtEAAA'
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ourn�ernn�v��rrs•w�o u�.r
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OUNN EDWARD3 PA�NTS'CRUS►�ED GS►1Ew'
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MAI N STRE ET
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"PIKES POINT'
� SLATE TILE ROOF BV AMERICAN SLATE CO.
"MCKINLEY HEIGHTS"
aTWO PIECE CLAY TILE ROOF BY MGA CO,'OLD
SANTA BARBARA"
a5TANDING SEAM METAL ROOF BY BERRIDGE
"ZINC-COTE'
�� 78'x 24'CUT STONE BY iNTERTILE'ROMAN
TRAVERTINE'
�2 STONE VENEER BY ELDORADO STONE
"NEWPORT COBBLESTONE'
aFABRIC AWNING 8Y SUNBRELLA
7❑ REDWOOD TREL�IS,CLEAR STAINED
aWOOD TRUSSES,PAINTED TO MATCH DUNN
EDWARDS PAINTS'S'MORES
aWOOD BOARD AND BATTEN,PAINTED TO MATCH
DUNN EDWARDS PAINTS"MOENKOPI TAN'
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tp�A.
10 WOOD SIDING,PAINTED TO MATCH DUNN
EDWARDS PAINTS'MOENKOPI TAN'
�� WOOD TRIM,PAINTED TO MATCH DUNN
EOWARDS PAINTS'S'MORES"
12 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
OUNN EDWARDS PAINTS'FROSTING CREAM'
�3 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'AJO ULY"
14 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'CRUSHED CASHEW
�5 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'SEASONAL BEIGE'
�6 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'CINAMMON STICK'
�� WO00 OR PLASTER TRIM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'CINAMMON STICK'
18 WOOD�2 PLASTER TRIM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'TAWNY AMBER'
19 WOOD OR PLASTER TRIM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'CUFF BROWN'
20 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'COYOTE'
21 GLASS 1
aGLASS 2
23 CLERESTORY WINDOW
24 ALUMINUM AMNING
25 GLASS ROLL UP DOORS
26 HISTORIC IMAGERY OF CUPERTINO
WEST ELEVATION
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FLOOR PLAN&
ELEVATIONS
COLOR& MATERIALS LEGEND
� SLATE TILE ROOF BY AMERICAN SLATE CO.
"PIKES POINT"
� SLATE TILE ROOF BY AMERICAN SLATE CO.
"MCKINLEY HEIGHTS'
aTWO PIECE CLAY TILE ROOF BY MGA CO,'OLD
SANTA BARBARA"
� STANDING SEAM METAL ROOF BY BERRIDGE
'ZINC-COTE"
�� 18`x 24"CUT STONE BY iNTERTILE"ROMAN
TRAVERTINE'
�2 STONE VENEER BY ELDORADO STONE
°NEWPORT COBBLESTONE'
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aWO00 TRUSSES.PAINTED TO MATCH DUNN
EDWARDS PAINTS"S'MORES
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DUNN EDWARDS PAINTS"MOENKOPI TAN'
�0 WOOD SIDING,PAINTED TO MATCH DUNN
EDWARDS PAINTS"MOENKOPI TAN"
�� WOOD TRIM,PAINTED TO MATCH DUNN
EDWARDS PAINTS"S'MORES`
12 EXTERtOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWAROS PAINTS'FROSTING CREAM'
13 EXTERIOR PtASTER SYSTEM,PAINTEO TO MATCH
DUNN EDWARDS PAINTS'AJO LILY°
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� �. .,
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.�....w--..-..-,....._...
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1
EAST ELEVATION SHOPS 2l WEST ELEVATION SHOPS 5
�k _ss'-o"
�----�
' L---J
I 30'-4'
K
�
S 0
�
+ �a � �a�
� -�\���� �M��:.•
.� ,�p�. � .
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a �l� �j �»
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�f% 'K`i v�'�€,:'
���; ��M.
d�`',y•x -.
� �35'-8^�
,A
FLOOR PLAN SHOPS 5 ; ��16° I 3
j 14 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS"CRUSHED CASHEW
� EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
�15 DUNN EDWARDS PAINTS"SEASONAL BEIGE'
16 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS"C�NAMMON STICK"
,�T WOOD OR PLASTER TRIM,PAINTED TO MATCH
DUNN EDWARDS PAIN75"CINAMMON STICK"
;18 WOOD OR PIASTER TRIM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'TAWNY AMBER"
,19 WOOD OR PLASTER TRIM.PAINTED TO MATCH
DUNN EDWARDS PAINTS'CLIFF BROWN'
�20 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'COYOTE'
�
����r
�`
�'��
SOUTH ELEVATION SHOPS 2 AND 5
21 GLASSt
22 GLASS 2
Z3 CIERESTORY WINDOW
Z4 AIUMINUM AMNING
i 25 GLASS ROLI UP DOORS
ZB HISTORIC IMAGERY OF CUPERTINO
I
+ss._o.
__— — -- ---— — —
i
---- —————'26�_�,:
��-�
.J.�..: , +20'-0"
___. ___..__.—.._'Q�"�-.
� �.,-�' , , r,e ,�
�
_t2F..r ._ _...c.� �_._. . . ..
�
� — . .
+1�._� `,�` - � �; e
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� �;.3 �� i�,�,� � �� _,�`
�"" 1
... '�,�r` +` - ,; `
,� �
, � � , �,�� � .� -,.�
to,_o. k 1 ` _- i��� .P
NORTH ELEVATION SHOPS 2 AND 5
_ - - ----- -- _------ - ._ .__.------ --- ---- -
BUILDING ELEVATIONS SHOPS 2 AND 5 ���6° 1
� ��-0� .�
�----�
� v \� �'�,� �
�
�
r�r t �
w��'/��\J��'��,�'..
+��.`D',.%%��i(��\ 4�
x
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^c�"jy,���`�,�f�� PV v
� /`�,���`L�����...
%' ���.����.
'�����
35'-8"
i
i
4
0
T
30'-4"
�
FLOOR PLAN SHOPS 2 �l,s° 2
MAIN STREET
CUPERTINO
STEVEN'S CREEK @ FINCH
CUPERTINO, CA
PLAN
DEVELOPMENT
S ET
SAND HILL PROPERTY COMPANY
203 REDWOOD SHROES PKVNI',STE 200
REDWODO CITY. CA 94065
11
If ENNETN 0.0�R C�... t -r...'�f R�� .Nt
<�s Ho��n wn���..� ao.a s„ �. zoe
..o��.�.. . �« . � <_ , _�_ . � ��
CONSU'.TANT
KEYMIAP
RE�iIS1�N
0228.12
P20JE�TNO 22.559 DATE 12.22.�1
�++�+8� BG,CE sc,�E AS SHOWN
�CtiECKE�BV nJg
__.__.._—--._.—___--.___—__ ___ __—
I
SHOPS 2 AND 5
� FLOOR PLANS &
ELEVATIONS
i
NORTr+ N
__ __ A2.2
C20".KENNETH RODRIGUES 8 PARTNERS INC
COLOR& MATERIALS LEGEND
�1 SLATE TILE ROOF BY AMERICAN SLATE CO.
u "PIKES POINT"
aSLATE TILE ROOF BY AMERICAN SLATE CO.
"MCKINLEY HEIGHTS'
� TWO PIECE CLAY TILE ROOF BY MGA CO,'OLD
SANTA BARB,4R.4"
aSTANDING SEAM METAL ROOF BY BERRIDGE
"ZINC-CO7E"
�� 18'x 24'CUT STONE BY iNTERTILE
"ROMAN TRAVERTINE'
�2 STONE VENEER BY EIDORADO STONE
"NEWPORT COBBLESTONE'
� FABRIC AWNING BY SUNBRELLA
+za�_o•
_ -- - — ______
,z5�_o.
+18'_0•
+'10'-0'-------
+o�-o�
7❑ REDWOOD TRELLIS,CLEAR STAINED
� WOOD TRUSSES.PAINTED TO MATCH DUNN
EDWARDS PAINTS"S'MORES
� WOOD BOARD AND BATTEN.PAINTED TO MATCH
DUNN EDWARDS PAINTS'MOENKOPI TAN'
�0 WOOD SIDING,PAINTED TO MATCH OUNN
EDWARDS PAINTS"MOENKOPI TAN"
�� WOOD TRIM,PAINTED TO MATCH DUNN
EDWARDS PAINTS"S'MORES`
�2 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS"FROSTING CREAM"
�3 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'AJO LILY°
11
�
� ,
�m._
---- � -
;14 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'CRUSHED CASHEW
,15 EXTERIOR PIASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS"SEASONAI.BEIGE'
i16 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'CINAMMON STICK"
!1� WOOD OR PLASTER TRIM,PAINTED TO MATCH
DUNN EDWARDS PAINTS"CINAMMON STICK"
18 WOOD OR PLASTER TRIM.PAINTED TO MATCH
DUNN EDWARDS PAINTS'TAWNY AMBER"
�19 WOOD OR PLASTER TRIM.PAINTED TO MATCH
DUNN EDWARDS PAINTS'CUFF BROWN'
'20 EXTERIOR PLASTER SYSTEM,PA�NTED TO MATCH
DUNN EDWARDS PAINTS"COYOTE'
21 GLASS 1
� GLASS 2
23 CLERESTORY WINDOW
Z4 ALUMINUM AMNING
�25 GLASS ROLL UP DOORS
26 HISTORIC IMAGERY OF CUPERTINO
SOUTH ELEVATION
NORTH ELEVATION
1 '12'
�
I
,30�-0•
�22_�•
t�7'_p•
�
WEST ELEVATION
�
MAIN STREET
CUPERTINO
STEVEN'S CREEK @ FINCH
CUPERTINO, CA
PLAN
DEVELOPMENT
SET
SAND HILL PROPERTY COMPANY
203 REDWOOD SHROES PKWY,STE 200
REDWODO CITY. CA 94065
�so•-o°
.2a �
,,,,
-C" (
�--------
N E N N E T M R O D R�.+ ... 4 t.!. ♦� .- !..
.o,_o.,
�5 N o r i n W n i��a R o a O 5 u��• 2 9[!
, t.�_ .� � . .. . ` t .U 5 e� . i.
+28'-0• +26•-0"
_ � __
�*.. _ � _
, - �'=-- f` t20'-�"
`�'�2�'�-p"'�^ ' _ -.:_—-"' - ._.
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�D'0 � � P� - +0 D"
EAST ELEVATION
....... ..._._...__-_—__._.____.__—..___-___._-__.__.___ .....__..._..
.___'.___--__._�.__ _.-__—_._ -___—___.__.._—_- -.—
BUILDING ELEVATIONS SHOPS 3 ���6�� 1
30'-0" 190'-0"
�VC� ����
p �
D�S w�adi �
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CONSU�TANT
KEYMAF
RE,,s,�N
02.28.12
P�OJECT NC 22.559 DATE 12.22.11
ow++M+e� BG,CE scu.E AS SHOWN
CHECKFDBY nJg
SHOPS 3 FLOOR
PLAN &
ELEVATIONS
NORTM N
- A2.3
O20t t KENNETH RODRIGUES 6 PARTNERS INC
COLOR & MATERIALS LEGEND
� SLATE TILE ROOF BY AMERICAN SLATE CO,
°PIKES POIN7"
� SLATE TILE ROOF BY AMERICAN SLATE CO,
"MCKINLEY HEIGHTS"
TWO PIECE CLAY TILE ROOF BY MGA CO.'OLD
3 � SANTA BARBARA'
�j STANDING SEAM METAL ROOF BV BERRIDGE
L`'J "ZINGCOTE'
� 18"x 24"CUT STONE BY iNTERTILE"ROMAN
��� TRAVERTINE°
�2 STONE VENEER BY ELOORADO STONE
"NEWPORT COBBLESTONE'
� FABRIC AWNING BY SUNBRELLA
11
�. k
, _ .� ..�;. , __
+2e�-0°
-- __ ____ -- —
+z5�-0•
-- _-
+18'-0" - - s:�
��� ,� __ -
�.� 6,•�'� ��a
+�p'_p° *
———— -�=--�-ig=;'j "'�:,- —
+0'-0" '� ��
7❑ REDWOOD TRELUS,CLEAR STAINED
aWOOD TRUSSES,PAINTED TO MATCH DUNN
EDWARDS PAINTS"S'MORES
� WOOD BOARD!WO BATTEN,PAINTED TO MATCH
DUNN EDWARDS PAINTS"MOENKOPI TAN"
�� WO00 SIDING,PAINTED TO MATCH DUNN
EDWARDS PAINTS"MOENKOPI TAN"
�� WOOD TRIM,PAINTED TO MATCH DUNN
EDWARDS PAINTS'S'MORES'
12 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWAROS PAINTS"FROSTING CREAM"
13 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWAROS PAINTS'AJO LILY'
6 18
� I
��"�'`,'e
r:"
�s
� ---
b� -- �
NORTH ELEVATION
� ��
", .;�
+26'-0" � _.,. � ,28_��
_____ ._ ,....., ^ - -------�
_ �-----
,� 1:- 9 ,
♦?n�r�� ':.' .. t.-.T:}'}"'� . ¢-� F 3 �~�..� . . .
__" ' "__
.�" —__ .'.wi � 's"4' .. _ "k
.r. .• � .�.. " �r . .._.__. �•, p.�.¢# _
i ..�� �.- -� ...r � 'R �.:� �
��.. " y..'�j:�.. � i" . ... fe �. � �ye��«'Y'�•�
:.. �++� ''' \I }��{ a
$,.. _ ...^^^_.fSt R�j, j'. °��-:T }.-;�y�
} x ��� t:..
i��'�-�� r.,.; - ti r .;�
� f A � + �
�
+o•-o� �`i +o._o„ - .�
-
--
EAST ELEVATION SOUTH ELEVATION
� Y�
� � ��
as n�,o ' ` b
Y
�a1�ld�tll�1AS � �'4VI�
Pp
14 EXTERIOR PLASTER SYSTEM.PAINTED TO MATCH
DUNN EDWARDS PAINTS"CRUSHED CASHEW
15 EXTERIOR PLASTER SYSTEM.PAINTED TO MATCH
OUNN EDWARDS PAINTS"SEASONAL BEIGE'
�s EXTERIOR PLASTER SYSTEM.PAINTED TO MATCH
DUNN EDWARDS PAINTS"CINAMMON STICK"
�� WOOD OR PLASTER TRIM.PAINTED TO MATCH
DUNN EDWARDS PAINTS"CINAMMON STICK"
18 WOOD OR PLASTER TRIM,PAINTED TO MATCH
DUNN EDWARDS PAINTS"TAWNV AMBER"
19 WOOD OR PLASTER TRIM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'CLIFF BROWN"
20 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'COYOTE"
Pas ries!
�
?:�' »L'rt'��^�
� ��
� �
�'".�r��
� � ,�
1 - ;�i.
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—� ��*� �x..
�����r� -;��.
::� Y�.�
� �� � '
� •
�
. ... ��-�ry��.
�� �
_ � . ..._ _.:'. _�'e..,. .,...... . ...... _....:
r.di:�F�'a .,�'..Y�"i..... a.. ����i�����u��a1■�i
... ,.c ...�„ .. . •. ,-�`_. �.__M e
/�M�
...r
��Natut�r 'ri Things "
- -— — ---
1 �_ � . _-. �:,��.= i��..r� ..� i .��
21 GLASS 1
22 GLASS 2
23 CLERESTORY WINDOW
24 ALUMINUM AMNING
25 GLASS ROLL UP DOORS
� HISTORIC IMAGERY OF CUPERTINO
.��_o•
za�-o°
.,._�.
0_p..
��
���-0.
+24'-0
_'___:y' ���s .'_'�,.yti..�.
T
BUILDING ELEVATIONS SHOPS 4 ���6° 1
190'-0" 30'-0°
f _ _.. __ _ _ . _ _ . _ .. _ _ _ __ *— --�
I O
._ � a
, , — a
Q, �/ ° ' �;,
�.
��° �
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, ,
� -��j � o 0 0 0
1�..� } l .-_ ,_ .
_ . _ _ . ,
, � .
,.
L
c
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,.. �...:.�,�,..w.,�._.�_,��.,
, _,
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_..,,..s-.,.s....�-.....:�.. s ,. /� ,
� \ ���:
#
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. ...��.w'.�:ncw����._.._ . . 4 . ,� �"� <�� ......... ....._._ _._.__
_ ��c�'• � .
��-�9-����-�� ___- - ---
,
, ��y� �� �-�.� ,
� � � � �����':� ���� �
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��'��h�1�'a �s,�.�...,�..� _.:..�..... r` �e 'S f / SHOPS 4 �— ----
� � ;'tc.t .,, . . o � �
z o „j / � \
� \� �
2
� � ` . ' ' +� .. • .,�r-���_�/� � . �. . J // _
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� � 5
�
/ _ ---_ ___ __
, � , . _. _ _ . -----.
� �
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. . : .
: . . . .._. .._.._��. , '
, . �.r.._..._,.�_..._.____ � .�
�
y .:�.4 � \ x — — .__ . _ __ . _ ._
S � �'._ _.. ... _. _.._._.... . . . ..._.._ ....._ ...._. _..... ..__......._....._. __ _.___.__.__-_____ _ ... .... .'. _
i �
f � I
� � ,
� . . . . 9a�_o� ____________ _______ ____ ,oo�_o� ___ ___ ______ __ _�
: .: ; � . ___ ._ _.__� . �
. __�_...__._ , ____ _ _�_
� �, h.`lE�2�+�i9S1)i�'3:t' j _
� FLOOR PLAN SHOPS 4 ��16° 2
t_..�._...__,.�....:.--_ .. ,
MAIN STREET
CUPERTIND
STEVEN'S CREEK @ FINCH
CUPERTINO, CA
PLAN
DEVELOPMENT
SET
SAND HILL PROPERTY COMPANY
203 REDWOOD SHROES PKWY,STE 200
REDWODO CITY, CA 94065
11
I ��
_
��
, KENNETH aoon�c�.. a ��. ,.� r,�
� .s r+o.�n wn�.�e., a�,a s���. soo
�� .�o� a � . o. �_ � _ �: . � �
CONSU�TANT
�
i
I'aaaecT Nc 22.559 oAre 1222.11
���+eY BG,CE scuE AS SHOWN
ICHFCKEDBY NB
' SHOPS 4 FLOOR
I PLAN &
� ELEVATIONS
NORTH N
A2.4
� 20'�.'.KENNETH RODRIGUES 8 PARTNERS INC
■
+3s�-0•
+26�-0•
+�p'_p'
�0��.
♦zb�
+tR.:
+0'-0"
COLOR & MATERIALS LEGEND
� SLATE TiLE ROOF BY AMERICAN SLATE CO.
"PIKES POINT"
� SLATE TILE ROOF BY AMERICAN SLATE CO,
"MCKINLEY HEIGHTS"
aTWO PIECE CLAY TILE ROOF 8V MGA CO,'OLD
SANTA BARBARA"
� STAND�NG SEAM METAL ROOF BY BERRIDGE
'ZINC-COTE"
5� 18"x 24'CUT STONE BY iNTERTILE"ROMAN
TRAVERTINE"
5 2 STONE VENEER BY ELDORADO STONE
°NEWPORT COBBLESTONE'
� FABRIC AWNING BY SUNBRELUI
�7 REDWOOD TRELLIS,CLEAR STAINED
� WOOD TRUSSES.PAINTED TO MATCH DUNN
EDWARDS PAINTS"S'MORES
aWOOD 80ARD AND BATTEN,PAINTED TO MATCH
DUNN EDWAR�S PAiNTS'MOENKOPI TAN'
�Q WOOD SIDING,PAINTED TO MATCH DUNN
EDWARDS PAINTS"MOENKOPI TAN"
�� WOOD TRIM.PAINTED TO MATCH DUNN
EDWAROS PAINTS"S'MORES"
12 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'FROSTING CREAM°
�3 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWAROS PAINTS"AJO IILY°
i 14 EXTERIOR PLASTER SYSTEM,PAiNTED TO MATCH
DUNN EDWAROS PAINTS"CRUSHED CASHEW
EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
�15 DUNN EDWARDS PAINTS"SEASONAL BEIGE'
EXTERIOR PLASTER SYSTEM,PAtNTED TO MATCH
�16 DUNN EDWAROS PAINTS'CINAMMON STICK"
�� WOOD OR PLASTER TRIM,PAINTED TO MATCH
DUNN EDWARDS PAINTS"CINAMMON STICK"
�8 WOOD OR PLASTER TRIM.PAINTED TO MATCH
DUNN EDWARDS PAINTS"TAWNY AMBER"
19 WOOD OR PLASTER TRIM,PAINTED TO MATCH
DUNN EDWARDS PAINTS"CLIFF BROWN"
20 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN E�WARDS PAINTS"COYOTE'
21 GLASS 1
22 GLASS 2
Z3 CLERESTORY WINDOW
Z4 ALUMINUM AMNING
25! GLASS ROLL UP DOORS
26 HISTORIC IMAGERY OF CUPERTINO
WEST ELEVATION
��4
- -"-'-�t ------
5-2
SOUTH ELEVATION
�, ,;
6-0.
��,.
+35'-0°
�17
�
+p'�p•
EAST ELEVATION NORTH ELEVATION
BUILDING ELEVATIONS SHOPS 6 &7 ���6° 1
130'-0"
r i
; 50'-0" , 80'-0"
'� II6VC�
1
�J�C
as �o�,- •� b
t ' iro ra�•
� �� �
p
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� �--s�a _ .���r �� y
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:
� =.4� 5—r�'-i�
� _ �., . � .,.._ �..�___ _._ ._�_ .._ _ _ .
� ,....:t._
i Y
� }
; . � �
� �z -�:- �t�_ - .____. ___._�. ��
r -T---i r---�
'� = : . �i .i __.._-_ i
�-__ ._ _ � � �
0
0
�
—'k——_.. . .
SHOPS 6
�
,
0 0 0 �
.
_ _ ____ _ � —�
__,�__ �
�
�,,, ;
SHOPS 7 ' �
� o
O
f0
_ . . �
,>
----- -
� _
� -- _
� �
_._ __.._.__.._
FLOOR PLAN SHOPS 6 8�7
MAIN STREET
CUPERTINO
STEVEN'S CREEK @ FINCH
CUPERTINO, CA
PLAN
DEVELOPMENT
S ET
SAND HILL PROPERTY COMPANY
203 REDWOOD SHROES PKWY,STE 200
REDWODO C�TY. CA 94065
�1
K E N I:E T M 0.O 0 R ;�.:. 2 �k'�.a ...
e e 5 N o�i n W n��r fl. R e a C S u�,e 3 0 p
A�o„r.a ' ..r w _ e, c ..V - e: . ' . .
CONSU'�_TAN7
KEVMAF
RE�iISI�N
02.28.12
PROJECT NO 22.559 DATE �'1,22,��
�+�+8� BG,CE s�t AS SHOWN
CHECKF�87 (vB
SHOPS 6 & 7
FLOOR PLANS &
ELEVATIONS
IORTM
N A2.5
� 20'�'.KENNETH RODRIGUES 6 PARTNERS.iNC
�- -- _--__-- ----------- ------------------- -
COLOR& MATERIALS LEGEND '
� SLATE TILE ROOF BY AMERICAN SIATE CO,
'PIKES POINT"
❑ SIATE TILE ROOF BY AMERICAN SLATE CO,
2 'MCKINLEY HEIGHTS' ��
� TWO PIECE CLAY TILE ROOF BY MGA CO,"OLD
SANTA BARBARA'
� STANOING SEAM METAL ROOF BY BERRIDGE ?�'� — --- ---
'ZINC-COTE' �'� --- --
�,) 1B"x 24"CUT STONE BY iNTERTILE"ROMAN
TRAVERTINE'
�2 STONE VENEER BY ELOORADO STONE t24'�Sl' ___
"NEWPORT COBBLESTONE'
aFABRIC AWNING BY SUNBRELLP +13'-0'
� REOWOOD TRELIIS,CLEAR STAINE�
aWOOD TRUSSES.PAINTED TO MATCti DuN^. �p�-0•
EDWARDS PAINTS"S'MORES
❑ WOOD BOARD AND BATTEN,PAINTED TO MATCH SOUTH ELEVATION(GARAGE 1)
9 DUNN EDWARDS PAINTS'MOENKOPI TAN"
�� WOOD SIDING,PAINTED TO MATCH OUNN
EDWARDS PAINTS'MOENKOPI TAN"
11
WOOD TRIM,PAINTED TO MATCH DUNN ������ �� r�' �'�` ���
EDWARDS PAINTS'S'MORES'
12 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS"FROSTING CREAM"
13 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS'AJO IiLY"
14 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWAROS PAINTS"CRUSHED CASHEW'
15 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EOWARDS PAINTS"SEASONAL BEIGE'
�s EXTERIOR PLASTER SYSTEM,PAINTED TO MN T �
DUNN EDWARDS PAINTS"CINAMMON STICK"
,17 WOOD OR PLASTER TRIM,PAINTED TO MATC
OUNN EDWARDS PAINTS'CINAMMON STICK'
18 W�D OR PLASTER TRIM.PAINTED TO MAT��
DUNN EDWARDS PAINTS'TAWNY AMBER'
19 WOOD OR PLASTER TRIM.PAINTED TO MATCH
DUNN EDWAROS PAINTS'CLIFF BROWN"
20 EXTERIOR PLASTER SYSTEM,PAINTED TO MATCH
DUNN EDWARDS PAINTS"COYOTE"
21 c�nss i `� ��?��t� -
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22 GLASS 2 �a��� ���� ��`�'
��'aa�� _4��=��<�� . ,
23 CLERESTORY WINDOW
24 ALUMtNUM AMNING
25 GLASS ROLL UP DOORS
2B HISTORIC IMAGERY OF CUPERTINO
+�'.p'
�� '�CC/ NORTH ELEVATION (GARAGE 1)
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SOUTH ELEVA710N(GARAGE 2)
" ' ���• NORTH ELEVATION(GARAGE 2)
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BUILDING ELEVATIONS
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MAIN STREET
CUPERTINO
STEVEN'S CREEK @ FINCH
CUPERTINO,CA
PLAN
DEVELOPMENT
SET
SAND HILL PROPERTY COMPANY
203 REDWOOD SHORES PK1NY,STE 200
REDWODO CITY, CA 94065
11
K E M N E f N 11 O D II 1 0 U E• t P A q T M E N 8 I M C
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CONlULTANT
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�.28.12
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��+�+' NB ecuF AS SHOWN
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PARKING GARAGE
ELEVATIONS
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Phase 2 � � � . � Easement PARKING GARAGE#1 Parkway strip with , ` �•�.�:.�, -;-_ �� --r
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-- - _- ��• { C�
` I �""��e a � ' Redwood Screen Trees � '�
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(3)Sp cim n oak A� _, {`� °?- �� + - �" PARKING GARAGE#2 �' � `
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Project - � � . e ,. '
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48"Box S ecimen� �
� Raised Concrete ' ��-Planter Strip with P
Plantars No-Mow Fescue �iak at Entry,with Uplights
ENTRY GATEWAY PLAZA:
Cupertino Monument,Benches,Accent
48'Box Specimen Orchard Trees and Seating j �,bie Row of Stevens Creek Boulevard Paving,and(6)Light Fixtures
Oak at Entry,with�Uplights , in Retail Plaza Evergreen Ash Trees �""""`J_ " "' �" ` "` ���� -
Creek Trail Crossing ' �
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�� NO.22 55
�y� � THE KENNETH RODRIGUES&P�4RTNERS, lNG � .� �J-�
� + GUZZARDO � � -- . �
�� 445 N. Whisman Road, Suite�00 _ o�.za.�z :_..�
� � �� PARTNERSHIP�NC. Mountain View, CA 94043 ��� ��
�� � pp Landscape Architects•land Planners PhOn2: 650.965.0700 cs�:.�W��
M A I N S T R E E T C U P E RT I N O �� 181 Greenwich Street
san Francisco,CA 94111 Fax: 650.960.0707
-.
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SAN D H I LL P RO P E RTY CO M PANY MASTER SITE PLAN T41 5 433 4672 N : . ,�_� s . a
F 415 433 5003 � ' � _.: / . '�
www.tgp-inc.com 0 25' S0' 100' 150' 200'
CUPERTINO , CALIFORNIA I I I
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Area,S.C.D. —�'" –�- �,!;,,,�,,,���x
, � �olor Concrete �•' -��s _ � `� �• �`
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Integral Color ,� � Tree Grates � .�ti°�, _ �. " t � � ��,,��
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Accent Pavers � � w Accent Pavers in ` � ��_ �
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`" Monument Plaza � " �
Inte ral Color Integral Color .. - '��" �� ' � -
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Concrete Seat Walls Concrete Seat Walls- � �
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p Evergreen Ash Trees � :� � '
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� . �•�� a ��� THE KENNETH RODRIGUES&PARTNERS, !NC
�s�� p GUZZARDO 445 N. Whisman Road, Suite 200
P
PARTNERSHIP�N�. Mountain View, CA 94043
M A I N S T R E E T C U P E RT I N� Landscape Architects•Land Planners Phone: 650.965.0700
181 Greenwich Street Fax: 650.960.0707
M O N U M E N T P LAZA T 415r433 4672 A 94111
SAND HILL PROPERTY COMPANY "
F 415 433 5003
C U P E R T I N O , C A L I F O R N I A WWWtgp-inc.com �
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02.28.12
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Tree Legend Existing Trees ______ _
Number of existing trees on Site: 146
� Relocated
Number of existing trees to be �$
X � Preserved:
Existing to be Removed
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� Exirting Dead to be Removed ,
I Number of existing trees to be ��
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Condition of Existing Trees
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Number of existing healthy trees
Note:Any trees designated for relocation ', On SitE: 103
tflat d0 IIOt f1aVE A PfOP05@C��OCailOtl WI�� (includesa0treesratedasGoodFair.)
be boxed,stored,and cared for on-site. 'il
Future location and installation of thse Number of existing dead tt'ees to be ��
trees will be determined by the � removed:
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� •'� Nu�nber of existing healthy trees
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+ � �/%�l /( I�.+ (irxt�les all trees rated as Good�Falr)
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� ARBOR�ESOURCES ph.:65035a-3351
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Pr�posed Trees
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y � Nurnber of Proposed trees to be 4�i
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� T �TAL TREES
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��` =t`••- �;"�" Nu ber of Final Trees on Site: 502
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Mountain View. CA 94043
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