Reso 6724 U-2013-08
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6724
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING
A CONDITIONAL USE PERMIT TO ALLOW OFFICE USES TO EXCEED 25%
OF THE BUILDING SPACE IN AN EXISTING COMMERCIAL CONDOMINIUM
COMPLEX LOCATED AT 10011 N. FOOTHILL BOULEVARD
SECTION I: PROTECT DESCRIPTION &RECITALS
Application No(s).: U-2013-08
Applicant: Leonard Ataide (Foothill Commercial Condo Association)
Location: 10011 N. Foothill Boulevard (APN 342-40-996)
Subject: Use Permit (U-2013-08) to allow office uses, including medical offices, to exceed 25% of
the building space in an existing commercial condominium complex.
WHEREAS, the Planning Commission of the City of Cupertino received an application for a Conditional
Use Permit as described in Section I. of this Resolution; and
WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of
the City of Cupertino, and the Planning Commission held a public hearing on August 27, 2013 in regard
to the application; and
NOW, THEREFORE, BE IT RESOLVED:
After careful consideration of the, maps, facts, exhibits, testimony and other evidence submitted in this
matter, the Planning Commission hereby approves Application No. U-2013-08 based upon the findings
described in section II of this resolution, the public hearing record and the Minutes of Planning
Commission Meeting of August 27, 2013, and subject to the conditions specified in section III of this
resolution.
SECTION II: FINDINGS
1. T'he 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;
Allowing office uses to exceed 25% of the building space in an existing commercial condominium complex 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 because it will provide greater accessibility of inedical
office uses in an existing neighborhood commercial and residential district. Furthermore, the design of the
existing complex does not readily lend itself to retail uses, having been originally designed with the intent of
Resolution No.6724 U-2013-08 August 27,2013
establishing low intensity retail uses to avoid inhibiting the future viability of the Monta Vista commercial
district (Resolution No. 1713; 8-U-77).
2. The proposed use will be located and conducted in a manner in accord with the Cupertino
Comprehensive General Plan, underlying zoning regulations, the purpose of the City's zoning
ordinances, and complies with the California Environmental Quality Act(CEQA).
The proposed project is consistent with and will be conducted in a manner in accord with the General Plan,
zoning ordinance, and CEQA. For example, the project serves to achieve diversity in land use (GP Policy 2-
20) by providing an employment center and neighborhood serving uses and will be required to construct a
detached sidewalk consistent with the Site Improvement Requirements specified in Technical Appendix B the
General Plan. The conditions of approval contained in this resolution further reduce the likelihood of adverse
impacts to surrounding properties.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
Planning Division:
1. APPROVED EXHIBITS
Approval is based on the plan set received August 2, 2013 consisting of four sheets entitled "Existing
Site Plan", "Site Improvement Plan", "Replacement Deck Plan", and "Replacement Deck Details"
except as may be amended by conditions in this resolution.
2. ACCURACY OF PROJECT PLANS
The applicant/property owner is responsible to verify all pertinent property data including but not
limited to property boundary locations, building setbacks, property size, building square footage,
any relevant easements and/or construction records. Any misrepresentation of any property data
may invalidate this approval and may require additional review.
3. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set farth shall be incorporated into and annotated on the first page of the
building plans.
4. BUILDING PERMITS
The applicant shall consult with the City Building Division to obtain the necessary building permits.
This use permit shall be considered null and void and of no effect if a building permit is not filed
and accepted by the City (fees paid and control number issued) within the expiration date specified
in the municipal code. In the event that a building permit expires for any reason, the use permit
shall be null and void.
5. BUSINESS LICENSE
Prior to building permit final, the business owners shall obtain a City of Cupertino business license.
6. USE APPROVAL
Approval is granted to allow professional and medical offices as a permitted use. Any changes in
the operation parameters outside of this approval must be reviewed and approved by the City.
Restaurant uses, pursuant to the Resolution No. 1713 (8-U-77), shall remain prohibited.
Resolution No.6724 U-2013-08 August 27,2013
7. TOTAL AVAILABLE PARKING
There shall be a minimum of sixty-six (66) parking stalls maintained onsite.
Any proposed intensification of the approved uses, or reduction in parking spaces, will require City
review and approval and potential additional studies at the applicant's expense.
8. NOISE CONTROL
Noise levels shall not exceed those as listed in Community Noise Control Ordinance, Cupertino
Municipal Code Chapter 10.48. If there are documented violations of the Community Noise Control
Ordinance, the Director of Community Development or Noise Control Officer has the discretion to
require noise attenuation measures to comply with the ordinance.
9. CONSULTATION WITH OTHER DEPARTMENTS
T'he applicant is responsible to consult with other departments and/or agencies with regard to the
proposed project for additional conditions and requirements. Any misrepresentation of any
submitted data may invalidate an approval by the Community Development Department.
10. REVOCATION OF USE PERMIT
The Director may initiate proceedings for revocation of the Use Permit in any case where, in the
judgment of the Director, substantial evidence indicates that the conditions of the conditional use
permit have not been implemented, or where the permit is being conducted in a manner detrimental
to the public health, safety, and welfare, in accord with the requirements of the municipal code.
11. EXPIRATION
If the use for which this conditional use permit is granted and utilized has ceased or has been
suspended for one year or more, this permit shall be deemed expired and a new use permit
application must be applied for and obtained.
12. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file no(s). TR-2013-35 and ASA-2013-06 shall be applicable
to this approval.
13. INDEMNIFICATION
To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City
Council, its officers, employees and agents (the "indemnified parties") from and against any claim,
action, or proceeding brought by a third party against the indemnified parties and the applicant to
attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project,
including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in
defense of the litigation. The City may, in its sole discretion, elect to defend any such action with
attorneys of its choice.
14. 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 Govemment 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
Resolution No.6724 U-2013-08 August 27,2013
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 DEPARTMENT
1. TRASH FACILITIES
Per Public Works Department requirements, the property owner must ensure that all lids for trash,
recycling, and yard waste bins remain closed when material is not being deposited into them. Bins
are not to be overfilled; material is not permitted to be stockpiled alongside bins and the area in and
around the bins shall be kept clean at all times. A yard waste bin is required at the property for food
waste and organics. Lack of compliance with the City's litter control measures will result in a notice
of violation and a fine.
SECTION VI: CEQA REVIEW
The conditional use permit is categorically exempt from the California Environmental Quality Act
(CEQA) per section 15301 (Existing Facilities) of the CEQA Guidelines because it involves a negligible
expansion of use and section 15303 (Replacement or Reconstruction) in that the removal of the deck
with a paved patio, removal and replacement of a tree, and installing a detached sidewalk will have
substantially the same purpose and capacity as the structure replaced.
PASSED AND ADOPTED this 27th day of August, 2013, Regular Meeting of the Planning Commission
of the City of Cupertino, State of California,by the following roll call vote:
AYES: COMMISSIONERS: Chair Sun, Vice Chair Brophy, Gong, Takahashi
NOES: COMMISSIONERS: Lee
ABSTAIN: COMMISSIONERS: none
ABSENT: COMMISSIONERS: none
ATTEST: APPROVED:
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`�a y Chao Don Sun, Chair
City Planner Planning Cominission
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