.05 ASA-2007-16 Mahesh Patel
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: ASA-2007-16 Agenda Date: January 22, 2008
Applicant: Mahesh Patel (Cupertino Business Plaza)
Property Location: 19875 Stevens Creek Boulevard (Furniture 2000)
Application Summary:
ARCHITECTURAL AND SITE APPROVAL for modifications to the existing 25,200
square foot building and parking lot improvements.
RECOMMENDA nON
Staff recommends that the Planning Commission deny the Architectural and Site
Approval, ASA-2007-16 as proposed, in accordance with the model resolution.
Staff would support approval of the project with modifications as suggested in the
report. However, the applicant is not agreeable to some of the changes recommended.
Project Data:
General Plan Designation:
Zoning Designation:
Specific Plan:
Acreage (Net):
Commercial! Office I Residential
P (Mixed Use Planned Development)
Heart of the City
1.78 acres (77,537 square feet)
Building SF:
Building Height: '
Floor Area Ratio:
Project Consistency with:
General Plan Land Use:
Zoning:
Environmental Assessment:
25,200 square feet
26 feet (one-story)
32.5%
Yes
Yes
Categorical Exemption
BACKGROUND:
The project site is located at 19875 Stevens Creek Boulevard on the north side of Stevens
Creek Boulevard, between Blaney Avenue and Portal Avenue. The site is located east
of the Cupertino Executive Suites and west of Y oshinoya restaurant. There are single
family residences to the north of the site and to the south are townhomes and the
Marketplace Shopping Center. Currently the site is occupied by a furniture store and
has been for many years.
DISCUSSION:
Tenant Spaces
The applicant is proposing to create 15 tenant spaces from one tenant space by:
· Changing the windows under the existing gable features on the building to
doors and creating eight storefronts on Stevens Creek Boulevard ranging from 17
feet in width to 33 feet in width. Only two of the stores proposed are 33 feet wide
5-1
Application: ASA-2007-16
18975 Stevens Creek Blvd (Furniture 2000)
Page 2
while the rest are 17 feet and 20 feet in width. These spaces range from 1,000 sJ.
to 2,300 sJ.
· Creating openings at the rear of the concrete tilt up building to create 7
additional tenant spaces. The tenant spaces at the rear range from 18 feet to 25'9"
in width. These spaces range from 1,000 sJ. to 1,700 sJ.
Staff believes that the small tenant spaces with narrow frontages on Stevens Creek
Boulevard being proposed are not compatible with the General Plan and the Heart of
the City Specific Plan. Staff is not as concerned about the smaller tenant spaces at the
rear.
The City's General Plan calls for active commercial uses, such as bookstores, coffee
shops, restaurants, office supply, furniture and electronics stores to be located within
the City. Many of these uses typically require 2,500 sq. ft. or more. The proposal creates
units that are much smaller.
The property is located in the Heart of the City Specific Plan Area. The Urban
Design/Streetscape Goal of the Heart of the City Specific Plan is to create a high quality,
distinct image and a functional and vibrant heart for Cupertino. The applicant's
proposal to create eight narrow storefronts on Stevens Creek Boulevard will provide
little incentive for active, high quality tenants to lease the space.
The subject property is located on a high-traffic street, across from the successful
Marketplace Shopping Center and is, therefore, in a prime location for credit tenants to
be attracted to the space. Credit tenants are generally national chains with strong
financial balance sheets, to which an appraiser might apply a different rate, based on
lower risk, than to smaller, undercapitalized local operators.
Research by staff indicates that tenant spaces with less than 30 feet frontage attract
smaller ten~nts with little drawing power. Additionally, retail literature states that long,
narrow /I shoebox" tenant spaces, such as the ones being proposed, are uninviting for
prospective tenants due to the layout constraints they pose. Ideally, a multi-tenant
project will allow for a range of sizes, allowing each tenant the visibility and sign age
opportunities required for optimal street presentation, and providing opportunities for
a larger variety of concepts.
The layout that the applicant is proposing suggests more of an office/professional
services layout with corridors and interior doors. It is unlikely that the building will do
well as a traditional retail site with this proposal, which translates into a loss of sales tax
dollars.
The Planning Commission may impose reasonable conditions or restrictions deemed
necessary to secure the purposes of the General Plan and to assure that the proposal is
compatible with existing and potential uses on adjoining properties. Planning Staff
believes that it would be reasonable to impose restrictions on this project to prevent a
majority of storefronts from being less than 30 feet in width. This would reduce the
number of storefronts on Stevens Creek Boulevard to approximately six.
5-2
Application: ASA-2007-16
18975 Stevens Creek Blvd (Furniture 2000)
Page 3
Parking
Currently, the parking lot at the rear of the site is undeveloped. The furniture store
patrons are using a portion of the parking lot. With this application, the applicant is
proposing to make parking lot improvements to that would provide additional parking
and TO comply with the current parking standards.
The applicant is proposing to provide:
. New striping for stalls
. Bike racks
· Swales between parking stalls
. New trash enclosure
. Parking lot lighting
· Landscaping in the parking lot and perimeter landscaping planters.
· Ingress / egress between the properties to the east and the west of the subject
property
The applicant is also proposing three tree wells in the parking lot in the front. The
applicant feels that tree wells are perceived as less threatening to vehicles than tree
islands. However, Staff recommends the installation of landscape planters. Landscape
planters will more effectively prevent cars from bumping into trees and/or
landscaping.
The landscaping planter in front of the building in the south parking lot can be
increased in width by three feet each by reducing the size of the parking stalls from the
proposed 9 feet by 18 feet to the standard unisize requirements of 8.5 feet by 18 feet. By
doing this, the applicant can increase the width of each of the planters being proposed
by three feet allowing for a wider planter with little risk of cars getting damaged.
Similarly, the row of parking stalls along the south property line can be reduced by up
to 5'6" allowing room for an additional planter or a wider planter.
The applicant has also proposed double arm luminaries in the rear parking lot. Due to
the proximity of the parking lot to the residences to the north, staff has requested that
the applicant lower the lighting height to approximately 10-12 feet to prevent off-site
glare. The applicant has agreed to this.
Trees
The applicant has indicated that one tree shall be removed from the property to the
east. However, since the tree is not on their property, they cannot remove it. It appears
that this has been proposed so that the driveway connection to the Y oshinoya property
can be maintained at 22 feet. Staff has discussed this with the Public Works Department
and they agree that this driveway connection can be reduced to 20 feet. Staff
recommends that a bulb out be designed around this tree without reducing the
driveway width to less than 20 feet.
Signage
Sign approval is not part of this application. A sign program shall be reviewed and
approved at a later date.
5-3
ASA-2007-16
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING
AN ARCHITECTURAL AND SITE REVIEW FOR MODIFICATIONS TO AN EXISTING
COMMERCIAL BUILDING LOCATED AT 19875 STEVENS CREEK BOULEVARD
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application for an
Architectural and Site Approval, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The proposal, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience;
2. The proposal is consistent with the purposes of this chapter, the General Plan,
and zoning ordinance;
3. The proposed site design minimizes impacts on adjacent residential neighbors.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the design review application 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 ASA-2007-16
set forth in the Minutes of the Planning Commission meeting of January 22, 2008, and are
incorporated by reference as though fully set forth herein.
SECTION II: PROTECT DESCRIPTION
Application No.: ASA-2007-16
Applicant: Mahesh Patel (Cupertino Business Plaza)
Location: 19875 Stevens Creek Blvd
5-5
Resolution No.
Page 2
ASA-2007-16
January 22, 2008
SECTION III. CONDillONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPARTMENT
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Cupertino Business Plaza" consisting of 2
pages labeled pages A-O, A-I, A2, L-l and 3.1 except as may be amended by the
Conditions contained in this Resolution.
2. MINIMUM STORE FRONTAGE
The applicant shall provide staff with plans that show no more than six store fronts on
Stevens Creek Boulevard with no less than 4 store fronts being 30 feet or more in
width.
3. PARKING LOT LIGHTING
The applicant shall provide staff with details on the pedestrian level parking in the
parking lot at the rear for review and approval prior to obtaining building permits.
4. PARKING LOT LANDSCAPING
All tree wells indicated in the south parking lot shall be changed to landscape
planters. The applicant shall reduce the parking stalls in the front of the parking lot to
8.5 feet by 18 feet and enlarge the size of the planters.
5. SOUND WALL
The applicant shall repair the existing sound wall along the north property line prior
to issuance of building permits to meet the requirements of the Heart of the City
Specific Plan. This sound wall shall be of materials compatible with the specifications
in the Heart of the City Specific Plan Section 2.01.040 C.
6. SIGNAGE
Sign age is not approved with this application. Signage shall conform to the City Sign
Code. The applicant will prepare and provide staff with a sign program for review
prior to tenant occupancy.
7. LANDSCAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be reviewed and
approved by the Planning Department prior to issuance of building permits. The
landscape plan shall include water conservation and pesticide reduction measures in
conformance with Chapter 14.15, Xeriscape Landscaping, and the pesticide control
measures referenced in Chapter 9.18, Stormwater Pollution Prevention and Watershed
Protection, of the Cupertino Municipal Code. The Landscape Architect preparing the
plans shall certify these plans.
8. DRIVEWAY ACCESS TO EAST
The driveway access to the east property shall be redesigned to meander around the
tree being shown as removed on the plans. This driveway access shall be no less than
20 feet in width.
5-6
Resolution No.
Page 3
ASA-2007-16
January 22, 2008
9. FUTURE MODIFICATIONS TO STOREFRONT
No modifications to the storefronts shall be made without approval of the Planning
Department.
10. TREES
No trees are approved for removal with this application.
11. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions. Pursuant to
Government Code Section 66020(d) (1), these Conditions constitute written notice of a
statement of the amount of such fees, and a description of the dedications,
reservations, and other exactions. You are hereby further notified that the 90-day
approval period in which you may protest these fees, dedications, reservations, and
other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail
to file a protest within this 90-day period complying with all of the requirements of
Section 66020, you will be legally barred from later challenging such exactions.
SECTION N: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT
12. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water Resources
Control Board, for construction activity, which disturbs soil. BMP plans shall be
included in your building plan submittals.
13. TRASH ENCLOSURE DESIGN AND ACCESS
The trash enclosure plan must be designed to the satisfaction of the Environmental
Programs department. Clearance by the Public Works Department is needed prior to
obtaining a building permit.
PASSED AND ADOPTED this 22nd day of January 2008, 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 \PD REPORT\RES\2007\ASA -2007-16 res.doc
5-7
ASA-2007-16
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING DENIAL OF AN ARCHITECTURE AND SITE APPROV AL
TO MODIFY AN EXISTING COMMERCIAL BUILDING LOCATED
AT 19875 STEVENS CREEK BOULEVARD
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for an Architecture 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 not met the burden of proof required to support said
application; and has not satisfied the following requirements:
1. The proposal, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience;
2. The proposal is consistent with the purposes of this chapter, the General Plan,
any specific plan, zoning ordinances, applicable conditional use permits,
variances, subdivision maps or other entitlements to use which regulate the
subject property including, but not limited to, adherence to the following specific
criteria:
a. Abrupt changes in building scale should be avoided. A gradual transition
related to height and bulk should be achieved between new and existing
buildings.
b. The number, location, color, size, height, lighting and landscaping of outdoor
advertising signs and structures shall minimize traffic hazards and shall
positively affect the general appearance of the neighborhood and harmonize
with adjacent development.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Architectural and Site Approval is hereby
recommended for denial, subject to the conditions which are enumerated in this
Resolution beginning on Page 2 thereof; and
5-8
Model Resolution
Page 2
ASA-2007-16
January 22, 2008
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. ASA-2007-16 as set forth in the Minutes of the Planning Commission Meeting of
January 22, 2008; and are incorporated by reference as though fully set forth herein.
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2007-16
Mahesh Patel (Cupertino Business Plaza)
19875 Stevens Creek Blvd
PASSED AND ADOPTED this 22nd day of January 2008, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chairperson
Planning Commission
G:\ Planning \ PDREPORT\ RES \ 2007\ASA-2007-16 res denial.doc
5-9
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