PC Summary 08-22-06
City of Cupertino
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To:
Mayor and City Council Members
From:
Steve Piasecki, Director of Community Development
Date:
August 23,2006
Subj:
REPORT OF PLANNING COMMISSION DECISIONS MADE
August 22, 2006
Chapter 19.32 of the Cupertino Municipal code provides for
a eal of decisions made b the Plannin Commission
1. Application
U-2006-08, ASA-2006-11; Terry Brown (Hamid Ghazvini), 21761 Granada Ave
Description
Approving a Use Permit and Architectural and Site approval application for a new 1,180
square foot commercialf office building and three residential units (5,010 square feet)
Action
The Planning Commission approved the application on a 3 - 0 vote.
The fourteen day-calendar day appeal will expire on September 5,2006.
Enclosures:
Planning Commission Report of August 22, 2006
Planning Commission Resolution No. 6411 & 6412
2. Application
TM-2006-08; Mike Rohde (Valko Fashion Park), 10123 N Wolfe Rd
Description
Approving a Tentative Map to create 10 commercial condominium units and 204
residential condominium units on an approximately six-acre parcel (Rosebowl)
Action
The Planning Commission approved the application on a 3 - 0 vote.
The ten day-calendar day appeal will expire on September 1, 2006.
Enclosures:
Planning Commission Report of August 22, 2006
Planning Commission Resolution No. 6414
g:planning/Post Hearing/summanj to cc082206
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: U-2006-08, ASA-2006-11
Applicant (s): Terry Brown
Owner: Saeed E. Ghazvini
Property Location: 21761 Granada Ave
APPLICATION SUMMARY:
Agenda Date: August 22, 2006
Use Permit to
. Demolish an existing single family home with a detached garage at the rear
. Construct one for sale mixed use building with one one-bedroom unit on the
second floor
. Construct two for sale two-bedroom units.
RECOMMENDATION:
Staff recommends that the Planning Commission approve the use permit application,
U-2006-08 and the architectural and site approval, ASA-2006-11 in accordance with the
model resolution.
Acreage (Gross):
Density:
Height:
Stories:
Parking:
Residential
Lot 1 1 unit 2/ unit
Lot 2 1 unit 2/ unit
Lot 3 1 unit 2/ unit
Commercial (Lot 3) 557 sq. ft 1/250 sq. ft.
Office (Lot 3) 525 sq. ft. 1/285 sq. ft.
Total Non-Residential Required
Project Data:
General Plan Designation:
Zoning Designation:
Neighborhood Commercial/ Residential
P (CN, ML, Res 4-12)
Planned (Neighborhood Commercial,
Industrial and Residential)
0.22 Acres (9,750 sq. ft.)
4 -12 dwelling units/ gross acre
30 ft
2 stories
Units/sq. ft. Ratio
Light
Required
Proposed
2 stalls
2 stalls
2 stalls
1.8 stalls
2.2 stalls
4 stalls
2 stalls
2 stalls
1 stalls
2 on street
lonsite
1 on Lot 2
General Plan: Yes
Zoning: Yes (subject to GP Policy 2-88. See page 3)
Monta Vista Design Guidelines: Yes
Environmental Assessment: Categorically Exempt
Project Consistency with:
,-1
Use Permit & Architectural and Site Approval for 21761 Granada Ave
U-2006-08 and ASA-2006-11
August 22, 2006
Page 2 of 5
BACKGROUND:
The applicant is proposing to demolish an existing residential building and to construct
one mixed-use building and two for sale residential units. The mixed-use building has
557 sq. ft. of commercial space, 525 sq. ft. of office space and a 696 sq. ft. one-bedroom
residential unit with a one-car garage. The two residential units equal 1,580 sq. ft. each
with an attached two-car garage.
The property to the north has one single family home. To the west is the Abounding
Grace Christian Church. The property to the east is a mixed-use project with 1,100 sq. ft.
and two apartment units. To the south of the property are residential units.
The residential units require an allocation from the General Plan Monta Vista
residential category. There are three legal lots on site and the applicant will apply for a
lot line adjustment to accommodate the new configuration of buildings.
DISCUSSION:
This report will summarize this project's conformance with the General Plan and Monta
Vista Design Guidelines, followed by an overview of the commercial! office component,
residential component, building design, traffic impacts, shared parking analysis, public
improvements, and landscaping.
GENERAL PLAN
The General Plan designation for the subject site is Monta Vista Special Planning Area.
The project conforms to the General Plan use, parking and height regulations. In
addition, the project meets the following General Plan Policies:
Policy 2-12: Mixed-Use Development
Allow mixed-use development within the area bounded by Granada Avenue,
Stevens Creek Blvd., Orange Avenue and the SP right of way to rely on public
parking on Pasadena and Imperial Avenues to meet the off-street parking needs
for the commercial part of the project.
Policy 2-6: Interconnected Access, Shared Parking of Individual Properties
Ensure that individual properties developed independently of surrounding sites
have interconnected pedestrian and vehicle access and shared parking.
The applicant is required to record shared parking and ingressj egress easements over
each of the three properties as a condition of approval of this project. Additionally, the
project relies on two off-street parking spaces on Granada to meet the parking needs of
the mixed-use building.
Density
The applicant is proposing lot line adjustments so that each of the buildings can be sold
separately. There are currently three legal lots on the subject property. The project is
proposed at 13.4 unitsj gross acre. The maximum density allowed in the zone is 12
unitsj gross acre. Based on the gross lot area of the project, the applicant can have 2.7
t,.-~
Use Permit & Architectural and Site Approval for 21761 Granada Ave
U-2006-08 and ASA-2006-11
August 22, 2006
Page 3 of 5
units on the site. The applicant is proposing three units on the property based on
General Plan Policy 2-88.
However, according to General Plan Policy 2-88: Residential Density Ranges on the
Map, "Recognize that residential density ranges on the General Plan Map and its
legend shows the desired development intensity for a general area. The actual gross
dwelling-unit density may be slightly different if the properties reflect the general
development character of neighboring properties."
There is one other property in the immediate neighborhood that has a higher density
than that allowed by the General Plan. The property at 21721 Granada A venue is
immediately to the east of the subject property and has a density of 25.1 units/ gross
acre. The density that the applicant is proposing does not significantly exceed the
density specified in the General Plan. Additionally, the proposed project reflects the
existing development character in the neighborhood with both residential and mixed-
use buildings on the block.
MONT A VISTA DESIGN GUIDELINES
The Monta Vista Design Guidelines were developed to guide developments in the
Monta Vista Special Planning Area. The guidelines provide development standards and
design guidelines for various land uses including mixed use residential and
retail/ commercial. The proposed project conforms to the various components of the
Monta Vista Design Guidelines described below:
Setbacks:
Required Proposed
LotI Lot2 Lot3
Front 5 feet min 46 feet -18.5 feet 5 feet
Side Left side - None 5 feet None 2.5 feet
Right side - None 2.5 feet 10 feet 8 feet
Rear None 10 feet 2.5 feet None
SITE ANALYSIS
The site will be accessed by a common driveway paved with semi-pervious pavers that
will have the ability to connect to the property to the north should it develop in the
future. The property owner to the north and the applicant have provided staff with a
letter attesting that they are willing to enter into an ingress/ egress easement for this
purpose. Additionally, the property owners of the three new lots shall enter into a
maintenance agreement for the common driveway.
The proposed driveway is 18 feet wide. According to the Parking Ordinance for two-
way driveway aisles that have a 90-degree parking stall, i.e., a parking stall that is
perpendicular to the driveway, the driveway needs to be 22 feet wide except in the area
, ..-3
Use Permit & Architectural and Site Approval for 21761 Granada Ave
U-2006-08 and ASA-2006-11
August 22, 2006
Pa~e 4 of 5
between the two porches in the two residential units at the back where this driveway
width can be reduced to 18 feet to provide a landscaping buffer between the driveway
and the living area. Staff recommends that the applicant change the plans to reflect this.
The applicant is willing to make this change.
The commercial portion of the project can be accessed directly from Granada Avenue.
The offjce portion and the residential portion on Lot 3 are located on the second floor of
the mixed use building on Granada Avenue. These two uses share a stairway for access.
The two residential units are located at the rear of the project site and have separate
buildings and entrances. The project site is surrounded by similar and compatible land
uses. The two units are 2-bedroom 2-bath units with an attached garage each. There is
also a small loft level tucked within the attic area of the building. Each of the units has a
private porch and a second story balcony.
PARKING
The non-residential portion of the project requires 4 parking spaces. The Monta Vista
Design Guidelines allows credit for street parking for commercial uses. The applicant
proposes to use two parking spaces on the street for the commercial space.
Additionally, two spaces are being provided on site for the office portion, one space on
lot 3 in a carport and one open space on lot 2. This carport will be identified with a sign
as a parking space for the office use on the second floor.
The residential portion of the project has two parking spaces in attached garages for
each of the two residential units in the rear while one parking space, also in an attached
garage, has been provided for the one-bedroom unit.
BUILDING DESIGN
The proposed building architecture is consistent with the Monta Vista Design
Guidelines in regard to building materials, forms and design. It is also compatible with
the existing architectural style of the surrounding neighborhood.
The City's consultant architect has reviewed the plans. Some of his suggestions have not
been incorporated into the design. Staff agrees with the consultant architect that the
large single dormer on the west elevation appears skewed and looks awkward. Staff
recommends that the applicant change this feature and either change this element to
two dormers similar to the two dormers on the east elevation or center the single
dormer on the wall plane that it is on. Additionally, staff recommends that the width of
the balconies be increased to at least 5 feet, since a 3 foot 6 inch balcony is not very
useable. Staff also recommends that the color of the buildings be reviewed and
approved by staff prior to issuance of building permits.
TREES
The subject site has a significant number of mature trees. There are 3 specimen size
oaks, 2 oaks smaller than 10" in diameter and one specimen size Deodar cedar.
;,.-+
Use Permit & Architectural and Site Approval for 21761 Granada Ave
U-2006-08 and ASA-2006-11
August 22, 2006
Page 5 of 5
Additionally, the arborist has identified a Big Leaf Maple on the property to the north of
the subject property that is close enough to be affected by development.
The arborists report did not review one oak tree on the property. The arborist will visit
the site before the Planning Commission meeting and provide staff with a report on that
tree. The applicant is proposing to relocate this oak and tree #2 on the arborists report.
These trees will otherwise have to be removed since the proposed driveway is in that
location. The applicant has worked with staff to protect all the trees on the property and
has modified their plans according to the recommendations of the arborist.
The foundation of all the buildings is on a pier and grade beam foundation so that the
root structure of the trees around the buildings is not affected. The applicant has also
located the building on Lot 3 at least 10 feet away from the Cedar to prevent damage to
the tree. The arborist has recommended pruning the cedar to help balance the tree
better and end-weight reduction to help the tree structurally. The property owners of
the three different lots shall share the responsibility of the maintenance of the Cedar.
Additionally, the building on Lot 2 shall be located at least 10 feet away from the Big
Leaf Maple on the property to the north that the arborist has identified as a tree that
could potentially be damaged during construction.
The applicant is required to provide a tree bond in the amount of $50,000 for the oaks
and the cedar.
ENCLOSURES:
Model Resolution
Plan Set dated 08/16/06
Exhibit A: Letter from property owner at 21761 Granada Ave and property owner of 10056 Orange Ave
agreeing to enter into a non-exclusive reciprocal easements for parking purposes and Ingress/Egress over
the three properties
Submitted by: Piu Ghosh, Assistant Planner ~
Approved by: Steve Piasecki, Director of Community Developme~
1~5
U-2006-08, ASA-2006-11
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT AND AN ARCHITECTURAL AND SITE APPROVAL
TO DEMOLISH ONE SINGLE F AMIL Y RESIDENCE AND CONSTRUCT ONE MIXED
USE BUILDING WITH ONE ONE-BEDROOM UNIT AND TWO TWO-BEDROOM
RESIDENTIAL BUILDINGS
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit and an Architectural and Site Approval, as described in Section II of
this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience; and
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby approved, subject to the
conditions which are enumerated in this Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. U-2006-08 and ASA-2006-11 as set forth in the Minutes of the Planning Commission
Meeting of August 22,2006, and are incorporated by reference as though fully set forth
herein.
SECTION II: PROTECT DESCRIPTION
Application No.: U-2006-08, ASA-2006-11
Applicant: Terry Brown (Hamid Ghazvini)
Location: 21761 Granada Ave
;,-(p
Resolution
Page 2
U-2006-08, ASA-2006-11
August 22, 2006
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Proposed Mixed Use Project for 21761
Granada Ave, Cupertino, CA," consisting of 6 pages dated August 17, 2006, and
labeled: 1 to 6, except as may be amended by the Conditions contained in this
Resolution.
2. DEVELOPMENT APFROV AL
Approval is granted to construct three units. One one-bedroom unit 696 square
feet and two two-bedroom units 1,580 square feet.
3. MONT A VISTA DEISGN GUILDELINES
The applicant shall present plans to the Planning Department for review and
approval prior to issuance of building permits that show the following:
o Exterior lights and parking lot lights (if any are proposed)
o Tree grates
o Exterior trash receptacles
o Details of the bench being proposed
4. FOUNDATION
All foundations shall be on pier and grade beam.
5. ARCHITECTURAL CHANGES
The applicant shall modify the following:
a. Increase the width of all balconies that are 3 feet 6 inches to 5 feet.
b. Change the proposed single dormer on the west elevation to either match
the two dormers on the east elevation or to center the single dormer on
the wall plane it is on.
6. SIGN PROGRAM
A sign program shall be required for the mixed-use building on Granada
Avenue.
7. BUILDING COLORS AND MATERIALS
The applicant shall provide staff with a color and material board for review and
approval of the building colors and materials.
8. DRIVEWAYWIDTH
The driveway in the project shall be 22 feet wide except in the area between the
two residential buildings at the rear where the porches are located.
9. MAINTENANCE AGREEMENT
The applicant shall record a maintenance agreement subject to the approval of
the City Attorney for the maintenance of the common driveway by each of the
property owners of each of the lots.
f ,..-1
Resolution
Page 3
U-2006-08, ASA-2006-11
August 22, 2006
10. INGRESSIEGRESS EASEMENT
The applicant shall record an appropriate deed restriction and covenant running
with the land, subject to approval of the City Attorney, for all parcels that share a
common private drive or private roadway with one or more other parcels. The
deed restriction shall provide for necessary reciprocal ingress and egress
easement to and from the affected parcels. The easements shall be recorded prior
to issuance of building permits. The property owner of 10056 Orange A venue
shall also sign this easement agreement.
11. RECIPROCAL PARKING AND PEDESTRIAN EASEMENT
The applicant shall record a reciprocal parking easement and a pedestrian
easement among the three properties in this project subject to the approval of the
City Attorney prior to issuance of building permits.
12. PARKING SIGN
Parking signs shall be installed at each of the spaces designated for office use
clearly identifying them as such, subject to the approval of the Traffic
Engineering Department.
13. TREE PROTECTION
The applicant shall record a covenant running with the land subject to the
approval of staff to protect the following trees:
· One Deodar Cedar located on lot 3
· Five oak trees located on lot 1 (Three to the rear of the lot and two in the
front)
In the event that any of the protected trees must be removed during the
construction process due to reasons deemed appropriate by the Director of
Community Development, then comparable diameter replacement tree(s) or field
grown tree(s) shall be planted at the same location or at locations visible to the
public at the discretion of the Director.
14. TREE PROTECTION BOND
The applicant shall provide a tree protection bond in the amount of $50,000 to
ensure protection of One Deodar Cedar tree and 5 oak trees on the site 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.
15. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER
EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions.
Pursuant to Goverriment 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
,~g
Resolution
Page 4
U-2006-08, ASA-2006-11
August 22,2006
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.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
16. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance
with City Standards and specifications as required by the City Engineer.
17. 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.
18. 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.
19. FIRE HYDRANT
Fire hydrants shall be located as required by the City, San Jose Water Company
and Santa Clara County Fire.
20. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City as required.
21. 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.
22. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Development
in all other zoning districts shall be served by on site storm drainage facilities
connected to the City storm drainage system. If City storm drains are not
available, drainage facilities shall be installed to the satisfaction of the City
Engineer.
* Pre and Post storm drain calculations are required
23. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the
City and Santa Clara County Fire, as needed.
24. UNDERGROUND UTILITIES
I,. tl
Resolution
Page 5
U-2006-08, ASA-2006-11
August 22,2006
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 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.
25. IMPROVEMENT AGREEMENT
The project developer shall eflter 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
grounding of utilities. Said agreement shall be. executed prior to issuance of
construction permits.
Fees:
a. Checking & Inspection Fees:
b. Grading Permit:
$5% of Off-Site Improvement Cost or
$2,785.00 min.
$6 % of Site Improvement Cost or $2,060.00
nun.
c. Development Maintenance Deposit: $ 3,000.00
d. Storm Drainage Fee: $ 428.05
e. Power Cost: **
f. Map Checking Fees: Nj A
g. Park Fees: $ 31,500.00
h. Street Tree By Developer
**Based on the latest effective PG&E rate schedule approved by the Public Utility
Commission (P. U.c.)
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. On-site Grading Bopd: 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.
26. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment
enclosures shall be screened with fencing and landscaping or located
underground such that said equipment is not visible from public street areas.
27. DEDICATION OF WATERLINES
The developer shall reach an agreement with San Jose Water for water service to
the subject development.
28. BEST MANAGEMENT PRACTICES
'~/O
Resolution
Page 6
U-2006-08, ASA-2006-11
August 22, 2006
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP
plans shall be included in your grading and street improvement plans. Erosion
and or sediment control plan shall be provided.
29. RECIPROCAL PARKING EASEMENT
The property owner must submit a signed agreement approved by the City,
which sets aside a reciprocal parking easement as determined by the Planning
Department.
CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF
ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 of the California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV. Of this
resolution conform to generally accepted engineering practices
Ralph Qualls, Director of Public Works
City Engineer CA License 22046
PASSED AND ADOPTED this 22nd day of August 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chair
Planning Commission
G:\ Planning\PDREPORT\RES\2006 \ U-2006-08 res. doc
{-II
U-2006-08, ASA-2006-11
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT AND AN ARCHITECTURAL AND SITE APPROV AL
TO DEMOLISH ONE SINGLE F AMIL Y RESIDENCE AND CONSTRUCT ONE MIXED
USE BUILDING WITH ONE ONE-BEDROOM UNIT AND TWO TWO-BEDROOM
RESIDENTIAL BUILDINGS
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit and an Architectural and Site Approval, as described in Section II of
this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience; and
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby approved, subject to the
conditions which are enumerated in this Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. U-2006-08 and ASA-2006-11 as set forth in the Minutes of the Planning Commission
Meeting of August 22, 2006, and are incorporated by reference as though fully set forth
herein.
SECTION II: PROTECT DESCRIPTION
Application No.: U-2006-08, ASA-2006-11
Applicant: Terry Brown (Hamid Ghazvini)
Location: 21761 Granada Ave
/--, ~
Resolution
Page 2
U-2006-08, ASA-2006-11
August 22,2006
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Proposed Mixed Use Project for 21761
Granada Ave, Cupertino, CA," consisting of 6 pages dated August 17, 2006, and
labeled: 1 to 6, except as may be amended by the Conditions contained in this
Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct three units. One one-bedroom unit 696 square
feet and two two-bedroom units 1,580 square feet.
3. MONT A VISTA DEISGN GUILDELINES
The applicant shall present plans to the Planning Department for review and
approval prior to issuance of building permits that show the following:
o Exterior lights and parking lot lights (if any are proposed)
o Tree grates
o Exterior trash receptacles
o Details of the bench being proposed
4. FOUNDATION
All foundations shall be on pier and grade beam.
5. ARCHITECTURAL CHANGES
The applicant shall modify the following:
a. Increase the width of all balconies that are 3 feet 6 inches to 5 feet.
b. Change the proposed single dormer on the west elevation to either match
the two dormers on the east elevation or to center the single dormer on
the wall plane it is on.
6. SIGN PROGRAM
A sign program shall be required for the mixed-use building on Granada
Avenue.
7. BUILDING COLORS AND MATERIALS
The applicant shall provide staff with a color and material board for review and
approval of the building colors and materials.
8. DRIVEWAYWIDTH
The driveway in the project shall be 22 feet wide except in the area between the
two residential buildings at the rear where the porches are located.
9. MAINTENANCE AGREEMENT
The applicant shall record a maintenance agreement subject to the approval of
the City Attorney for the maintenance of the common driveway by each of the
property owners of each of the lots.
/,-1 3
Resolution
Page 3
U-2006-08, ASA-2006-11
August 22,2006
10. INGRESSIEGRESS EASEMENT
The applicant shall record an appropriate deed restriction and covenant running
with the land, subject to approval of the City Attorney, for all parcels that share a
common private drive or private roadway with one or more other parcels. The
deed restriction shall provide for necessary reciprocal ingress and egress
easement to and from the affected parcels. The easements shall be recorded prior
to issuance of building permits. The property owner of 10056 Orange Avenue
shall also sign this easement agreement.
11. RECIPROCAL PARKING AND PEDESTRIAN EASEMENT
The applicant shall record a reciprocal parking easement and a pedestrian
easement among the three properties in this project subject to the approval of the
City Attorney prior to issuance of building permits.
12. PARKING SIGN
Parking signs shall be installed at each of the spaces designated for office use
clearly identifying them as such, subject to the approval of the Traffic
Engineering Department.
13. TREE PROTECTION
The applicant shall record a covenant running with the land subject to the
approval of staff to protect the following trees:
. One Deodar Cedar located on lot 3
. Five oak trees located on lot 1 (Three to the rear of the lot and two in the
front)
In the event that any of the protected trees must be removed during the
construction process due to reasons deemed appropriate by the Director of
Community Development, then comparable diameter replacement tree(s) or field
grown tree(s) shall be planted at the same location or at locations visible to the
public at the discretion of the Director.
14. TREE PROTECTION BOND
The applicant shall provide a tree protection bond in the amount of $50,000 to
ensure protection of One Deodar Cedar tree and 5 oak trees on the site 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.
15. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER
EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
d~dication 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
I-IL/~
Resolution
Page 4
U-2006-08, ASA-2006-11
August 22, 2006
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.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
16. STREET WIDENING
Street widening, improvements and dedications shall be provided ill accordance
with City Standards and specifications as required by the City Engineer.
17. 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.
18. 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.
19. FIRE HYDRANT
Fire hydrants shall be located as required by the City, San Jose Water Company
and Santa Clara County Fire.
20. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City as required.
21. 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.
22. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Development
in all other zoning districts shall be served by on site storm drainage facilities
connected to the City storm drainage system. If City storm drains are not
available, drainage facilities shall be installed to the satisfaction of the City
Engineer.
* Pre and Post storm drain calculations are required
23. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the ap'proval of the
City and Santa Clara County Fire, as needed.
24. UNDERGROUND UTILITIES
irl5
Resolution
Page 5
U-2006-08, ASA-2006-11
August 22, 2006
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 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.
25. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino providing for payment of fees, including but not limited to checking
and inspection fees, storm drain fees, park dedication fees and fees for under
grounding of utilities. Said agreement shall be executed prior to issuance of
construction permits.
Fees:
a. Checking & Inspection Fees:
$5% of Off-Site Improvement Cost or
$2,785.00 min.
$6% of Site Improvement Cost or $2,060.00
nun.
c. Development Maintenance Deposit: $ 3,000.00
d. Storm Drainage Fee: $ 428.05
e. Power Cost: **
f. Map Checking Fees: Nj A
g. Park Fees: $ 31,500.00
h. Street Tree By Developer
**Based on the latest effective PG&E rate schedule approved by the Public Utility
Commission (P.U.c.)
Bonds:
b. Grading Permit:
a. Faithful Performance Bond: 100% of Off-site and On-site Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. 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.
26. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment
enclosures shall be screened with fencing and landscaping or located
underground such that said equipment is not visible from public street areas.
27. DEDICATION OF WATERLINES
The developer shall reach an agreement with San Jose Water for water service to
the subject development.
28. BEST MANAGEMENT PRACTICES
;...- ,~,
Resolution
Page 6
U-2006-08, ASA-2006-11
August 22, 2006
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP
plans shall be included in your grading and street improvement plans. Erosion
and or sediment control plan shall be provided.
29. RECIPROCAL PARKING EASEMENT
The property owner must submit a signed agreement approved by the City,
which sets aside a reciprocal parking easement as determined by the Planning
Department.
CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF
ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 of the California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV. Of this
resolution conform to generally accepted engineering practices
Ralph Qualls, Director of Public Works
City Engineer CA License 22046
PASSED AND ADOPTED this 22nd day of August 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chair
Planning Commission
G:\ Planning \ PDREPORT\RES\2006\ASA-2006-11 res.doc
(---/1
U-2006-08
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6411
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT AND AN ARCHITECTURAL AND SITE APPROVAL
TO DEMOLISH ONE SINGLE F AMIL Y RESIDENCE AND CONSTRUCT ONE MIXED
USE BUILDING WITH ONE ONE-BEDROOM UNIT AND TWO TWO-BEDROOM
RESIDENTIAL BUILDINGS
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit and an Architectural and Site Approval, as described in Section II of
this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience; and
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby approved, subject to the
conditions which are enumerated in this Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. U-2006-08 and ASA-2006-11 as set forth in the Minutes of the Planning Commission
Meeting of August 22,2006, and are incorporated by reference as though fully set forth
herein.
SECTION II: PROTECT DESCRIPTION
Application No.: U-2006-08, ASA-2006-11
Applicant: Terry Brown (Hamid Ghazvini)
Location: 21761 Granada Ave
Resolution 6411
Page 2
U-2006-08
August 22,2006
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Proposed Mixed Use Project for 21761
Granada Ave, Cupertino, CA," consisting of 6 pages dated August 17,2006, and
labeled: 1 to 6, except as may be amended by the Conditions contained in this
Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct three units. One one-bedroom unit 696 square
feet and two two-bedroom units 1,580 square feet.
3. MONT A VISTA DEISGN GUILDELINES
The applicant shall present plans to the Planning Department for review and
approval prior to issuance of building permits that show the following:
o Exterior lights and parking lot lights (if any are proposed)
o Tree grates
o Exterior trash receptacles
o Details of the bench being proposed
4. FOUNDATION
All foundations shall be on pier and grade beam.
5. ARCHITECTURAL CHANGES
The applicant shall modify the following:
a. Increase the width of all balconies that are 3 feet 6 inches to 5 feet.
b. Change the proposed single dormer on the west elevation to either match
the two dormers on the east elevation or to center the single dormer on
the wall plane it is on.
6. SIGN PROGRAM
A sign program shall be required for the mixed-use building on Granada
Avenue.
7. BUILDING COLORS AND MATERIALS
The applicant shall provide staff with a color and material board for review and
approval of the building colors and materials.
8. DRIVEWAY WIDTH
The driveway in the project shall be 22 feet wide except in the area between the
two residential buildings at the rear where the porches are located.
9. MAINTENANCE AGREEMENT
The applicant shall record a maintenance agreement subject to the approval of
the City Attorney for the maintenance of the common driveway by each of the
property owners of each of the lots.
Resolution 6411
Page 3
U-2006-08
August 22,2006
10. INGRESSIEGRESS EASEMENT
The applicant shall record an appropriate deed restriction and covenant running
with the land, subject to approval of the City Attorney, for all parcels that share a
common private drive or private roadway with one or more other parcels. The
deed restriction shall provide for necessary reciprocal ingress and egress
easement to and from the affected parcels. The easements shall be recorded prior
to issuance of building permits. The property owner of 10056 Orange Avenue
shall also sign this easement agreement.
11. RECIPROCAL PARKING AND PEDESTRIAN EASEMENT
The applicant shall record a reciprocal parking easement and a pedestrian
easement among the three properties in this project subject to the approval of the
City Attorney prior to issuance of building permits.
12. PARKING SIGN
Parking signs shall be installed at each of the spaces designated for office use
clearly identifying them as such, subject to the approval of the Traffic
Engineering Department.
13. TREE PROTECTION
The applicant shall record a covenant running with the land subject to the
approval of staff to protect the following trees:
· One Deodar Cedar located on lot 3
· Five oak trees located on lot 1 (Three to the rear of the lot and two in the
front)
In the event that any of the protected trees must be removed during the
construction process due to reasons deemed appropriate by the Director of
Community Development, then comparable diameter replacement tree(s) or field
grown tree(s) shall be planted at the same location or at locations visible to the
public at the discretion of the Director.
14. TREE PROTECTION BOND
The applicant shall provide a tree protection bond in the amount of $50,000 to
ensure protection of One Deodar Cedar tree and 5 oak trees on the site 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.
15. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER
EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions.
Pursuant to Government Code Section 66020(d) (1), these Conditions constitute
written notice of a statement of the amount of such fees, and a description of the
dedications, reservations, and other exactions. You are hereby further notified
Resolution 6411
Page 4
U-2006-08
August 22,2006
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.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
16. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance
with City Standards and specifications as required by the City Engineer.
17. 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.
18. 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.
19. FIRE HYDRANT
Fire hydrants shall be located as required by the City, San Jose Water Company
and Santa Clara County Fire.
20. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City as required.
21. 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.
22. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Development
in all other zoning districts shall be served by on site storm drainage facilities
connected to the City storm drainage system. If City storm drains are not
available, drainage facilities shall be installed to the satisfaction of the City
Engineer.
* Pre and Post storm drain calculations are required
23. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the
City and Santa Clara County Fire, as needed.
24. UNDERGROUND UTILITIES
Resolution 6411
Page 5
U-2006-08
August 22,2006
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 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.
25. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino providing for payment of fees, including but not limited to checking
and inspection fees, storm drain fees, park dedication fees and fees for under
grounding of utilities. Said agreement shall be executed prior to issuance of
construction permits.
Fees:
a. Checking & Inspection Fees:
$5% of Off-Site Improvement Cost or
$2,785.00 min.
$6% of Site Improvement Cost or $2,060.00
mIn.
e. Development Maintenance Deposit: $ 3,000.00
d. Storm Drainage Fee: $ 428.05
e. Power Cost: **
f. Map Checking Fees: N/ A
g. Park Fees: $ 31,500.00
h. Street Tree By Developer
**Based on the latest effective PG&E rate schedule approved by the Public Utility
Commission (P.U.c.)
Bonds:
b. Grading Permit:
a. Faithful Performance Bond: 100% of Off-site and On-site Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. 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.
26. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment
enclosures shall be screened with fencing and landscaping or located
underground such that said equipment is not visible from public street areas.
27. DEDICATION OF WATERLINES
The developer shall reach an agreement with San Jose Water for water service to
the subject development.
28. BEST MANAGEMENT PRACTICES
Resolution 6411
Page 6
U-2006-08
August 22,2006
Utilize Best Management Practices (BMP' s), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP
plans shall be included in your grading and street improvement plans. Erosion
and or sediment control plan shall be provided.
29. RECIPROCAL PARKING EASEMENT
The property owner must submit a signed agreement approved by the City,
which sets aside a reciprocal parking easement as determined by the Planning
Department.
CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF
ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 of the California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV. Of this
resolution conform to generally accepted engineering practices
Is/Ralph Qualls
Ralph Qualls, Director of Public Works
City Engineer CA License 22046
PASSED AND ADOPTED this 22nd day of August 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
COMMISSIONERS: Chairperson Miller, Chien, Saadati
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: Vice Chair Giefer, Wong
APPROVED:
/ s / Steve Piasecki
Steve Piasecki
Director of Community Development
/ s / Marty Miller
Marty Miller, Chair
Planning Commission
G:\ Planning \ PDREPORT\ RES \ 2006 \ U-2006-08 res.doc
ASA-2006-11
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6412
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT AND AN ARCHITECTURAL AND SITE APPROV AL
TO DEMOLISH ONE SINGLE F AMIL Y RESIDENCE AND CONSTRUCT ONE MIXED
USE BUILDING WITH ONE ONE-BEDROOM UNIT AND TWO TWO-BEDROOM
RESIDENTIAL BUILDINGS
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit and an Architectural and Site Approval, as described in Section II of
this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience; and
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby approved, subject to the
conditions which are enumerated in this Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. U-2006-08 and ASA-2006-11 as set forth in the Minutes of the Planning Commission
Meeting of August 22, 2006, and are incorporated by reference as though fully set forth
herein.
SECTION II: PROTECT DESCRIPTION
Application No.: U-2006-08, ASA-2006-11
Applicant: Terry Brown (Hamid Ghazvini)
Location: 21761 Granada Ave
Resolution 6412
Page 2
ASA-2006-11
August 22,2006
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Proposed Mixed Use Project for 21761
Granada Ave, Cupertino, CA," consisting of 6 pages dated August 17,2006, and
labeled: 1 to 6, except as may be amended by the Conditions contained in this
Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct three units. One one-bedroom unit 696 square
feet and two two-bedroom units 1,580 square feet.
3. MONT A VISTA DEISGN GUILDELINES
The applicant shall present plans to the Planning Department for review and
approval prior to issuance of building permits that show the following:
o Exterior lights and parking lot lights (if any are proposed)
o Tree grates
o Exterior trash receptacles
o Details of the bench being proposed
4. FOUNDATION
All foundations shall be on pier and grade beam.
5. ARCHITECTURAL CHANGES
The applicant shall modify the following:
a. Increase the width of all balconies that are 3 feet 6 inches to 5 feet.
b. Change the proposed single dormer on the west elevation to either match
the two dormers on the east elevation or to center the single dormer on
the wall plane it is on.
6. SIGN PROGRAM
A sign program shall be required for the mixed-use building on Granada
Avenue.
7. BUILDING COLORS AND MATERIALS
The applicant shall provide staff with a color and material board for review and
approval of the building colors and materials.
8. DRIVEWAY WIDTH
The driveway in the project shall be 22 feet wide except in the area between the
two residential buildings at the rear where the porches are located.
9. MAINTENANCE AGREEMENT
The applicant shall record a maintenance agreement subject to the approval of
the City Attorney for the maintenance of the common driveway by each of the
property owners of each of the lots.
Resolution 6412
Page 3
ASA-2006-11
August 22, 2006
10. INGRESS/EGRESS EASEMENT
The applicant shall record an appropriate deed restriction and covenant running
with the land, subject to approval of the City Attorney, for all parcels that share a
common private drive or private roadway with one or more other parcels. The
deed restriction shall provide for necessary reciprocal ingress and egress
easement to and from the affected parcels. The easements shall be recorded prior
to issuance of building permits. The property owner of 10056 Orange Avenue
shall also sign this easement agreement.
11. RECIPROCAL PARKING AND PEDESTRIAN EASEMENT
The applicant shall record a reciprocal parking easement and a pedestrian
easement among the three properties in this project subject to the approval of the
City Attorney prior to issuance of building permits.
12. PARKING SIGN
Parking signs shall be installed at each of the spaces designated for office use
clearly identifying them as such, subject to the approval of the Traffic
Engineering Department.
13. TREE PROTECTION
The applicant shall record a covenant running with the land subject to the
approval of staff to protect the following trees:
· One Deodar Cedar located on lot 3
· Five oak trees located on lot 1 (Three to the rear of the lot and two in the
front)
In the event that any of the protected trees must be removed during the
construction process due to reasons deemed appropriate by the Director of
Community Development, then comparable diameter replacement tree(s) or field
grown tree(s) shall be planted at the same location or at locations visible to the
public at the discretion of the Director.
14. TREE PROTECTION BOND
The applicant shall provide a tree protection bond in the amount of $50,000 to
ensure protection of One Deodar Cedar tree and 5 oak trees on the site 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.
15. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER
EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions.
Pursuant to Government Code Section 66020( d) (1), these Conditions constitute
written notice of a statement of the amount of such fees, and a description of the
dedications, reservations, and other exactions. You are hereby further notified
Resolution 6412
Page 4
ASA-2006-11
August 22, 2006
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.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
16. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance
with City Standards and specifications as required by the City Engineer.
17. 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.
18. 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.
19. FIRE HYDRANT
Fire hydrants shall be located as required by the City, San Jose Water Company
and Santa Clara County Fire.
20. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City as required.
21. 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.
22. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Development
in all other zoning districts shall be served by on site storm drainage facilities
connected to the City storm drainage system. If City storm drains are not
available, drainage facilities shall be installed to the satisfaction of the City
Engineer.
* Pre and Post storm drain calculations are required
23. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the
City and Santa Clara County Fire, as needed.
24. UNDERGROUND UTILITIES
Resolution 6412
Page 5
ASA-2006-11
August 22,2006
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 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.
25. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino providing for payment of fees, including but not limited to checking
and inspection fees, storm drain fees, park dedication fees and fees for under
grounding of utilities. Said agreement shall be executed prior to issuance of
construction permits.
Fees:
a. Checking & Inspection Fees:
b. Grading Permit:
$5% of Off-Site Improvement Cost or
$2,785.00 min.
$6% of Site Improvement Cost or $2,060.00
min.
c. Development Maintenance Deposit: $ 3,000.00
d. Storm Drainage Fee: $ 428.05
e. Power Cost: **
f. Map Checking Fees: Nj A
g. Park Fees: $ 31,500.00
h. Street Tree By Developer
**Based on the latest effective PG&E rate schedule approved by the Public Utility
Commission (P.u.c.)
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. 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.
26. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment
enclosures shall be screened with fencing and landscaping or located
underground such that said equipment is not visible from public street areas.
27. DEDICATION OF WATERLINES
The developer shall reach an agreement with San Jose Water for water service to
the subject development.
28. BEST MANAGEMENT PRACTICES
Resolution 6412
Page 6
ASA-2006-11
August 22,2006
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP
plans shall be included in your grading and street improvement plans. Erosion
and or sediment control plan shall be provided.
29. RECIPROCAL PARKING EASEMENT
The property owner must submit a signed agreement approved by the City,
which sets aside a reciprocal parking easement as determined by the Planning
Department.
CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF
ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 of the California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV. Of this
resolution conform to generally accepted engineering practices
Is/Ralph Qualls
Ralph Qualls, Director of Public Works
City Engineer CA License 22046
PASSED AND ADOPTED this 22nd day of August 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
COMMISSIONERS: Chairperson Miller, Chien, Saadati
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: Vice Chair Giefer, Wong
APPROVED:
/ s/Steve Piasecki
Steve Piasecki
Director of Community Development
/ s / Marty Miller
Marty Miller, Chair
Planning Commission
G: \ Planning \ PDREPORT\RES \2006 \ASA-2006-11 res.doc
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lOT 2
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BASIS OF BENIItGS
tIEAMtGS AItE B/&SEDUf'OH ntE. ttNlERUttE OF
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GENERAL NOTES
1. The existing site includes three separate lots to be adjusted to the
new three-lot configuration as shown. lot fine adjustment shall include
reciprocal ingress/egress and parking agreements as necessary.
2. An existing major trees, including large deodara cedar and five oak
trees shan be retained for the project No significant trees shall be
removed.
3. Project Sl1e is essenliaUy ftat and project requires no significant
change to existing grade and drainage.
4. New construction shall accommodate a mixed use occupancy per
existing zoning and the Monta Vista Design Guidelines.
5. Project design shall accommodate a possible future connection to
the adjacent property to the north.
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PROJECT DATA
eN
7.soo. sq. It
5S1. sq. It
525. sq. It
3,856. sq. It.
1,154. sq. It.
6.092. sq. It
.81
2,529. sq. It.
2,480. sq. It.
2,491. sq. It.
4 parking spaces
3 Stories max.
30' mal<. height
Zoning
lot area (gross and net)
Commercial Space
Office Space
T otaJ Residential Uving Space
Residential Garage Space
Total Enclosed Space
Roar Area Ratio (FAR)
Total Go_age (34%)
Total Paving (33%)
Total landscape (33%)
Commercial: 557~ = 22 spaces
~ 5251285 = 1.8 soaces
TOTAl
4.0 spaces
Residential ( two stories w~h lolt space)
Residential
INDEX OF DRAWINGS
1. SITE SURVEY, lOCATION PLAN,
PROJECT DATA & NOTES
2. SITE PLAN & NEIGHBORHOOD ELEVATION
3. MIXED USE BLDG. FLOOR PLANS
4. MIXED USE BLDG. ELEVATIONS
5. MIXED USE BlDG. ELEVATIONS & SECTION
6. RESIDENTIAL BLDG. FlOOR PLANS
7. RESIDENTIAL BLDG. ElEVATIONS
Allr, 1 7 2006
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CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant
Property Owner:
Property Location:
TM-2006-08 Agenda Date: August 22, 2006
Mike Rohde (Rosebowl Project)
VaUco International LLC
10123 Wolfe Road
Application Summary:
Tentative map to create 10 commercial condominium units and 204 residential
condominium units on an approximately six acre parcel (Rosebowl)
RECOMMENDATION:
Staff recommends approval of TM-2006-08 in accordance with the Model
Resolution.
BACKGROUND:
The Planning Commission and City Council previously approved a mixed-use
development consisting of 105,900 square feet of retail space, 204 residential
units and a parking garage (see rendering and site plan in Exhibit A). The
original approval was for for-rent condominiums, so it was foreseen that the
residential units would be condominiums. The applicant also proposes 10 retail
condominium units.
DISCUSSION:
The Subdivision Map Act states that" a map of a condominium project.. . need
not show the buildings or the manner in which the buildings or the airspace
above the property shown on the map are to be divided, nor shaU the governing
body have the right to refuse the approval of a parcel, tentative, or final map of
the project on account of the design or location of buildings on the property
shown on the map that are not violative of local ordinances or on account of the
manner in which airspace is to be divided in conveying the condominium."
The tentative map shows the subject property as one lot, outlines the extent of
the condominium units, and provides for public pedestrian easements on the
sidewalk areas and along the east property line, adjacent to the
Metropolitan/Menlo Equities residential/retail development. The map also
states the proposed number of condominium units.
The tentative map is consistent with the previous project approvals. One
element of the tentative map will require additional review, which is the
alignment of the entrances into the development from VaUco Parkway. The
existing approval of the project includes a condition that states "the circulation
plan, including vehicle and pedestrian movements, medians and curb treatments
3--'1
TM -2006-08
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROV AL OF A TENT A TIVE MAP TO CREATE TEN
COMMERCIAL CONDOMINIUM UNITS AND TWO HUNDRED FOUR
RESIDENTIAL CONDOMINIUM UNITS ON AN APPROXIMATELY SIX-ACRE
PARCEL (ROSEBOWL)
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Tentative Subdivision Map, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met. the burden of proof required to support said
application; and has satisfied the following requirements:
1) That the proposed subdivision map is consistent with the City of Cupertino
General Plan.
2) That the design and improvements of the proposed subdivision are consistent
with the General Plan.
3) That the site is physically suitable for the type and intensity of development
contemplated under the approved subdivision.
4) That the design of the subdivision or the proposed improvements are not
likely to cause substantial environmental damage nor substantially and
unavoidable injure fish and wildlife or their habitat.
5) That the design of the subdivision or the type of improvements associated
therewith is not likely to cause serious public health problems.
6) That the design of the subdivision and its associated improvements will not
conflict with easements acquired by the public at large for access through or
use of property within the proposed subdivision.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Tentative Subdivision Map is hereby
recommended for approval, subject to the conditions which are enumerated in this
3~3
Model Resolution
Page 2
TM-2006-08
August 22, 2006
Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. TM-2006-08 as set forth in the Minutes of the Planning Commission Meeting of
August 22,2006, and are incorporated by reference as though fully set forth herein.
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
TM-2006-08
Mike Rohde (Vallco Fashion Park)
10123 N. Wolfe Road
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibit titled: "Tentative Map for a
Two Lot Merger and One Lot Condominium Purposes V allco Shopping Center
Cupertino CA, except as may be amended by the Conditions contained in this
Resolution.
2. PUBLIC ACCESS EASEMENT
Applicant shall record a public easement access over the private roadway. The
agreement shall be recorded in conjunction with recordation of the final map,
and shall be subject to prior approval as to form and content by the City
Attorney.
3. TREE REMOV AL AND REPLANTING
All trees and landscaping in the existing parking lot area may be removed. The
inner row of evergreen ash trees, located behind the existing sidewalk, on Wolfe
Road and the ash trees on Valleo Parkway may be removed. Replacement trees,
type and size, shall be determined in conjunction with a detailed landscape plan
to be reviewed by the Planning Commission and City Council. The tree size shall
be the largest commercially available with a preference for field grown or a
minimum 48 inch box. Tree #106 of the tree inventory, shown to be removed,
shall be retained. The outer row of evergreen ash trees on Wolfe Road shall be
retained.
4. TREE PROTECTION PLAN
As part of the demolition or grading permit drawings, a tree protection plan
shall be prepared by a certified arborist for the trees to be retained. In addition,
the following measures shall be added to the protection plan:
3~tj
Model Resolution
Page 3
TM-2006-08
August 22, 2006
. For trees to be retained, chain link fencing and other root protection shall be
installed around the drip line of the tree prior to any project site work.
. No parking or vehicle traffic shall be allowed under root zones, unless using buffers
approved by the Project Arborist.
. No trenching within the critical root zone area is allowed. If trenching is needed in
the vicinity of trees to be retained, the City's consulting arborist shall be consulted
before any trenching or root cutting beneath the dripline of the tree.
. Wood chip mulch shall be evenly spread inside the tree projection fence to a four-
inch depth.
The tree protection measures shall be inspected and approved by the certified
arborist prior to issuance of building permits. The City's consulting arborist shall
inspect the trees to be retained and shall provide reviews before building permit
stage, during construction and before final occupancy of the Rosebowl building. A
report ascertaining the good health of the trees mentioned above shall be provided
prior to issuance of final occupancy.
5. TREE PROTECTION BOND
A tree protection bond in the amount of $15,000 for each retained ash tree along
Wolfe Road in the Rosebowl area shall be provided prior to issuance of building
permits.
6. CONSTRUCTION MANAGEMENT PLAN
A construction management plan shall be prepared by the applicant and
approved by staff prior to any grading, development or construction. Staging of
construction equipment shall not occur within 20 feet of any residential property,
within the 20-foot right-of-way or within 25 feet of the top of cliff on lots 4 & 5.
7. 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) (I), 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.
3-'5
Model Resolution
Page 4
TM-2006-08
August 22, 2006
8. CIRCULATION
The circulation plan, including vehicle and pedestrian movements, medians and
curb treatments shall be further evaluated. Amendments by the Director of
Community Development may be made if needed.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS
DEPARTMENT
1. STREETWlDENING
Street widening, street improvements and dedications shall be provided in
accordance with City Standards and specifications and as required by the City
Engineer.
2. 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.
3. 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.
4. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
5. 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.
6. 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.
7. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post-
development calculations must be provided to identify if storm drain facilities
need to be constructed or renovated.
8. 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
3-&
Model Resolution
Page 5
TM-2006-08
August 22, 2006
underground utility devices. Ordinance No. 331 requires all overhead lines to be
underground whether the lines are new or existing. The 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.
9. 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
grounding of utilities. Said agreement shall be executed prior to issuance of
construction permits.
Fees:
a. Grading Permit Fee:
b. Checking and Inspection Fee:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Traffic Impact Fees:
Greater of 6% of On and Off-Site
Improvement Costs or $2,060 minimum
Residential: Greater of 6 % of On and
Off-Site Improvement Costs or $2,194
tnlmmum
Commercial: Greater of 6 % of On and
Off-Site Improvement Costs or $3,540
minimum
$ 3,000.00
$ 19,606.87
**
$3,348
$1,401,300.00
TBD
Bonds:
a. On & Off.;-Site Improvements Bond: 100% Labor/Material Bond, 100%
Performance Bond
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.
** Developer is required to pay for one-year power cost for streetlights
10. 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.
3~'7
Model Resolution
Page 6
TM-2006-08
August 22,2006
11. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil.
12. NPDES CONSTRUCTION GENERAL PERMIT
The applicant must file for a NOI (Notice of Intent) and must prepare a Storm
Water Pollution Prevention Plan with the State Water Resources Control Board.
The city must obtain documentation that the process has been completed.
For copies of the Construction General Permit, the NOI and additional permit
information consult the state Water Resources Control Board web site at:
http:jwww.swrcb.ca.gov j stormwtrj construction.html
13. BEST MANAGEMENT PRACTICES (BMP) REQUIREMENTS
Post-Construction Best Management Practices
a. Permanent Stormwater Quality BMPs Required
In accordance with chapter 9.18, Stormwater l?ollution Prevention and
Watershed Protection, of the City Code, all development and redevelopment
projects shall include permanent BMPs in order to reduce the water quality
impacts of stormwater runoff from the entire site for the life of the project.
all construction projects)
b. Stormwater Management Plan Required
The applicant shall submit a Stormwater Management Plan for this project.
The permanent storm water quality best management practices (BMPs)
included in this plan shall be selected and designed in accordance with chapter
9.18, Stormwater Pollution Prevention and Watershed Protection, of the City
Code.
c. BMP Agreements
The applicant and the City shall enter into a recorded agreement and covenant
running with the land for perpetual BMP maintenance by the property
owners(s). In addition, the owner(s) and the City shall enter into a recorded
easement agreement and covenant running with the land allowing City access
at the site for BMP inspection.
14. MAINTENANCE AGREEMENT
The applicant will be required to maintain all items, which are non-standard
within the City's right of way. The applicant and the City must enter into a
recorded agreement for this aforementioned work.
3,B
Model Resolution
Page 7
TM-2006-08
August 22, 2006
15. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the City Engineer.
Clearance by the Public Works Department is needed prior to obtaining a building
permi t.
16. EASEMENTS
Easements for electrical facilities shall be required.
CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF
ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 of the California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV.
Of this resolution conform to generally accepted engineering practices
Ralph Qualls, Director of Public Works
City Engineer CA License 22046
PASSED AND ADOPTED this 22nd day of August 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABST AIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki, Director
Community Development Department
Marty Miller, Chair
Planning Commission
G: \ Planning \ PDREPORT\ RES \ 2006 \ TM-2006-08 res.doc
?Jrq
900'- 0" (gross site)
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PROJECT DESCRIPTION:
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stories of housing above relaU and a 6 level parking garage adjacent to Retail nnd Housing. The bl"ealulowl1
oC the project by level is as Collows:
B: Basement parking 179,640 s.C.
Ll: Ground floor relail105,200 5.C., Ground nOOl" parking 60,000 s.L
1.2: Parking level 2 57,780 s.f.
L3: Parking level 3 57,780 Ii.f. + Residential 96,260 s.f. + COlll.tyards 24.820 5.f. + Fitness ("~nler 3.000 s.f.
U: Parking level 4 57,780 s.c. + Residential 96,260 s,r.
L5: Parking level 5 57,780 s.f, + Residential 93,260 s.C,
L6: Parking level 6 57,780 s.C. + Residential 73,390 s.C.
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Vallco FashioJl Park
Cuperti~o,_ California
TM-2006-08
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6414
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A
TENT A TIVE MAP TO CREATE TEN COMMERCIAL CONDOMINIUM UNITS AND
TWO HUNDRED FOUR RESIDENTIAL CONDOMINIUM UNITS ON AN
APPROXIMA TEL Y SIX-ACRE PARCEL (ROSEBOWL)
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Tentative Subdivision Map, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) That the proposed subdivision map is consistent with the City of Cupertino
General Plan.
2) That the design and improvements of the proposed subdivision are consistent
with the General Plan.
3) That the site is physically suitable for the type and intensity of development
contemplated under the approved subdivision.
4) That the design of the subdivision or the proposed improvements are not
likely to cause substantial environmental damage nor substantially and
unavoidable injure fish and wildlife or their habitat.
5) That the design of the subdivision or the type of improvements associated
therewith is not likely to cause serious public health problems.
6) That the design of the subdivision and its associated improvements will not
conflict with easements acquired by the public at large for access through or
use of property within the proposed subdivision.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Tentative Subdivision Map is hereby
approved, subject to the conditions which are enumerated in this Resolution beginning
on Page 2 thereof; and
Resolution No. 6414
Page 2
TM-2006-08
August 22, 2006
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. TM-2006-08 as set forth in the Minutes of the Planning Commission Meeting of
August 22, 2006, and are incorporated by reference as though fully set forth herein.
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
TM-2006-08
Mike Rohde (Valko Fashion Park)
10123 N. Wolfe Road
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibit titled: "Tentative Map for a
Two Lot Merger and One Lot Condominium Purposes V allco Shopping Center
Cupertino CA, except as may be amended by the Conditions contained in this
Resolution.
2. PUBLIC ACCESS EASEMENT
Applicant shall record a public easement access over the private roadway. The
agreement shall be recorded in conjunction with recordation of the final map,
and shall be subject to prior approval as to form and content by the City
Attorney.
3. TREE REMOV AL AND REPLANTING
All trees and landscaping in the existing parking lot area may be removed. The
inner row of evergreen ash trees, located behind the existing sidewalk, on Wolfe
Road and the ash trees on Valko Parkway may be removed. Replacement trees,
type and size, shall be determined in conjunction with a detailed landscape plan
to be reviewed by the Planning Commission and City Council. The tree size shall
be the largest commercially available with a preference for field grown or a
minimum 48 inch box. Tree #106 of the tree inventory, shown to be removed,
shall be retained. The outer row of evergreen ash trees on Wolfe Road shall be
retained.
4. TREE PROTECTION PLAN
As part of the demolition or grading permit drawings, a tree protection plan
shall be prepared by a certified arborist for the trees to be retained. In addition,
the following measures shall be added to the protection plan:
Resolution No. 6414
Page 3
TM-2006-08
August 22, 2006
. For trees to be retained, chain link fencing and other root protection shall be
installed around the dripline of the tree prior to any project site work.
. No parking or vehicle traffic shall be allowed under root zones, unless using buffers
approved by the Project Arborist.
. No trenching within the critical root zone area is allowed. If trenching is needed in
the vicinity of trees to be retained, the City's consulting arborist shall be consulted
before any trenching or root cutting beneath the dripline of the tree.
. Wood chip mulch shall be evenly spread inside the tree projection fence to a four-
inch depth.
The tree protection measures shall be inspected and approved by the certified
arborist prior to issuance of building permits. The City's consulting arborist shall
inspect the trees to be retained and shall provide reviews before building permit
stage, during construction and before final occupancy of the Rosebowl building. A
report ascertaining the good health of the trees mentioned above shall be provided
prior to issuance of final occupancy.
5. TREE PROTECTION BOND
A tree protection bond in the amount of $15,000 for each retained ash tree along
Wolfe Road in the Rosebowl area shall be provided prior to issuance of building
permits.
6. CONSTRUCTION MANAGEMENT PLAN
A construction management plan shall be prepared by the applicant and
approved by staff prior to any grading, development or construction. Staging of
construction equipment shall not occur within 20 feet of any residential property,
within the 20-foot right-of-way or within 25 feet of the top of cliff on lots 4 & 5.
7. 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.
Resolution No. 6414
Page 4
TM-2006-08
August 22,2006
8. CIRCULATION
The circulation plan, including vehicle and pedestrian movements, medians and
curb treatments shall be further evaluated. Amendments by the Director of
Community Development may be made if needed.
9. CONFORMANCE WITH PRIOR APPROVALS
The Director of Community Development shall confirm that the subdivided
parcels conform to prior approvals for this site.
10. RECIPROCAL PARKING AND INGRESSIEGRESS EASEMENTS
Reciprocal parking and ingress/ egress easements hall be granted for the
commercial retail parking spaces to other commercial and Valley Transportation
Authority park and ride uses.
11. EXTENSION OF PEDESTRIAN EASEMENT
The pedestrian easement adjacent to the east property line shall be extended
along the south property line to connect to the pathway of the mixed-use
development to the south, the exact location to be determined by the Director of
Community Development.
12. RETAINING RETAIL TENANTS IN ONE OWNERSHIP
The owners of Vallco Fashion Park and their successors shall retain the retail
tenants in one ownership. No sale of the retail parcels shall occur without
approval of the City of Cupertino, through a public hearing by the Planning
Commission. The owners of Valko Fashion Park and their successors shall retain
control of the tenants even if the entire retail space is transferred to different
ownership.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS
DEPARTMENT
1. STREET WIDENING
Street widening, street improvements and dedications shall be provided in
accordance with City Standards and specifications and as required by the City
Engineer.
2. 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.
3. 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.
Resolution No. 6414
Page 5
TM-2006-08
August 22,2006
4. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
5. 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.
6. 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.
7. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post-
development calculations must be provided to identify if storm drain facilities
need to be constructed or renovated.
8. 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. Ordinance No. 331 requires all overhead lines to be
underground whether the lines are new or existing. The 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.
9. 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
grounding of utilities. Said agreement shall be executed prior to issuance of
construction permits.
Fees:
a. Grading Permit Fee:
Greater of 6% of On and Off-Site
Improvement Costs or $2,060 minimum
Residential: Greater of 6% of On and
Off-Site Improvement Costs or $2,194
mIrumum
Commercial: Greater of 6% of On and
Off-Site Improvement Costs or $3,540
mIrumum
b. Checking and Inspection Fee:
Resolution No. 6414
Page 6
TM-2006-08
August 22, 2006
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Traffic Impact Fees:
$ 3,000.00
$19,606.87
**
$3,348
$1,401,300.00
TBD
Bonds:
a. On & Off-Site Improvements Bond: 100% Labor/Material Bond, 100%
Performance Bond
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.
** Developer is required to pay for one-year power cost for streetlights
10. 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.
11. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPls), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil.
12. NPDES CONSTRUCTION GENERAL PERMIT
The applicant must file for a NOI (Notice of Intent) and must prepare a Storm
Water Pollution Prevention Plan with the State Water Resources Control Board.
The city must obtain documentation that the process has been completed.
For copies of the Construction General Permit, the NOI and additional permit
information consult the state Water Resources Control Board web site at:
http:/www.swrcb.ca.gov / stormwtr / construction.html
13. BEST MANAGEMENT PRACTICES (BMP) REQUIREMENTS
Post-Construction Best Management Practices
a. Permanent Stormwater Quality BMPs Required
In accordance with chapter 9.18, Stormwater Pollution Prevention and
Watershed Protection, of the City Code, all development and redevelopment
Resolution No. 6414
Page 7
TM-2006-08
August 22,2006
projects shall include permanent BMPs in order to reduce the water quality
impacts of stormwater runoff from the entire site for the life of the project.
all construction projects)
b. Stormwater Management Plan Required
The applicant shall submit a Stormwater Management Plan for this project.
The permanent storm water quality best management practices (BMPs)
included in this plan shall be selected and designed in accordance with chapter
9.18, Stormwater Pollution Prevention and Watershed Protection, of the City
Code.
c. BMP Agreements
The applicant and the City shall enter into a recorded agreement and covenant
running with the land for perpetual BMP maintenance by the property
owners(s). In addition, the owner(s) and the City shall enter into a recorded
easement agreement and covenant running with the land allowing City access
at the site for BMP inspection.
14. MAINTENANCE AGREEMENT
The applicant will be required to maintain all items, which are non-standard
within the City's right of way. The applicant and the City must enter into a
recorded agreement for this aforementioned work.
15. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the City Engineer.
Clearance by the Public Works Department is needed prior to obtaining a building
permit.
16. EASEMENTS
Easements for electrical facilities shall be required.
CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF
ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 of the California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV.
Of this resolution conform to generally accepted engineering practices
/ s/Ralph Qualls
Ralph Qualls, Director of Public Works
City Engineer CA License 22046
Resolution No. 6414
Page 8
TM-2006-08
August 22, 2006
PASSED AND ADOPTED this 22nd day of August 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Chairperson Miller, Chien, Saadati
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: Vice Chair Giefer, Wong
ATTEST:
APPROVED:
I s I Steve Piasecki
Steve Piasecki, Director
Community Development Department
Is/Marty Miller
Marty Miller, Chair
Planning Commission
G: \ Planning \ PDREPORT\ RES \ 2006 \ TM-2006-0B res. doc
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lHE BEARING Of NORTH 88'54'46" EAST ON lliE MONUIIEHT UNE OF VAU.CO PNlKWAY, IS SHOWN UPON THIIT
CERTAIN PARCEL lW' FIlm IN BOOK 325 Of MAPS AT PAGE 12, SANTA ClARA COUNTY RECORDS, IS THE IlASIS
Of BEARINGS FOR THIS SURVEY.
flOOD ZONE DESIGNATION
lHE SITE CURRENTlY FAIl. WITHIN lHE FUlOO ZONE DESIGNATED ZONE B WHICH DESIGNATES NlfAS Of _
FlOOllING, BASED ON FUlOO INSUIWlCE RATE IW' COIAtUNIlY-PANEl. NO. 080339 0004 C, DATED MAY I, 1980.
BASIS Of BEARINGS'
lliE BEARING NORTH 01-05'14" WEST Ilf:IWEEN FOUND STREEr MONUIIENTS ON WOlfE ROAD Ilf:IWEEN VAIl.CO
PNlKWAY ANO STEVENS CREEl< BOUlEVARD JS SHOWN ON lliE PARCEL lW' FIlm ON JUNE 19, 1973 IN BOOK
325 Of MAPS AT PAGE 12, SANTA ClARA COUNTY RECORDS.
TIm REPORT'
THIS SUIMY WAS BASED ON lHE PREU_ TITlE REPORr PREPARED BY CHICAGO TITlE COIlP_ TITlE
COMP_, ORDER NO. 05-98200087-llC, EF1'ECT1VE DATE APRIL 20, 2005.
UTIUTY STA1EIIENT
lliE TYPES, LOCAllONS, SIZES NlD/OR DEPTHS Of EXIST1NG UNDERGROUND ununES IS SHOWN ON THIS
TOPOGRAPHIC SURVEY ARE APPROXIMATE NlD WERE OBTAINED FROII SOURCES Of VARYING REUAIlIUIY. ONlY
AC11JAL EXCAVAllON W1U REVEAL lHE TYPES. EXTENT, SIZES, LOCAllONS ANO OEPTHS Of SUCH UNDERGROUND
UTIUTlES. A REJSONAI!I.E EFFORT HAS BEEN IlADE TO LOCATE ANO DELINEATE All. _ UNIlERGROUNO UTIUTlES.
HOWEVER, SANOlS HUllBER JONES CAN ASSUIIE NO RESPONSIIIlUIY FOR lliE COIIPlElENESS OR K:CIJIW::( Of ITS
DELlNEAllON Of SUCH UNIlERGROUNO UTIUTES WHICH MAY BE ENCOUNlERED, BUT WHICH ARE NOT SHOWN ON
THIS SUIMY.
ABBREVIATIONS
WifWl.
All. 0ISTANa:S ANO DIIlENS10NS ARE _ IN FEET ANO
DECIIALS lHEREOF.
CEN1ER UNE
DIS11NCIM: IlOUNIWlY UN[
EXISlIlG CUAB
EXISl1NG PUIllJC rASaEHr LINE
EXISllNG PUIllJC rASaEHr LINE
EXISTING SlllRII DRAIN
EXISTING SlNlTARY Sf:WER
EXISTING WAlER
EXISllNG UNIlERGROUHD ElEC1RIC
EXISTING GAS UNE
o
.
l;1:
_SO-
-SS-
-w-
-E-
-G-
0;
0--0-
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ffi
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1HERE EXISTS STRIP Of lAND 12 FEET 'MIlE LOCA lID (JI
PORllON OF PARCEL V-o AND 1.0 FOOT PORTION OF PARCEL m
(1lOOI< 7~2 O.R., PAGE 612).
EASEIoIENT FlJl UIIOERGROUNO AND ABO~GROUNO FAClUTES
AND APPURlENANCES
(1lOOI< 0741 O.R., PAGE 89).
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FLOW UNE
GAS
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SlllRII DRAIN
SlNlTARY Sf:WER lIAHHOlE
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TOP
TOE
BOW
TOW
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COlIC
SANITARY Sf:WER
WAlER
TOP Of SlOPE
TOE Of SlOPE
BaTTOIl Of WAll.
TOP Of WAU.
EIACI< OF WALK
TOP Of CURB
PA'vtllENT
<:oNCREJE
SANDIS
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APPIIOjED BY,
iiiWiNG'N(i,
205176
No,
REVISION
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DATE
BY
TENTATIVE MAP FOR A TWO LOT MERGER
AND ONE LOT CONDOMINIUM PURPOSES
VALLCO SHOPPING CENTER, CUPERTINO, CA
8SANDIS!
CIVIL '..IJlllas
SUlVlYOIS
"LA.....
LEGAL DESCRIPTION
e6l!lIUI;
PORTION Of PARCEl 3, AS SHOWN ON 1HE PARCEl M MAP RECORDED JJNE 19, m3, IlOOI< 325 OF
IIAPS, PAGE 12. SANTA ClARA COUNTY RECORDS DESCRIBED JS FOlLOWS:
BEGINNING AT 1HE INlERSECllON OF lHE IltJIUIIENT lIE OF VAU.CO PARKWAY IS SHO'At4 ON lliAT
CERTAIN PARCEl MAP, RECORDED IN IlOQ( 325 OF IIAPS, PAGE 12. SANTA ClARA COUNTY
RECORDS, 'Mlli 1HE IIONUNEHT UNE OF 'MUE ROAD IS _ ON SAID MAP; THENCE ALONG SAIO
MONIMENT UNE OF VAU.CO PARKWAY, NORTH 88 DEGREE 54'46" EAST, 65.00 FEET: THENCE SOUTH
1 DEGllEE 05~4" EAST, !56.oo FEET TO 1HE 5DU1HERLY RIGHT-OF-WAY UNE OF VAU.CO PNlKWAY
ANO lliE !RUE POINT OF BEGINNNG; THENCE ALONG SAIl UNE NORlli 88 DEGllEE 54'46" EAST,
6001.2 FEET: THENCE l!A1lNG SAIO UNE SOUlli I DEGllEE 05'14" EAST, J06.oo FEET: MNCE
SOUlli 88 DEGllEE 54'46' WEST, 620,12 FEET TO THE EASTERlY UNE OF'MUE ROAD; THENCE
ALONG SAID UNE NOR1H 1 DEGREE OIl'14" WEST, 2lI6.oo FEET: THENCE ALONG TANGENT QJRE TO
1liE RIQlT HAI1NG A RADIUS OF 20.00 FEET 1liROOGH A CENlRAL ANGIi OF 90 DEGllEE llO'llO", AN
ARC lfNGlH OF 31.42 FEET 10 THE !RUE POINT OF BEGINNING.
~
THE RECIPROCAl ANO NON-EXCWg~ EASEMENTS, RIGHTS, PRlVlEGES OF USE. INGAESS AND
EGRESS, PARkING ANO FlJl UlIUTY AND OTHER PURPOSES alEAlEIl AND GRANlEIl JS AN
APPURlENANCE TO SAID lAND, DESCRIIED IN THAT CERTAIN CONSlRUCl1ON, OPERAl1ON ANO
RECI'ROCAL EASEIlENT AGAEEIlENT IIEl1IEEH VAUCO FASHON PoIRl< VENlURE. SEARS ROEIIlJCI(
ANO CO, ANO FEIlERAlID DEPAR1IlENT STORES. INC, DAlEIl JS OF 1HE 19l1i DAY OF FEllflUARY
1975, RECORDED lliE 7TH DAY OF MARCH, 1875 IN IlOQ( 8309, PAGE I, OfI'ICIAL RECORDS, SANTA
a.ARA COUNlRY, IS AIIENOEO BY (1l FIRST AllEllJMENT TO CONS1R\JC11ON, OPERATION AND
RECI'ROCAL EASEIlENT AGAEEIlENT DAlID AS OF 1HE 1ST DAY OF AUGUST, 1975 RECORDED
AUGUST 29, 1975 IN IlOQ( !lMl AT PAGE 434 OF SAID 0fI'ICIAI. RECORDS; (2) SECOND
AIlENDMENT TO A RESTAlEllENT OF CONSlRUCl1ON, OPERATION AND RECIPROCAl EASEMENT
AGllEEIlENT IlElWEEN VAUCO FASHION PoIRl< 1ItN1\JRE. FEIlERAlEIl DEPARTMENT STORES, INC.,
SEARS ROEIIlJCI( AHD CO., INC., AND J.c. PENNEY PROPERl1ES, INC., DAlEIl IS TO 1HE 1ST DAY OF
DECEIIIER. m5 RECOROEO SEP1EIIlER 14, 1m IlOQ( C280 OfI'ICIAL RECORDS, PAGE 2118, IN SAID
OfI'ICIAL RECORDS IS AI:tENDEO BY 1HIlD AIENDIlENT TO RECIPROCAL EASEMENT AGREEIlENT DAlID
SEP1EIIIER 14, 1976, RECOROEO JJNE 24, 19n AlE NO. ~_ (3) 1HE UNRECOROEO
AGllEEIIENT DAlID IS OF THE 19H DAY OF FEllflUARY 1975, IlElWEEN VAU.CO FASHION PoIRl<
~lURE AND SEARS, ROEIIlJCI( AND co., THE UNRECOROEO AGREEIlENT OF 1HE SAIl E DATE
IlElWEEN VAll.CO FASHION PoIRl< VENTURE AND FEDERAlEIl DEPARTMENT STORES, INC., AND 1HE
UNRECOROEO AGllEEIIENT DAlID JS OF MARCH 1, 1976 IlElWEEN VAU.CO FASHION PoIRl< VENlURE
AND J.c. PENNEY PROPERlIES. INC., AND (4) THE UIIlAlEIl AGREEIlENT AND CONSENT AND
APPROVAL EXEWlEIl BY VAll.CO PARK. LTO. VAUCO FASHION PoIRl< VENlURE. FEIlERAlID
DEPARTMENT STORES. INC. ANO SEARS, ROEIIlJCI( AHD co. RECOROEO IN AFalESAIO OfI'ICIAL
RECORDS IN IlOQ( 8309, PAGE 241 IS AIlEIIlEIl BY A FIRST _T AND CONSENT AND
APPROVAL DAlID AUGUST 1. 1975, BY AND _ 1HE S.IIIE PAR11ES RECOROEO IN THE
AFalESAIO OfI'ICIAL RECORDS IN IlOQ( B581, PAGE 445 AS F\JRTHER AMENDED BY ANOTHER
AGllEEMENT AND CONSENT ANO APPROVAL CAlEIl JS OF DEcatIlER I, 1875, BY AN AIIONG VAU.CO
CENlER, INC., VAll.CO PoIRl< LlD.. FEDERAlID DEPAR'Nf)fT STORES. INC., SEARS, ROEIllJCI( AHD CO.,
AND J.c. PENNEY PROPERlIES, INC., RECOROEO SEP1EIIIER 14, 1976 IlOQ( C280 OfI'ICIAL RECORDS,
PAGE 464, JS AI:tENDEO BY AGREEIIENT AND CONSENT AHD APPROVAL DAlEIl SEP1DlIlER 14, 1876
RECOROEO JJNE 24, 19n IN IlOQ( C846 PAGE 001 AHD JS AIlEIIlEIl B~ FllURlli AIIENOIIENT
TO CONSlRUCTION, OPERATION ANO RECIPROCAL EASEMENT AGllEEMENT VAU.CO FASHION
PoIRl< VENlURE, FEIlERAlID DEPARTMENT STORES. INC., SEARS, ROEIIlJCI( AND CO., AN J.c. PENNEY
PROPER11ES, INC., DAlEIl MAY I, 1979, RECOROEO 0C1llIlER 15, 1__ IN IlOQ( F656 OfI'ICIAL
RECORDS, PAGE 203, NlD JS AIIENDED ~ FF1H _T TO CONSlRUClION, OPERA lION
AHD RECIPROCAL EASEMENT AGREEIIENT VAU.CO FASHION PoIRl< VEN1\JRE. FEDERA lID
DEPAR1IIENT STORES. INC., SEARS, ROEIIlJCI( NI ooc., AND J.c. PENNEY PROPERl1ES. INC., DA lED
FEBRUARY 15, 1984 AHD RECOAOEO FEllflUARY 16, 1984 IN IlOOI< 1310 OF omClAl RECORDS, PAGE
001 (SAID CONS1R\JCl1ON, OPERATION AND RECIPROCAL EASEIlENT AGREEMENT, JS AIIENDED, SAID
AGREtIlENTS IS AIlEIIlEIl ANO SAIl OIlIGINAL AGAEEIlENT ANO CONSENT ANO APPROVAl. IS
AIIENDED ARE HEREINAF1ER RmRRED TO CXlJ.EClIVE1 Y AS "CONSlRUCl1ON, OPERA lION AHD
RECIPROCAL EASEMENT AGREEIIENl", IN, (JI, O'lel. UPON AHD UNDER CERTAIN oINlINING REAL
PROPERTY THEREIN, IICIlE PAR11CUlAIlI. Y DESa&D, TOGETHER 'ol1lli All. Of lHE RIGHTS, POWERS
AND PRlWLGES AND IIENEF11S UNDER SAID CONSlRUC1ION, OPERATION AND RECIPROCAL EASEMENT
AGREEMENT, ACCRUING TO VAU.CO FASHION PoIRl< ~1\JRE. VAll.CO PARK. LlD, NlD VAll.CO
CENtER, INC., THEIR SUCCESSORS. LEGAl. REPRESENTAl1\6 ANO AS9QlS.
EXCEPlING ~ SAID RIGHTS, POlI(RS, P1aw.EGES AND BENEFITS 'ol1ll0l ARE NOT REAL
PROPERTY lJl INTEREST IN REAL PROPERTY.
eAIll:EL..lIII:
PORllON Of PARCEl 3, JS SHOWN (JI 1HE PARCElIlAP RECOROEO .lJNE 19, 1973, IlOQ( 325 OF
MAPS, PAGE 12. SANTA a.ARA COUNlRY RECORDS, DESCRIIlEO AS FOUOWS:
llEGINNING AT THE INTERSEC1ION OF lliE IIONUIIENT LINE OF VAU.CO PNlKWAY JS _ ON lliAT
CERTAIN PARCEl MAP, RECOAOEO IN IlOOI< 325 OF IIAPS, AT PAGE 12, SANTA ClARA COUNlRY
RECORDS, 'Mlli 1HE IIONUIlENT LINE OF 'MUE ROAD IS _ ON SAID MAP; lHENCE ALONG SAIl
MONUIlENT LINE OF VAUCO PARKWAY, NORTH 88 DEGREE 54'46" EAST, 8S.oo FEET: THENCE SOUTH
1 DEGREE, OIl'14" EAST, !56.oo m: TO THE SOUTHERLY RIQlT-OF-WAY UNE OF VAU.CO PNlKWAY,
THENCE ALONG SAID LINE NORTH 88 DEGllEE 54'46" EAST, 6001.2 FEET TO THE lRUE POINT OF
BEGINNING: THENCE l!A11NG SAIl UNE SOUTH I DEGREE OIl'14" EAST, J06.DD FEET: lHENCE NtJl1H
88 DEGREE 54'46" EAST 214.88 FEET: THENCE NtJl1H 1 DEGREE OS'14" WEST, J04.16 FEET TO SAIO
SOUTHER!. Y LINE; THENCE ALONG A NON-TANGENT CURVE TO THE RIGHT WHOSE RADIUS POINT
BEARS SOUlli 3 DEGREE 21146' WEST HAI1NG A RAIlIUS OF 575.00 FEET, 1liROOGH A CENTRAL
ANGLE OF 4 DEGllEE 35'05",. NI ARC l!NG1H OF 48.02 FEET: lliENCE SOUlli 88 DEGREE 54'46'
lIEST, 188.91 FEET TO THE 1RUE POINT OF BEGlNNNG,
GENERAl NOTES
OHR
VAUJ:/J _11ONAl _ CENlER,
UC, A CALFORNIA IM1Bl UAMJTY COMPAIIY
10123 N. llWE ROAD
CUPER1IlO, CA _4
LAlIlIIAAl<_
10123 NORTH llWE ROAD SUllE 2030
CUPER1IlO, CA. _4
1EL 4Q6-m-3Q81
SNIllS
IlOl5 CAS1RO STREET
MlIINTAIl I'D, CA. lM041
1EL sao-_
PG a E
AT a T
CAI..IF1RIA WAlER rxMPNfY
IlE'aOPER
ENGMER
CAS
1UEPHONE
WAlER
ASSESSal's PARa!. NUlI8ER 318-20-037
318-20-038
NO PU8UC NIfA PROPOStIl
~ 1"'nIIUV1U..1IU UNIlS:
NO. OF CCIllIERCIAL UNITS 10
NO. OF RESlOEImAL UNITS 204
SllIlM ORAIII
SNfTARY SEWER
!lEC1RIC
em OF CUPER1INO
CUPER1INO SAHlTARY 0IS1RlCT
PG a E
V ALLeo FASHION PARK
ROSE BOWL CONDOMINIUM
CUPERTINO CALIFORNIA
SHEET
1
Copyright@2005bySandi$
OF 6 SHEETS
205176
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APPiOVED BY,
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205176
CUPERTINO
TOPOGRAPHIC SURVEY
VALLCO PARKWAY
ROSE BOWL
CALIFORNIA
COf)'fright @2005bySondis
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