Reso 6752 _ _ _ _
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ASA-2014-06
�� CIT1'OF CUPERTINO
10300 Torre Avenue
Cupertino, Cali_fornia 95014
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RESOLUTION NO'. 6752 `
OF TFiE PLANNING COMMISSION O �
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' t F THE CITY OF�CUPERTINO RECOMIVIENDING
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APPROVAL OF A NEW FIVE-STQRY; 148 ROOlVI HOTEL AND ASSOCIATED SITE AND
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OFF-SITE INII'ROVEMENTS,LOCATED AT 10380 PERIMETER ROAD
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SECTION I: PROTECT DESCRIPTION
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Application No.: ' ASA-2014-06
, Applicant: ' Edward Clian
Property Owner: Cupertino Property'Developmerit II;LLC
Locafion:` ` 10380 Perimeter Road(APN 316-20=Q92) ,
SECTION II::.FINDINGS FOR AN ARCHITECTURAL,AND SITE APPROVAL: :
WHEREAS, ,the Pl�v.ling Con-uz-ussion of the City of Cupertino received an appi�cation for an
Architectural and Site Appro�al Permit as described:in Section L of this Resolufion; and.
`�-�' V�IHEREAS; the Environmental Review Coininittee has'recommended ado tion of a Mii� ated Ne ative
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WHEREAS,.the necessary public notices<.have�been given as reqixired by the Procedural;Ordinance of fihe
City-of Cupertino;'and:the Planning Commission has held.at'least one public hearing in regard to the
`application;:and ' .
WHEREAS,the applicant has met the burden;of proof.required to support said application; and
WHEREAS,�the Plai�ululg Commission finds as follows with regard to this application:
1:' TYie proposal; at the proposed �location,' will not` be det'rimentaL or injurious to property or
'' ' improveirients iri t11e vicinity, and will not be detrimenfal to the public health; safety;'general
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welfare,or corivenience; �
Given that the praject is'consistent with the GeneYal Plan, Zoning Ordinance, Heart'of the City Specific Plan,
and South Uallco Master.Plan; has been designed to be compatible with and ��espectful of adjoining land.uses;
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and tliat relevant mitigation measu�es zvill be incorporated as part of the CEQA revieiv p��ocess,to mitigate
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potential inipacts to a less than significant level, the p�roject will not be detrimental or, anjurious to property or
improvements in the viciiiity, and will not be detriinental to the public health, safety, genef�al' ivelfare, or
convenience. ,
� 2. The proposal is consistent wifh the purposes of Chapter 19.168,Architectural and.Site Review, of the
Cupert�no Murucipal Code, the General P,lan, ,any specific plan, zonn.lg ordinances,;appl�cable
planriEd development permit; conditional use" perniits, �variances, subdivlsion maps or other
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Resolution No.6752 ASA-2014-06 August 26,2014
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 have been avoided. A gradual transition related to height and
bulk has been achieved between new and existing buildings.
The project is compatible with the scale of the surrounding buildings and streetscape in terms of height,
bulk, and form. The building is proposed at five stories and 60 feet in height, within the height limit
specified by the General Plan and Heart of the City Specific Plan. The building height is comparable to the
Nineteen 800 (formerly Rose Bowl) mixed-use building and several approved buildings in the Main Street
Cupertino project. The building is well within the setback to height ratios established in the General Plan.
b) Design harmony between new and existing buildings have been preserved and the materials,
textures and colors of new buildings harmonize with adjacent development with design and
color schemes, and with the future character of the neighborhood and purposes of the zone in
which it is situated. The location, height and materials of walls, fencing, hedges and screen
planting harmonize with adjacent development. Unsightly storage areas,utility installations and
unsightly elements of parking lots have been concealed. Ground cover or various types of
pavements have been used to prevent dust and erosion, and the unnecessary destruction of
existing healthy trees have been avoided. Lighting for development is adequate to meet safety
requirements as specified by the engineering and building departments, and shielding to
adjoining property owners.
The hotel building is designed in a contemporary theme similar to the hotel building approved in the Main
Street Cupertino development and the Aloft Hotel on De Anza Boulevard. The building exteriors feature �
flat roof forms with architectural features along the rooflines; plaster exterior walls with smooth stone
accents and fcber cement and metal panel systems; aluminum storefront windows and sliding pocket doors
along the ground floor; and other visual relief ineasures such as ground floor canopies, inset windows
(varying from three and a half to five and a half inches), wall projections (varying from one foot,five inches
to four feet, nine inches) and varying horizontal and vertical wall reveals. A glass tower element serves as
the focal point from the main driveway. The proposed project design is consistent with the objectives of the
South Vallco Master Plan as it will improve the identity and character of the area and is compatible with
existing developments. All above ground utility installations are required to be screened from public view.
The design has incorporated decorative paving material that maximizes permeability and water-efficient
landscaping, as well as lighting to illuminate pedestrian paths and vehicular routes, which will not glare
onto adjoining properties. Most of the existing trees recommended for preservation by the City's consultant
arborist have been retained in the project design. Replacement trees and landscaping screen the site from
the freeway and help to soften the building.
c) The number, location, color, size, height, lighting and landscaping of outdoor advertising signs
and struciures have been designed to minimize traffic hazard, positively affect the general
appearance of the neighborhood and harmonize with adjacent development.
Signage is required as part of the project conditions of approval to be separately reviewed and approved as
part of a Master Sign Program.
d) This new development has been designed to protect residents from noise, traffic, light and �
visually intrusive effects by use of buffering, setbacks, landscaping, walls and other appropriate
design measures.
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Resolution No.6752 ASA-2014-06 August 26,2014
The project has been designed to protected residents from noise:through traffic; light and visically'intrusive
� effects by use of buffering, setbacks, landscaping, wallsand otheY:a�propriate design measures. The proposed
landscaping features and vegetation will provide adequate screening and buffering fi�om the streets and
; adjacent uses.
NOW,THEREFORE,,BE IT RESOLVED:
� 'That after careful consideration of the initial study, maps, facts, exhibits, testimony and other. evidence
submitted in,this matter, subject to the conditions�which are enumerated in�this Resolufion]iegu�ululg on
PAGE`2 thereof,: „
A Mitigated Negative Declaration(Application no. EA-2014-06) is hereby recommended for adoption; and
the application for an Architectural and Sife ApproVal, Application no. `ASA-2014-06 is hereby
recom.mended for approval and that the subconclusioris upon which'the findirigs and conditions'specified
in this resolution"are based and contained in the Public Hearing record concernirig Applicafion'no. ASA-
2014=06, as set forth in the Muiutes of� Pl�.�uling Coin�.nission Meeting of August 26, 2014; arid are
incorporated by:,reference as though fully set forth herein. ° `'
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SECTION TII'. CONDITIONS ADMINISTERED BY THE£OMIVIUNITY DEVELOPMENT IDEPT.
�laa�ning�ivision:; ; , �.. `
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1. APPROVED EXHIBITS
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ApprovalJrecommendation is based on the:plan set received August 13,2014 consisting of 47 sheefs
labeled A-0.0 to A-0.3, C-1.0 to C-5.0, C-5.1, C-6.0;L-1 to L-5,A=1.O to A-1.4, A2.O to A-2.6;A-3.O to A-
3.8, A-4.0 to A-4.2, A-5.0, A-6.0, A-6.1, E-0.1, and E-1.0 to E-1.2, entitled, "Hyatt House, Ciipertino
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Galifornia,_ Wolfe ,.Road, & Inferstate 280," drawn by Gene Fong Associates, Sai1d'is, Bruce Jett
- Associates, �and Emerald:City;Engineers;�Inc:; excepf as may be axnended by conditions; in :this:,
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` : 2. ACCURACY OF PROTECT PLANS
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The applicant/property owner is responsible to verify;all pertinent property data including but:not
lunited to property,boundary locations, building setbacks, property size, building square footage,
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any relevant easements and/or construction records Any misrepresentation of any property data
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;_ may invalidate.this approval and may require additional review.
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3. CONCURRENT IAPPROVAL CONDITIONS
' The coriditioxis of approval contained in file nos. DP-2014-04, LT=2014-04, EXC-2014-07; TR=2014-28,
'' and TR-2014-40 shali be applicable to this app'roval. : ` '
4. ANNOTATION OF THE CONDITIONS OF'APT'ROVAL.
T11e coriditions of approval set forth shall be�ncorporated into and annotated on the first page of the.
' building plans. � ,
� 5. FINAL ARCHITECTURAL SITE AND LANDSCAPING DETAILS `'
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Prior to buildin��erxnit issuance;the final architectural, site, and landscaping details shall be
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'' reviewed and approved by the`Director of Community'Development;including,but not Iuiiited to:
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Resolution No.6752 ASA-2014-06 August 26,2014
a. Building design and exterior treatments(with consideration to further enhancements to the south �
and west elevation main entry tower projections with stone or other similar high quality
material)
b. Frontage details, including work on adjacent parcels
c. Pool fencing design
d. Paving details
e. Parking stall adjustments (with consideration of moving surface employee parking stalls behind
the loading area in order to minimize disruption to hotel patrons)
f. Landscaping and tree selection and arrangement
g. Perimeter Road plaza details and amenities (with consideration for water features, passive play
areas, decorative planters, and places to sit)
h. Perimeter Road street furniture and pedestrian amenities
i. Enhancements to Perimeter Road driveway intersections
j. Trail pathway design and materials
k. Screening of retaining walls
1. Fencing and lighting details
m. Other features consistent with the South Vallco Master Plan
The final building exterior plan shall closely resemble the details shown on the original approved
plans. The Director of Community Development may approve additional designs or make minor
modifications as deemed appropriate to the above following building permit issuance and final
occupancy with review by the City. Any exterior changes determined to be substantial by the �
Director of Community Development shall require a modification approval.
6. SIGHT DISTANCES AT PROTECT DRIVEWAYS
The project driveways shall be free and clear of any obstructions to optimize sight distance, thereby
ensuring that exiting vehicles can see pedestrians on the sidewalk and vehicles traveling on
Perimeter Road. Landscaping at the project driveways shall not conflict with a drivef s ability to
locate a gap in traffic. Adequate sight distance (sight distance triangles) shall be provided at all
project driveways in accordance with Caltrans standards. Sight distance triangles should be
measured approxunately 10 feet back from the traveled way. The sight distance for outbound
vehicles exiting the first driveway is limited due to the downward slope on Perimeter Road, west of
the project site as Perimeter Road runs beneath Wolfe Road. However, since the intersection of this
driveway at Perimeter Road will be controlled by an all-way stop sign, vehicles will be able to exit
safely onto Perimeter Road. The second driveway to the east will have adequate sight distance for
exiting vehicles to safely locate a gap on Perimeter Road. Also, because of low traffic volumes on
Perimeter Road,vehicles exiting the hotel will be able to easily find gaps in traffic on Perimeter Road.
7. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard to the
proposed project for additional conditions and requirements. Any misrepresentation of any
submitted data may invalidate an approval by the Community Development Department.
8. 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,
Resolution No.6752 ASA-2014-06 August 26,2014
� action, or proceeding brought by a tl-�ird party against the indemnified parties and the applicant to
attack, set aside, or void this ordinailce or any permit or approval authorized hereby for the project,
including (without Iimitation) reimbursing fhe 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.
9. NOTICE OE FEES,DEDICATIONS,RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
� requirements,reservation requirernents, and other exactions. Pursuant fo Governmenf 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 exacfions. 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 fait to file a
protest within this 90-day period complying with all of fhe requirements of Section 66020, you will
be Iegally barred from later challenging such exactions.
PASSED AND ADOPTED this 26th day of August, 2014,Regular Meei.ing of the Pla�-u1u1g Coir�nlission
of the Cify of Cupertino,State of California,by the following roll call vote:
AYES: COMMISSIONERS: Gong, Sun,Takahashi
NOES: COMMISSIONERS: Chair Brophy,Vice Chair Lee
� ABSTAIN: COMNlISSiONERS:none
ABSENT: COMMISSIONERS:none�
ATTEST: APPROVED:
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G �� ao Paul Brophy, Cha',
Assist.Director of Community Developinent Pla�.�n.iulg Coiz�unis`'on
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