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PC Summary 05-23-2017 City of Cupertino � 10300 Torre Avenue Cupertino, CA 95014 � �' (408) 777-3308 �� FAX (408) 777-3333 Community Development Department '�'�. Mayor and City Council Members lE�oa�e Benjamin Fu, Assistant Director of Community Development ��tr�: 1VIay 25, 2017 ��u��o REPORT OF PLANNING COMIVIISSION DECISIONS 1VIADE l�i[�y 23, 2��L7 ��°71�a7L�.717� �fr trll�e��u��fl�u�I�i[nnxngenJ��Il ��s�e��vn�les �� g�� .��sn��ns��e l�y��]�Il��nna��naa�agssn�� L, A��Ila��n�a� DP-2016-02, ASA-2016-15, EXG2017-03, Kathy Robinson (Charities Housing), 19160 Stevens Creek Blvd Development Permit to consider allowing the construction of a 19 unit affordable senior housing development at a vacant lot; Architectural and Site approval to allow the construction of a proposed 19 unit affordable senior housing development and associated parking and landscape improvements at a vacant lot; Heart of the City Exception to allow 100% of the building frontage along Stevens Creek Boulevard to be non-retail uses ��Il�� The Planning Commission approved the application(s) on a 5-0-0 vote. Enclosures: Planning Commission Report May 23, 2017 Pl�zg Commission Resolution(s) 6829, 6830, 6831 ' Plan Set g:planning/Post Hearing/summan�to cc052317 OFFIC�OF�O1Villil[J1V��'Y D�i��.OI'ME1�1'I` ,� CITY HALL 10300 TORRE AVENUE �CUPERTINO,CA 95014-3255 (408}777-3308 m FAX(408)777-3333 � �� ]�1L�1�11�T�I�T�G ��1�[IM[��l�T �'�'�]ElE 1[Z]E]['�ll�'�' Meeting:May 23,2017 , ��Jl��flEc�'�' Development project to consider allowing the construction of a 19 unif affordable senior housing development with associated parking and landscape improvements on a vacant parcel including a Heart of the City Exception to allow 100% of the front and rear of the property to be a non-retail use (Application 1Vo.(s): DP-2016-02, ASA-2016-15, EXC-2017- 03; Applicant(s): Kathy Robinson (Charities Housing); Locafi.on: 19160 Stevens Creek Boulevard; AP1V(s): 375-07-001) ' ][�]EcC�Ivl[1M[]El�T�]E� A�'�'��l�T Staff recommends that the Planning Commission: 71, Find that the proposed actions are exempt from CEQA; and _ 2. Approve Development Permit (DP-2016-02}, in accordance with the draft resolution , (Attachment 1) i 3. Approve Architectural and Site Approval (ASA-2016-15), in accordance with the ' draft resolution (Attachment 2) 4. Approve Heart of the City Exception (EXC-2017-03), in accordance with the draft resolution (Attachment 3) ��C�J��l�T ��I.Il��Il�ltli ��Afl'Il��: 1. Development Permit (DP-2016-02) to consider allowing the consfruction of a 19 unif affordable senior housing development (Charities Housing) on a vacant parcel; 2. Architectural and Site Approval (ASA-2016-15) to allow the construction of a 19 unit affordable senior housing development (Charities Housing) and associated parking and landscape improvements on a vacanf parcel; and 3. Heart of the City Exception (EXC-2017-03) to allow 100% of the development to be a non-retail use to accommodate a 19 unit affordable housing development. 19160 Stevens Creek Boulevard Charities Housing May 23,2017 Analysis: Pro'ect Data: General Plan Land Use Designation Com/Off/Res Special Planning Area Heart of the City Specific Plan (East Stevens Creek Boulevard subarea) Zoning Designation P(CG, Res) Net lot area 0.55 acres Allowed/Required Proposed Maximum units based on density 14 35% Density Bonus units (State Law) 5 19 Total number of units 19 Residential Density 25 du/acre 33.75 du/acre Height of Structures U to 45 feet 34 feet Setbacks Front 35 feet from the face of curb 38 feet from the (min.) face of curb Side Minimum One-half(1/2) the 18 feet height of the Building (17 feet), or ten (10)feet, whichever is reater. Rear (from residentially developed One and one-half(1.5) times 119 feet or zoned properties) the height of the building (51 feet) with a minimum setback 0 20 eet. Parking Total on-site 11 (0.5 per unit+2 for 19 mana er's unit) Private Open Space (s.f. per unit) 60 60 Landscaping Common open space landscape per 2,850 s.f.(150 s.f. per unit) 3,483 s.f. Heart of the Ci Retail Frontage Stevens Creek Blvd frontage 75% 0% Rear of building 50% 0% Buildin Area 12,996 s.f. Project Consistency with: General Plan: Yes Zoning: Yes—upon approval of Heart of the City Exce tion for retail fronta e re uirements Page 2 19160 Stevens Creek Boulevard Charities Housing May 23, 2017 Background: Existing Site and �-_�-..-�m: Surroundings "� �-'"'�� . - r ��` � ' � "�" �"' �� _.` � � � m_ __ ..�.. � �� , . ��-. _ .a..�.. .� ' �'. ,s .. �b� . The project site, � - �� a ' ° ` : ' � � ,� ' ,� ,�, ,: �, N`� � � Y1 CIpAARR � � "`�S identified in the City's , ��. �,,,, ��`��'' "` � , �� -� ��.�.�,-� ��' , ' � ,, �,g �� ,�; , � HOUSlrig EIeTTl211t 1S a �� -��- � � ,�� Main Street Cupertino �� +; ; 4. �>�� " �� ,e�) �- ��.*�aer.,� ��G � F `�.'�p`�� e Priority Housing site, is b,� ,, {�� ` � -� � r �� , ' � � 3'` � �� r.. � , � � �,�, --- �-.��.� �.�=;3"�� ':�� < �.��`�.��,�-�=;-= �� t {a ZJ1 K �� a vacant 0.56 acre parcel - - � � located on the south � �- � � �"�� - r side of Stevens Creek � � �«� Mw-� -� � � ° � `�'�"� ��-�� Boulevard between o�� `�„�.�� _ ` Multifamily , �� ; Tantau Avenue and � �� '� �`� '��` �� -� ��` � �- w . . � z`.'-� + � `� .�- � � "�� 1 � �`� �' �` � � ,� Finch Avenue, �.� � `�� , _.;� .�� ,�<S � ��, , ,,� � � � g, approximately 275 feet � � �� `�� r� , �� `� � � west of the intersection � y� �� . � � � � � ; �� ` �«�s��, of Tantau Avenue and t�� '��-�� ' Cupertino High School � � ��` �' � �� ' Stevens Creek ° single Family �'" � a w� ��..-�.;-,.�-,T�, <�,:�.,,..,. �. � Boulevard. _ �-:�..� __.. �.ti �. �� w��° The project is surrounded by a variety of uses including: ■ Mixed commercial, office, and residential to the north (Main Street Cupertino); ■ Affordable multi-family development to the east; ■ Office and other commercial uses to the west; and ■ Single family and educational uses (Cupertino High School) to the south. City's Affordable Housing Fund In 2016, the City received a request from Charities Housing Development Corporation of Santa Clara County (Charities Housing) for a $3,672,000 loan from the City's Below Market Rate (BMR) Affordable Housing Fund (AHF) to construct rental housing units affordable to extremely low and very low-income senior households with incomes between 30% and 50% of area median income for Santa Clara County. On July 5, 2016, the City Council approved the reservation of the requested funds to assist in the development of the proposed project. However, the final approval of the loan was conditioned on the projects' receiving all required entitlements, with the City making no commitments to approve the project. Proposed Project: The applicant, Kathy Robinson, representing Charities Housing, is requesting approval of a multi-family development on the subject site. The project includes the development Page 3 19160 Stevens Creek Boulevard Charities Housing May 23,2017 of one, three-story building, comprising 19 apartment units. Additionally, other site improvements are proposed including landscaping and a common open space area. The applicant has proposed that the units will be both income and age-restricted to seniors 62 and older. Therefore, with the exception of the manager's unit, 100% of the units will be restricted to households with incomes which range between 30% and 50% of Area Median Income (AMI). Additionally, since the units are also proposed to be age- restricted, under federal and state fair housing laws, every household member must be 62 years of age and older. The proposed development will be approximately 34 feet tall and consist of a total building area of 12,996 square feet. The project comprises of 18 studios, each 350 square feet in size, and one (1) two-bedroom, 840 square feet, manger's unit. Each studio apartment contains a complete kitchen and handicapped accessible bathroom. All units are proposed to have private outdoor space in the form of balconies or porches in conformance with the Heart of the City Specific Plan requirements. In addition to the residential uses, there is also an office for property management, a common laundry room, a public restroom, community lounge. The common spaces are located along Stevens Creek Boulevard. The waste management and service facilities are located at the rear of the building. Compliance with General Plan and Housing Element The proposed project complies with the City's General Plan (Community Vision 2015 — 2040). The development site was identified as a Priority Housing Site in the 2014-2022 Housing Element. The maximum residential yield of site is 14 units based on the maximum allowable density. However, to ensure that the sites inventory in the Element did not overestimate the capacity of sites, the maximum developable yields on most sites were conservatively reduced by 15 percent. Therefore, the site was shown to have a realistic capacity for 11 units (85% of 14 units) in the Housing Element. Strategy LU-1.3.1 of the Land Use and Community Design Element of the General Plan and Section 1.01.010(B) of the Heart of the City Specific Plan would have required the applicant to submit for a conditional use permit for the three (3) unit difference between the realistic capacity and the maximum residential yield discussed above. However, the project is exempt from a Use Permit under the provisions of State law per CA Gov. Code Section 65589.4 since it meets the requirements and thresholds for infill, density, affordability, conformance to local land use designations, and size. While a Page 4 I 19160 Stevens Creek Boulevard Charities Housing May 23,2017 'i Conditional Use Permit is not required, the development is subJect to other discretionary , approvals applicable to the project (See Attachment 5). Density Bonus ', Since the proposed project is 100% affordable (not including the manager's unit), the ! applicant is requesting the maximum Density Bonus (35%) allowed by State Law. However, the applicant has not requested any incentives/concessions or waivers for the i proposed development and meets all applicable building height, setback and transitions � from adjacent properties. The requested Density Bonus allows the applicant to develop ��, five (5) unit above the maximum 14 units allowed on the site, for a total of 19 units. A '', condition of approval requires that, prior to issuance of any building permit, the j applicant record a regulatory agreement with the City ensuring that 18 units will be , rented to very low income households for a 99-year period. ,, Development Allocation Should the proposed project be approved, 14 units would be allocated to this project , while the 5 density bonus units would not affect the available Heart of the City allocation. Therefore, 316 resident�al units would continue to be available, 200 units of which are ' earmarked for the Oaks Shopping Center, a Priority Housing Site, in the City's General Plan. Heart of the City Exception Residential development is a permitted use on mixed use zoning designation sites,if they are identified as Priority Housing sites in the Housing Element. Overall, the project complies with the Zoning Ordinance and Heart of the City Specific Plan requirements for landscaping, private outdoor space, access, streetscape, setbacks, height, building bulk, and design, with one exception. _ However, since the proposed project does not provide a retail component as required by the Heart of the City Specific Plan, an Exception is required. The HOC allows no more than 25% of a building frontage along Stevens Creek Boulevard, and no more than 50% of the rear of a building, to be occupied by non-retail uses. The proposed project places the manager's office and public/common areas of the project along Stevens Creek Boulevard in order to activate the space. Given limited flexibility of the building frontage along Stevens Creek Boulevard (due to the width of the lot, required ingress/egress driveway and the front entrance for the project), adequate space is not available fo incorporate/design an adequately sized retail frontage. In balance, considering the affordability levels of the proposed units, and the site constraints, it is recommended that this HOC Exception be approved. Page 5 19160 Stevens Creek Boulevard Charities Housing May 23,2017 Architectural Review The proposed building is designed in a contemporary architectural style with wood-like fiber cement board siding, light sand finished stucco, and earth tone colors. The third level is set back from the second level, on the northern elevation, which helps with the massing of the building when viewed from Stevens Creek Boulevard. The eastern fa�ade has a continuous open corridor on each level for access to the units and is designed to allow unrestricted access to the common open space on the ground level. The western fa�ade incorporates the private open space for each of the units. The location, height, and massing of the buildings are compatible with the adjacent and surrounding developments. The project provides appropriate setbacks and is consistent with the HOC requirements for multiple-family residential developments for common open space, private open space and other design criteria. The City's Architectural Consultant has reviewed the site and architectural details and supports the design. The applicant has worked with staff to incorporate all of the comments from the architectural consultant. Generally, the proposed building's exterior features high quality materials and blends well with the surrounding uses. On-Site Improvements The project proposes to implement a series of on-site improvements intended to enhance the pedestrian environment and maximize landscaping and on-site permeability.The on- site improvements continue the pedestrian-oriented streetscape concept with an ADA- compliant walkway connecting the development to Stevens Creek Boulevard and the bus stop. Decorative paving on the entrances and on the driveway visually accent the paving area. The proposed landscape plan features a varied and extensive plant palette throughout the site, including landscape buffers, shrubs, groundcovers, and common open space. The common open space is intended to be active with amenities that include a bocce court, and patios for gardening, reading, and dining. Turf areas and other high water use vegetation are not proposed within this development. Revisions to landscape plan have been conditioned to reflect the City's Consulting Arborist's recommendation that the parking lot shade trees species be changed from the proposed Evergreen Elm and Australian Willow to either London Plane or Chinese Pistache. In addition, a condition of approval has been added to require removal and replacement of the existing fencing along the western property line with decorative fencing that is lower in height and more appropriate for an active urban area. Page 6 19160 Stevens Creek Boulevard Charities Housing May 23,2017 Traffic, Circulation and Parking Analysis The project's traffic impact was analyzed by a third party traffic consultant to ensure that adequate mitigation measures could be identified and imposed as conditions of approval on the project. A trip generation analysis was conducted based on trip generation rates published in the ITE (Institute of Traffic Engineers) Trip Generation manual. The traffic impact analysis estimated that the project will generate four (4)trips during the AM peak hour and five (5) trips during the P1VI peak hour due to the nature of the project proposed. Since the trip generation for the project is Iow, no significant traffic impacts are anticipated and therefore, no mitigation measures were identified. The applicant is proposing to install a two-way driveway along the western property line with a five (5) foot landscape planter to access the parking stalls located at the rear of the property. In compliance with General Plan policies that require interconnected access between properties located on busy streets such as Stevens Creek Boulevard, a driveway connection with the property to the west (19200 Stevens Creek Boulevard) will be established with this project. A condition of approval has been added to require a reciprocal ingress and egress easement on the project site for the benefit of 19200 Stevens Creek Boulevard (property to the west) and 19140 Stevens Creek Boulevard (property to the east.) An existing easement currently exists allowing the subject site ingress/egress � access to 19200 Stevens Creek Boulevard. The City's Density Bonus Ordinance, in compliance with State Law, allows 100% affordable projects with rental housing to provide 0.5 parking spaces per unit(except the manager's unit) as Iong as either the development is within one-half mile of a fixed bus route service that operates 8 times per day with unobstructed access to that service or has paratransit service. In this case, the project is Iocated on Stevens Creek Boulevard along which VTA bus route 23 runs that has headways of approximately 20 mins. The eastbound bus sto is located a roximatel 450 feet from the ro'ect site and the p pp Y P J westbound bus stop is located approximately 520 feet from the project site. Since the project site meets the criteria established by State Law, the project is required to only provide eleven (11) spaces (9 spaces for the affordable studios + 2 for manager's unit.) However, the applicant proposes nineteen (19) parking spaces, which adequately meets the parking requirements of the proposed project. BMR Unit Administration and Funding Sources In addition to the BMR AHF funds set aside by the City Council in July 2016, funds from �I, multiple funding sources, such as, tax credit investors, other public agencies or bond funds, are needed to complete the development. These different funding sources may have varying restrictions on the use of funds and complicated administrative and '� reporting requirements. In these instances, where the project is being operated by an Page 7 ' 19160 Stevens Creek Boulevard Charities Housing May 23,2017 affordable housing developer with extensive management experience, the affordable units are usually administered by a manager approved by the City, with the City's role limited to monitoring for compliance with the City's conditions. Environmental Assessment: The project is exempt from CEQA under Public Resources Code Sections 21159.21 (Exemption for Qualified Housing) and 21159.23 (Exemption for Affordable Low Income Housing), and CEQA Guidelines Sections 15192 (Threshold Requirements for Exemptions for Agricultural Housing, Affordable Housing, and Residential Infill Projects), and 15194 (Affordable Housing Exemption) of Title 14 of the California Code of Regulations (See Attachment 5). Other Department/Agency Review: The City's Public Works Department, Building Division, Environmental Programs Division, the Santa Clara County Fire Department, the Sunnyvale Sanitary District, VTA, California Water, and Recology reviewed the project and have no objections. Their pre- hearing comments have been incorporated as conditions of approval in the draft resolutions. PUBLIC NOTICING & OUTREACH The followin table is a brief summar of the noticin done for this ro'ect: Notice of Fub��e�eari.ng�aar.��.In#ent, Si#e�T�tice Ag�nda &Le'al�d _ ■ 19 public hearing notices mailed to property ■ Posted on the City's official owners within 300 feet of the project site (10 days notice bulletin board (one week prior to the hearing) prior to the hearing) ■ Site Signage (14 days prior to the hearing) ■ Posted on the City of ■ Legal ad placed in newspaper (at least 10 days Cupertino's website (one week rior to the hearin ) rior to the hearin ) In addition, the applicant conducted a public outreach effort at the Cupertino Senior Center on March 23, 2017. The meeting was attended by Charities Housing staff and about seven members of the public. PUBLIC COMMENT Three public comments from the adjacent property owners (19200 Stevens Creek Boulevard and 19140 Stevens Creek Boulevard)with concerns about the potential impacts of the required ingress/egress easements in the rear of the development have been received as of the date of production of this staff report (see Attachment 4). Page 8 19160 Stevens Creek Boulevard Charities Housin Ma 23,2017 g Y ]�]E]LZ1M[�'�' �'�']1Z]EAl�[]L�1�T�l�T� �cC� This project is subject to the Permit Streamlining Act (Government Code Section 65920 — 65964). The City has complied with the deadlines found in the Permit Streamlining Act. 1l�r�j��t 1L�e�e�a��da December 02, 2017 . �ee�aed Ilnc�ayepl��eo December 21, 2017 �e��e�d �o�tapl�t�o April 27, 2017 The Planning Commission's decision on this project is final unless appealed within 14 days of the decision. c��l�TcCl[,�J��l�T Staff recommends approval of the project since the project and conditions of approval address all concerns related to the proposed development and all of the findings for approval of the proposed project, consistent with Chapters 19.168 of the Cupertino 1Vlunicipal Code, may be made. Prepared by: Gian Paolo Martire, Associate Planner �, Reviewed by: Piu Ghosh, Principal Planner � Benjamin Fu, Assistant Director of Community Development Approved by: Aarti Shrivastava, Assistant City Manager A'�"�'AcC]EI[I�IEl�T'�'�e I 1 —DP-2016-02 Draft Resolution 2—ASA-2016-15 Draft Resolution 3—EXC-2017-03 I�raft Resolution 4—Public Comments 5—Memo to File regarding Use Permit and CEQA Exemption 6—Plan Set Page 9 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTIOlV 1V0. 6831 OF THE PLAIV1VIlVG COMIVTISSIOlV OF THE CITY OF CUPERTIlVO APPROVIlVG A�IEART OF THE CITY EXCEPTIOlV TO ALLOUT 100% OF THE DE�IELOPMElVT TO BE A 1VOlV-RETAIL LTSE TO ACCOMIVIODATE A 19 UNIT AFFORDABLE HOUSIlVG DEVELOPMElVT LOCATED AT 19160 STE�TENS CREEK BOULEVARI� (APl�T 375-07-001) SECTIOlV I: PROTECT DESCRII'TION Application 1Vo.: EXC-2017-03 Applicant: Kathy I�obinson (Charities Housing) Location: 19160 Stevens Creek Boulevard (AI'1V 375-07-001) SECTIOlV II: FIlVT�IlVGS FOIZ DE�TELOP1VIElVT PERMIT: WHEREAS, the Planning Commission of the City of Cupertino received an application for a Heart of the City Exception 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 has held at least one public hearing in regard to the application; and VVHEREAS, the project is determined to be exempt from the California Environmental Quality Act (CEQA); and WHEREAS, the applicant has met the burden of proof required to support said application; and WHEREAS, the Planning Commission finds as follows with regard to this application: 1. The proposed development is otherwise consistent with the City's General Plan and , with the goals of this specific plan and meets one or more of the criteria for an except�on for reasons to provide design flexibility in situations wheri small lot size, Resolution No.6831 EXC-2017-03 May 23,2017 unusually shaped parcels, or unique surrounding land uses make it difficult to adhere to the development standards and where all efforts to meet the standards have been exhausted. The project site is approximately 80 feet wide and 25,000 square feet in size. However, its location along Stevens Creek Boulevard (identified Priority Development Area), surrounded by a mix of uses, pro.zimity to services, and access to public transportation makes it conducive to a residential development. After provision of a two-way driveway, adequate setbacks on the east side and a front entrance for the residential project, there would not b� adequate building frontage for an appropriately sized retail component within this project. 2. The proposed development will not be injurious to property or improvements in the area nor be detrimental to the public health and safetya The project site is designated as a �Priority Housing Site in the City's Housing Element. The location is surrounded by similar urban uses and the project is , consistent with the General Plan for density, landscaping, private outdoor space, access, streetscape, setbacks, height, building bulk, and design. The existing vacant lot will be developed with an affordable, age-restricted apartment complex built to the current building and fire safety codes. Therefore, the project will not be detrimental or injurious to properties or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience. 3. The proposed exception will not result in a hazardous condition for pedestrian and vehicular traffic. The exception requested for the proposed project does not relate to the creation of a hazardous condition for pedestrian and vehicular traffic. 4. The proposed development has legal access to public streets and public services are available to serve the development. The proposed project proposes the installation of a two-way driveway to allow access to Stevens Creek Boulevard, a public street, that the property has frontage along. Additionally, all services necessary for development are available to serve the development. The proposed project will pYovide the appropriate hook-ups for access. 5. The proposed development requires an exception, which involves the least modification of, or deviation from, the development regulations prescribed in this chapter necessary to accomplish a reasonable use of the parcel. The proposed development has met all other development standaYds foY height, parking, landscaping, density, and building placement as mandated by the General Resolution No.6831 EXG2017-03 May 23,2017 , Plan, Heart of the City Specific Plan, and Zoning Ordinance. The only regulation it does not meet is the pYovision of at least 75% of the building frontage along Stevens Creek Boulevard and 50% of the rear of the building be occupied by uses that allow direct retailing of goods. 1VOViT, TI�EREFOlZE, BE IT RESOLVED: That after careful consideration of the maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 2 thereof,: '' The I'lanning Commission does determine that the project is exempt from the California Environmental Quality Act and that the application for a Heart of the City Exception, Application no. EXC-2017-03 is hereby approved 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. EXC-2017-03 as set forth in the �' 1Vlinutes of Planning Commission Meeting of May 23, 2017 and are incorporated by reference as though fully set forth herein. SECTIOlV III: COlVI�ITIOlVS AD1VIIlVISTEREI� BY THE COMMUlVITY DEVELOP1VIElVT DEPT. �' 1. API'ROVED EXHIBITS Approval recommendation is based on fhe plan set received on April 6, 2017 consisting 19 sheets labeled as "19160 Stevens Creek" labeled as 01, 1, 4.1 to 4.4, A1, A2.1 to A2.3, A3 to A8, L1, and E1 to E2, drawn by Studio E Architects, Charles W. I�avidson Co., and Ivy except as may be amended by conditions in this resolution. 2. AIVIVOTATIOl�T OF THE COlVDITIOlVS OF APPI�OVAL The conditions of approval set forth shall be incorporated into and annotated on the first page of the building plans. 3. ACCUlZACY OF PIZOTECT PLAlVS 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 I records. Any misrepresentation of any property data may invalidate this approval and may require additional review. 4. COlVCURRElVT APPROVAL COlVI�ITIOlVS Resolution No.6831 EXG2017-03 May 23,2017 The conditions of approval contained in file nos. I)P-2016-02, ASA-2016-15, and EXC-2017-03 shall be applicable to this approval.. 5. EXCEPTIOlV A Heart of the City Exception is granted to allow the construction of the proposed project with 100% of the building frontage along Stevens Creek Boulevard and 100% of the rear of the building to be occupied by non-retail uses. 6. COlVSULTATIOlV WITH OT�IER DEPARTMElVTS 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. 7. IlVDEMIVIFICATIOlV Except as otherwise prohibited by law, the applicant shall indemnify and hold harmless the City, its City Council, and its officers, employees and agents (collectively, the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant to attack, set aside, or , void this Resolution or any permit or approval authorized hereby for the project, including (without limitation) reimbursing the City its actual atforneys' fees and costs incurred in defense of the litigation. The applicant shall pay such attorneys' fees and costs within 30 days following receipt of invoices from City. Such attorneys' fees and costs shall include amounts paid to counsel not otherwise employed as City staff and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by Cl�. 8. IVOTICE OF FEES, DEDICATIONS, I�ESERVATIOIVS, OR OTHElZ EXACTIOlVS The Conditions of Project Approval set forth herein may include certain fees, dedica�ion 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.6831 EXG2017-03 May 23,2017 il I'ASSED ANI� ADOPTEI� this 23rd day of May, 2017, at the Regular Meeting of the II Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMIVIISSIOlVERS: 1VOES: COMMISSIOlVERS: ABSTAIlV: COMMISSIOIVEIZS: ABSElVT: COlVIMISSIOlVERS: A�'TEST: API'IZO�TED: /s/Piu Ghosh /s/Don Sun I'iu Ghosh Don Sun I'rinciple Planner Chair, Planning Commission CITY OF CUI'ERTINO 10300 Torre Avenue Cupertino, California 95014 IZESOLUTIOlV IVO. 6830 OF THE PLAlVNIlVG COMMISSIOlV OF THE CITY OF CUPERTIIVO API'1ZO�TIlVG AN ARCHITECTURAL AlVD SITE APPROVAL I'ERMIT TO ALLOW T�-IE COlVSTRUCTIOlV OF A 19 UlVIT AFFORDABL,E SElVIOR HOUSIIVG DEVELOPMEIVT (CHARITIES HOIJSIIVG) AlVD ASSOCIATED PARKIlVG AND LAlVDSCAPE IMPROVElV1ElVTS OlV A VACAlVT PARCEL LOCATED AT 19160 STE�TElVS CREEK BOULE�IARD (AP1V 375-07-001) SECrI'IOlV I: PIZOTECT DESCRIPTIOIV Application 1Vo.: ASA-2016-15 Applicant: Kathy Robinson (Charities Housing) Location: 19160 Stevens Creek Boulevard (AP1V 375-07-001) ' SECTIOlV II: FIlVDIlVGS FOR DE�IELOPMElVT PERMIT: WHEREAS, the I'lanning Commission of the City of Cupertino received an application for a Architectural and Site Approval as described in Section I. of this Resolution; and WHEIZEAS, the necessary public notices have been given as required by the I'rocedural Ordinance of the City of Cupertino, and the Planning Commission has held at least one public hearing in regard to the application; and WHEREAS, the project is determined to be exempt from the California Environmental Quality Act (CEQA); and i W�iEREAS, the applicant has met the burden of proof reguired to support said ', application; and WHEREAS, the 1'lanning Commission finds as follows with regard to this application: �� 1. The proposed development, at the proposed location, will not be detrimental or I injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; Resolution No.6830 ASA-2016-15 May 23,2017 ' Page 2 The project site is designated as a Priority Housing Site in the City's Housing Element. The ' location is surrounded by similar urban uses and the project is consistent with zoning, HeaYt of the City Specific Plan (HOC), and the General Plan for density, landscaping, private outdoor space, access, streetscape, setbacks, height, building bulk, and design. Therefore, the project will not be detrimental or injurious to properties 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 Chapter 19.168, the General Plan any specific plan, zoning ordinances, applicable planned development permit, conclitional 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. � The Project avoids abrupt changes and provides a gradual transition by observing the height and setback requirements within the Heart of the City Specific Plan, and maintains a 1:1 slope line dYawn from the curb line of Stevens Creek Boulevard as specified in the General Plan. Landscape improvements throughout the Project site will aid in creating a transition between height and bulk between the Project and surrounding buildings. b) In order to preserve design harmony between new and existing building and in order to preserve and enhance property values, the materials; textures and colors of new building should harmonize with adjacent development by being consistent or compatible with design and color schemes with the future character of the neighborhoods and purposes of the zone in which they are situated. The location, height and materials of walls, fencing, hedges and screen planting should harmonize with adjacent development. Unsightly storage areas, utility installations and unsightly elements of parking lots should be concealed. The planting of ground cover or various types of pavements should be used to prevent dust and erosion, and the unnecessary destruction of existing healthy trees should be avoided. Lighting for development should be adequate to meet safety requirements as specified by the engineering and building departments, and provide shielding to prevent spill-over light to adjoining property owners. The building is designed in a contemporary architectural style with wood-like fiber cement board siding, light sand finished stucco, and earth tone colors which complements adjacent I Resolution No.6830 ASA-2016-15 May 23,2017 i Page 3 i developments by being consistent or compatible with design and color schemes with the future chaYacter of the neighborhoods and purposes of the zone in which they aYe situated. The location, height and materials of walls,fencing, hedges and screen plantings have been designed to be consistent, or have been conditioned to be consistent, with the development standards of the Heart of the City Specific Plan. Above ground parking will be located at the rear of the site. Any above ground utility installation are required to be screened from public view. The project uses various planting materials and various ground cover materials to prevent dust and erosion. None of the existing trees on site are protected species and these will be removed to accommodate the project. However, the replacement , plantings will provide the appropriate shading on site and new streets will be planted in conformance with the Heart of the City Specific Plan. o ld be reviewed with the construction documents to � Final li htin or the develo ment w u S gf p meet safety requirements while preventing spill-over light to adjacent properties. c) The number, location, color, size, height, lighting and landscaping of outdoor advertising signs and structures have been designed to minimize traffic hazard, positively affect the general appearance of the neighborhood and harmonize � with adjacent development. Signage approval is not included in this application. d) With respect to new projects within existing residential neighborhoods, new development should be designed to protect residents from noise, traffic, light and visually intrusive effects by use of buffering, setbacks, landscaping, walls and other appropriate design measures. The proposed project is along a mixed-use corridor, Stevens Creek Boulevard, and not within an existing, low density single family residential neighborhood. 1VOW, THEREFORE, �E IT RESOLVED: ' That after careful consideration of the maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this ' Resolution beginning on PAGE 4 thereof,: The application for a Architectural and Site Approval, Application no. ASA-2016-15 is � hereby recommended for approval and that the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the Public Hearing Resolution No.6830 ASA-2016-15 May 23,2017 Page 4 record concerning Application no. ASA-2016-15 as set forth in the Minutes of Planning Commission 1Vleeting of May 23, 2017 and are incorporated by reference as though fully set forth herein. SECTIOlV III: COlVDITIOlVS ADMIlVISTEREI� BY THE COM1VIUlVITY DEVEL,OPMElVT DEPT. 1. 1�I'PI�O�IEI� EXHIBITS Approval recommendation is based on the plan set received on April 6, 2017 consisting 19 sheets labeled as "19160 Stevens Creek" labeled as 01, 1, 4.1 to 4.4, A1, A2.1 to A2.3, A3 to A8, L1, and E1 to E2, drawn by Studio E Architects, Charles W. Davidson Co., and Ivy except as may be amended by conditions in this resolution. 2. AIVNOTATIOlV OF THE COlVDITIOlVS OF APPROVAL, The conditions of approval set forth shall be incorporated into and annotated on the first page of the building plans. 3. ACCURACY OF PROjEC�'PLAlVS 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. ' 4. COlVCURRElVT APPROVAL COlVDITIONS The conditions of approval contained in file nos. DP-2016-02, ASA-2016-15, and EXC-2017-03 shall be applicable to this approval. PR E T AlV1ElVDMElVTS 5. O� C The Planning Commission shall review amendments to the project considered major by the Director of Community Development. 6. FIlVAL, ARCHITECTUIZAL DETAILS AlVD EXTERIOR BUILDIlVG MATERIALS The final building design and exterior treatment plans shall be reviewed and ' approved by the Director of Community I�evelopment prior to issuance of building permits. The Director of Community Development may approve additional designs or minor changes as deemed appropriate. The planning division shall review the following items prior to building permit issuance: Resolution No.6830 ASA-2016-15 May 23,2017 ' Page 5 a) The final design of the proposed fence along the western property line to ensure that the materials, height, and opacity are appropriate for a mixed use, urban setting. b) I'rovide alternative exterior materials for the trash enclosure that will resist the consistent heavy use of the structure. 7. PARKIlVG LOT TREES Landscape plan to be revised to reflect the City's Consulting Arborist's recommendation that the parking lot shade trees species be changed from the ,proposed Evergreen Elm and Australian Willow to either London Plane or Chinese ' Pistache. 8. LAlVI�SCAPE PROTECT SUBMITTAL Prior to issuance of builclin��ermits, the applicant shall submit a full landscape '�� project submittal per section 14.15.040 of the Landscaping Ordinance. The �Tater- Efficient Design Checklist (Appendix A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water Budget Calculations shall be reviewed and approved to the satisfaction of the Director of Community Development�rior to issuance of buildin� " e� rmlts• 9. LAlVI�SCAPE IlVSTALLATIOlV REPOIZT A landscape installation audit shall be conducted by a certifieci landscape professional after the landscaping and irrigation system have been installed and }�rior to final occupanc�. The findings of the assessment shall be consolidated into a landscape installation report. �� The landscape installation report shall include, but is not limited to: inspection to confirm that the landscaping and irrigation system are installed as specified in the landscape and irrigation design plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that causes overland flow, and preparation of an irrigation schedule. The landscape installation report shall include the following statement: "The landscape and irrigation system have been installed as specified in the landscape and irrigation design plan and complies with the criteria of the ordinance and the permit." 10. LAlVDSCAPE AlVD IRRIGATIOlV 1VIAIlVTElVAlVCE A maintenance schedule shall be established and submitted to the Director of Community Development or his/her designee, either with the landscape application package, with the landscape installation report �rior to issuance of final occu�anc�, Resolution No.6830 ASA-2016-15 May 23,2017 Page 6 or any time before the landscape installation report is submitted �rior to issuance of buildin��ermits. a) Schedules should take into account water requirements for the plant establishment period and water requirements for established landscapes. b) Maintenance shall include, but not be limited to the followi.ng: routine inspection; pressure testing, adjustment and repair of the irrigation system; aerating and de- thatching turf areas; replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control; and removing obstructions to emission devices. c) Failed plants sha11 be replaced with the same or functionally equivalent plants that may be size-adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall either be replaced or be revived through appropriate adjustments in water, nutrients, pest control or other factors as recommended by a landscaping professional. � 11. SITE LIGHTIlVG All new lighting must conform to the standards in the Parking Regulations Ordinance, and the final lighting plan (including a detailed photometric plan) shall be reviewed and approved by the Director of Community Development prior to building permit issuance. A report from a licensed lighting engineer may be required to confirm all exterior lighting throughout the site complies with the City's Ordinanceo 12. COlVSULTATIOl�T VVITH OTHER DEPART1VdElVTS 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 T�evelopment Department. 13. IIVDEMIVIFICATIOlV Except as otherwise prohibited by law, the applicant shall indemnify and hold harmless the City, its City Council, and its officers, employees and agents (collectively, the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant to attack, set aside, or void this IZesolution 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 applicant shall pay such attorneys' fees and costs within 30 days following receipt of invoices from City. Such attorneys' fees and costs shall include amounts paid to counsel not otherwise employed as City Resolution No.6830 ASA-2016-15 May 23,2017 Page 7 staff and shall include City Attorney time and overhead costs and other City staff ', overhead costs and any costs directly related to the litigation reasonably incurred by City. 14. 1V0'�ICE OF FEES DEDICATIOlVS RESERVATIOlVS OR OTHER EXACTIOlVS 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. PASSED AlVD ADOPTED this 23rd day of May, 2017, at the Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: CONlMISSIOlVERS: Chaor Sun, �Iice Chair Paulsen, Liu, Fung, Takahashi l�TOES: COMMISSIOIVERS: none ABSTAIlV: COMMISSIOlVERS: none ABSElVT: COMMISSIOlVERS: none ATTEST: AP�'IZOVED: /s/Piu Ghosh /s/Don Sun Piu Ghosh Don Sun Principle Planner Chair, Planning Commission CITY OF CUPERTIlVO 10300 Torre Avenue Cupertino, California 95014 RESOLUTIOlV 1V0. 6829 OF THE PLAN1VIlVG COMMISSION OF THE CITY OF CUPERTINO APPROVIlVG A DEVELOP1VIElVT PERMIT ALLOWIlVG THE CONSTRUCTION OF A 19 UlVIT AFFORDABLE SElVIOR HOUSIlVG DEVELOPMElVT (CHARITIES HOUSIIVG) OlV A VACAlVT PARCEL LOCATED AT 19160 STEVElVS CREEK BOULEVARI� (AP1V 375-07-001) , SECTION I: I'ROTECT]�ESCRIPTIOlV Application No.: I�P-2016-02 Applicant: Kathy Robinson (Charities Housing) Location: 19160 Stevens Creek Boulevard (AI'1V 375-07-001) SECTIOlV II: FIlVDINGS FOIZ DEVELOPMElVT PEIZIVIIT: UTHEREAS, the Planning Commission of the City of Cupertino received an application for a Development I'ermit as described in Section I. of this I�esolution; and �/VHEREAS, the necessary public notices have been given as required by the Procedural Ord.inance of the City of Cupertino, and the Planning Commission has held at least one public hearing in regard to the application; and �THEREAS, the application is for a 100% age restricted senior affordable development that meets the requirements to be eligeable for a 35% density bonus; and WHEREAS, the project is determined to be exempt from the California Environmental Quality Act (CEQA); and WI�EREAS, the applicant has met the burden of proof required to support said application; and WHEREAS, the Planning Commission finds as follows with regard to this application: 1. The proposed development, 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; Resolution No.6829 DP-2016-02 May 23,2017 The project site is designated by the Housing Element as an approved development site for high density housing. The location is surrounded by similar urban uses and the pYoject is consistent with zoning, Heart of the City Specific Plan (HOC), and the General Plan for. density, landscaping, private outdoor space, access, streetscape, setbacks, height, building bulk, and design. Therefore, the project will not be detrimental or injuYious to properties or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience. 2. The proposed development will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of this title and complies with the California Environmental Quality Act (CEQA). , The proposed development is in conformance with the Cupertino General Plan as part of the East Stevens Creek Boulevard area within the Heart of the City Special Area. The Heart of the City area is envisioned to be a mixed use district that permits residential on Housing Element Sites, such as the project site. The Project provides housing units consistent with the Housing Element within the General Plan. The Project has met the development standards as defined by the Heart of the City Specific Plan and the City Municipal Code such as heights, setbacks, and parking requirements. The site is within a Planned Development Zoning District that allows General Gommercial and Residential ("P (CG, Res)"). Therefore, the proposed development is consistent with the purpose of the City's zoning ordinance. The project is exempt from CEQA under 21159.21 (Exemption for Qualified Housing), 21159.23 (Exemption foY Affordable Low Income Housing), 15192 (Threshold Requirements for Exemptions for Agricultural Housing, Affordable Housing, and Residential Infill Projects), and 15194 (Affordable Housing Exemption) of the Title 14 of the California Code of Regulations. 3. The residential project is eligible for the density bonus and any incentives, parking reductions or waivers requested. One hundred percent (100%) of the units will be affordable to a mix of Very Low and Low Income households at affordable rent or affordable housing cost, which entitles the project to a Density Bonus rate of 35 percent consistent Cupertino Municipal Code Section 19.56.030 (A). No incentives or waivers have been requested. Additionally, no parking reductions beyond those allowed by the City's Density Bonus Ordinance, in compliance with State Law, have been requested. Resolution No.6829 DP-2016-02 � May 23,2017 1VOV�T, TI�EREFORE, BE IT RESOLVED: , That after careful consideration of the maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 3 thereof,: The project is found to be exexnpt from the California Environmental Quality Act and the application for a I�evelopment Permit, Application no. DP-2016-02 is hereby approved and that the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the I'ublic I�earing record concerning Application no. DP-2016-02 as set forth in the Minutes of Planning Commission Meeting of May 23, 2017 and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIOlVS ADMIlVISTERED BY THE COM1VIUlVITY DE�IELOPMEI�IT DEPT. 1. APPI�OVED EXHIBITS Approval recommendation is based on the plan set received on April 6, 2017 consisting 19 sheets labeled as "19160 Stevens Creek" Iabeled as 01, 1, 4.1 to 4.4, A1, A2.1 to A2.3, A3 to A8, L�, and E1 to E2, drawn by Studio E Architects, Charles W. Davidson Co., and Ivy except as may be amended by conditions in this resolution. 2. AlVIVOTATIOlV OF THE COlVL7ITIOlVS OF APPROVAL The conditions of approval set forth shall be incorporated into and annotated on the first page of the building plans. 3. ACCUIZACY OF PIZOTECT PLAlVS The applicant/property owner is responsible to verify all pertinent properiy 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. 4. CONCURRElVT APPROVAL COlVDITIOlVS The conditions of approval contained in file nos. DP-2016-02, ASA-2016-15, and EXC-2017-03 shall be applicable to this approval. 5. DEVELOPMElVT APPROVAL AND PIZOTECT AMElV1�MElVTS � Development Permit approval is granted for 19 new apartment units. The Planning Commission shall review amendments to the project considered major by the Director of Community Development. Resolution No.6829 DP-2016-02 May 23,2017 6. BMR REGULATORY AGREEMENT I'rior to the issuance of anv building permit, a rent regulatory agreement shall be �'i recorded against the property. The regulatory agreement shall include, but not limited to the following: a) Type, location (site map), square footage, number of bedrooms, and construction scheduling of B1VIR units; b) Provision of 18 BMR units affordable to and occupied by very low income households for a 99-year period; c) Provisions for income certification and screening of potential occupants of BMI� units; , d) Restriction control mechanisms; e) Financing of ongoing administrative and monitoring costs; f) Other reasonably required provisions to ensure provision and maintenance of �l�R units. 7. ROOFTOP E�?LTIPMEIVT SCREElVIlVG All mechanical and other equipment on the building or on the site shall be screened so they are not visible from public street areas or adjoining developments. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. A line of sight plan may be required to demonstrate that the equipment will not be visible from any public right-of-way. The location of the equipment and necessary screening shall be reviewed and approved by the Director of Community I�evelopment prior to issuance of building permits. S. SC�EElVIIVG OF UTILITY STRUCTURES All new utility structures shall be located underground or screened from public view to the satisfaction of the Director of Community I�evelopment and the Public Works I�epartment. 9. PRE-COIVSTRUCTIOlV MEETIl�TG AND COlVSTRUCTIOlV MANAGEMENT PLAN A demolition and construction management plan shall be submitted and reviewed prior to building permit issuance. Prior to commencement of construction activities, the applicant shall arrange for a pre-construction meeting with the pertinent departments (Building, Planning, and Public Works) to review the prepared construction management plan, to ensure that construction complies with the conditions of approval, staging of construction equipment is appropriate, tree protection measures are in place, public access routes are identified is defined, and noise and dust control measures are established. Resolution No.6829 DP-2016-02 May 23,2017 10. COIVSTRUCTIOlV I-IOURS , Construction activities shall be limited to Monday through Friday, 7 am to 8 pm and �� Saturday and Sunday; 9 am to 6 pm. Construction activities are not allowed on ' holidays. Maximum noise levels are delineated in the City's Community IVoise Control Ordinance. The developer shall be responsible for educating all contractors and subcontractors of said construction restrictions. Rules and regulations pertaining to all construction activities and limitations identified in this permit, along with the name and telephone number of a developer appointed disturbance coordinator, shall be posted in a prominent location at the entrance to the job site. � 11. 1VOISE LE�TELS AlVD ABATEMElVT I'ro'ect construction and use shall com 1 with the Ci 's Communi 1Voise Control J P Y tY �' Ordinance at all times. Should the project exceed any of the stipulated maximum noise levels outlined in the City's Community 1Voise Control Ordinance, an acoustical engineer may be required to submit noise attenuation measures to the satisfaction of the I�irector of Community I�evelopment at the applicant's expense. 12. I�UST COlVTROL The following construction practices shall be implemerited during all phases of construction for the proposed project to prevent visible dust emissions from leaving the site: a) vVater all active construction areas at least twice daily and more often during windy periods to prevent visible dust from leaving the site; active areas adjacent to windy periods; active areas adjacent to existing land uses shall be kept damp at all times, or shall be treated with non-toxic stabilizers or dust palliatives. b) Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least 2 feet of freeboard; c) Pave, apply water at least three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites. d) Sweep streets daily, or more often if necessary (preferably with water sweepers) if visible soil material is carried onto adjacent public streets. e) The applicant shall incorporate the City's construction best management practices into the building permit plan set. , Resolution No.6829 DP-2016-02 May 23,2017 13. TI�AlVSFORMERS Electrical transformers, telephone cabinets and similar equipment shall be placed in underground vaults. The developer must receive written approval from both the Public Works Department and the Community Development Department prior to insfallation of any above ground equipment. Should above ground equipment be permitted by the City, equipment and enclosures shall be screened with fencing and landscaping such that said equipment is not visible from public street areas, as determined by the Community Development Department. Transformers shall not be located in the front or side building setback area. 14. COlVSULTATIOlV V�TITH OTHER DEPARTMElVTS 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. 15. IlVDEM1VIFICATIOlV Except as otherwise prohibited by law, the applicant shall indemnify and hold harmless the City, its City Council, and its officers, employees and agents (collectively, the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant to attack, set aside, or void this I�esolution 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 applicant shall pay such attorneys' fees and costs within 30 days following receipt of invoices from City. Such attorneys' fees and costs shall include amounts paid to counsel not otherwise employed as City staff and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by � City. 16. 1V�TICE OF FEES, DEDICATIOlVS, RESERVATIOlVS, OI�OTHElZ EXACTIOlVS 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.6829 DP-2016-02 May 23,2017 SECTIOIV IV: COlVDITIOlVS ADMIlVISTERED BY THE I'UBLIC WORKS I�EPARTMENT 1. RECII'ROCAL ACCESS EASEMElVT Prior to issuance of a Building Permit for the site, the Developer shall record a Reciprocal Access Easement over the property linking the adjoining properties located to the east and west. The nonexclusive easements shall provide vehicular and pedestrian ingress and egress through the site. The easement language shall provide that construction of a driveway curbcut to the property to the east (19140 Stevens Creek Boulevard) shall be completed/connected at such time as the city can require the properiy owner to the east to provide a reciprocal ingress/egress ' easement through a planning permit. The easement language and layout shall be reviewed and approved by the City prior to recordation with the County Recorder's Office. The easement shall contain a provision that it may not be modified or removed without express written approval from the City. 2. STREET WI1�ElVIlVG Public street widening and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. On Stevens Creek Boulevard, the ultimate width from face of curb to future property line shall be 17' wide. 3. CURB AlVi� GUTTER IMPROVEMElVTS Curbs and gutters, driveway, sidewalks and related structures shall be installed in accordance with grades and standards as specified by the City Engineer and consistent with the Heart of the City guidelines. Close any unused driveway cuts and ensure positive drainage flow along Stevens Creek Blvd. 4. SITE IlVIP1ZOVEMElVTS Site modifieation is required, included but not limited to pavement, landscaping and striping, at 19200 Stevens Creek Blvd for the proposed ingress � egress access. 5. I'EDESTRIAN AlVD BICYCLE IMI'ROVEMElVTS Developer shall provide pedestrian and bicycle related improvements consistent with the Cupertino Bicycle Transportation Plan and the Pedestrian Transportation Guidelines, and as approved by the City Engineer. � 6. GIl1-�L�IlVG 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. Resolution No.6829 DP-2016-02 May 23,2017 '� 7. I�RAIlVAGE . l�rainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and post-development hydraulic calculations must be provided to indicate whether additional storm water control measures are to be constructed or renovated. The storm drain system may include, but is not limited to, subsurface storage of peak stormwater flows (as needed), bioretention basins, vegetated swales, and hydrodynamic separators to reduce the amount of runoff from the site and improve water quality. The storm drain system shall be designed to detain water on- " site (e.g., via buried pipes, retention systems or other approved systems and improvements) as necessary to avoid an increase of the ten percent flood water surface elevation. to the satisfaction of the City Engineer. Any storm water overflows or surface sheeting should be directed away from neighboring private � properties and to the public right of way as much as reasonably possible. All storm drain inlets shall be clearly marked with the words "1Vo Dumping—Flows to Creek" using permanently affixed metal medallions or equivalent, as approved by the Environmental Programs Division. 8. BICYCLE I'AIZKIlVG The applicant shall provide bicycle parking consistent with the City's Parking Regulations under Chapter 19.124 of the Cupertino Municipal Code, and to the satisfaction of the Director of Community l�evelopment and City Engineer. 9. IMPROVEMElVT AGREElVIENT 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: $ Per current fee schedule ($3,349.00 or 5% of improvement costs) b. Grading Permit: $ I'er current fee schedule ($2,825.00 or 6% of improvement costs) c. Storm Drainage Fee: $Per current fee schedule ($3,265 per AC + $247/unit) d. Power Cost: '�'� e. Park Fees: $ Per current fee schedule ($18,000 per unit) to be waived by the City as part of BMR Program f. Street Tree By I�eveloper Resolution No.6829 DP-2016-02 May 23,2017 ' �'� Based on the latest effective PG&E rate schedule approved by the PUC Bonds: Faithful Performance Bond: 100% of Off-site and On-site Improvements Labor &Material Bond: 100% of Off-site and On-site Improvement On-site Grading Bond: 100% of site improvements. -The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said , change or changes, the fees changed at thaf time will reflect the then current fee �' schedule. 10. I'ARK FEE & COlVSTRUCTIOlV TAX '' In accordance with the City of Cupertino's Below Market Rate Program, Park Fees and Construction Tax are waived. 11. C.3 REC�UIREMENTS C.3 regulated improvements are required for all projects creating and/or replacing 10,000 S.F. or more of impervious surface (collectively over the entire project site). The developer shall reserve a minimum of 4% of developable surface area for the placement of low impact development measures, for storm water treatment, unless an alternative storm water treatment plan, that satisfies C.3 requirements, is approved by the City Engineer. The developer must include the use and maintenance of site design, source control and storm water treatment Best Management Practices (BMPs), which must be I designed per approved numeric sizing criteria. A Storm �Tater Management Plan, Storm Water Facilities Easement Agreement, Storm Water Facilities Operation and Maintenance Agreement, and certification of ongoing operation and maintenance of treatment BMPs are each required. All storm water management plans are required to obtain certification from a City approved third party reviewer. 12. OPERATIOlVS &MAII�iTElVAlVCE AGREE1VIElVT Developer shall enter into an Operations & Maintenance Agreement with the City prior to final occupancy. The Agreement shall include the operation and . maintenance for non-standard appurtenances in the public road right-of-way that may include, but is not limited to, sidewalk, pavers, and street lights. Resolution No.6829 DP-2016-02 May 23,2017 13. UlVDERGROUlVD UTILITIES Developer shall comply with the requirements of the Underground Utilities Ordinance 1Vo. 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. Developer shall submit detailed plans showing utiliiy underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 14. TIZAIVSFORIVIERS Electrical transformers, telephone cabinets and similar equipment shall be placed in underground vaults. The developer must receive written approval from both the Public Works Department and the�Community Development Department prior to ' installation of any above ground equipment. Should above ground equipment be permitted by the City, equipment and enclosures shall be screened with fencing and landscaping such that said equipment is not visible from public street areas, as determined by the Community Development I�epartment. Transformers shall not be located in the front or side building setback area. 15. WATER BACKFLOW PRE�TEIVTERS Domestic and Fire Water Backflow preventers and similar above ground equipment shall be placed away from the public right of way and site driveways to a location approved by the Cupertino Planning Department, Santa Clara County Fire Department and the water company. 16. BEST 1VIAlVAGEMElVT PRACTICES Utilize Best Management Practices (B1VIPs), as required by the State�Tater Resources Control Board, for construction activity, which disturbs soil. B1VIP plans shall be included in grading and street improvement plans. 17. 1VPDES COlVSTRUCTIOlV GElVERAL PERIVIIT When and where it is required by the State V�Iater Resources Control Board (SWRCB), the developer must obtain a Notice of Intent (l�TOI) from the SUIRCB, which encompasses preparation of a Storm VVater Pollution Prevention Plan (SWI'PI'), use of construction Best Managexnent Practices (BMPs) to control storm water runoff quality, and BMP inspection and maintenance. 18. EROSIOlV COlVTROL PLAIV Developer must provide an approved erosion control plan by a Registered Civil Engineer. This plan should include all erosion control measures used to retain materials on site. Erosion control notes shall be stated on the plans. Resolution No.6829 DP-2016-02 May 23,2017 19. �TO1ZK SCHEI�LTLE Every 6 months, the developer shall submit a work schedule to the City to show the timetable for all grading/erosion control work in conjunction with this project. 20. TRAFFIC COlVTIZOL PL,AlV The developer must submit a traffic control plan to be approved by the City as part of encroachment permit application process. The plan shall include a temporary traffic control plan for work in the right of way as well as a routing plan for all vehicles used during construction. All traffic control signs must be reviewed and approved by the City prior to commencement of work. . The City has adopted 1Vlanual on Uniform Traffic Control Devices (1VIUTCD) standards for all signage and striping work throughout the City. 21. STREET TI�EES I Street trees sha11 be planted within the Public Right of Way to the satisfaction of the City Engineer and shall be of a type approved by the City in accordance with Ordinance 1Vo. 125. 22. FIRE PROTECTIOlV Fire s rinklers shall be installed in an new construction to the a roval of the Ci . P Y PP tY , 23. SAlVTA CLARA COUIVTY FIlZE I�EI'AIZTMElVT A letter of clearance for the project shall be obtained from the Santa Clara County Fire Department prior to issuance of building permits. Clearance should include written approval of the location of any proposed Fire Backflow Preventers, Fire Department Connections and Fire Hydrants (typically Backflow Preventers should be located on private property adjacent to the public right of way, and fire department connections must be located within 100' of a Fire Hydrant). 24. FIRE HYDRAlV'T F'ire hydrants shall be located as required by the City and Santa Clara County Fire I�epartment as needed. 25. CALIFOlZIVIA WATEIZ SERVICE COMPAlVY CLEARAlVCE Provide California Water Service Company approval for water connection, service capability and location and layout of water lines and backflow preventers before issuance of a building permit approval. 26. DEDICATION OF UlVDERGROUlVD WATER RIGHTS Developer shall "quit claim" to the City all rights to pump, take or otherwise extract water from the underground basin or any underground strata in the Santa Clara Valley. Resolution No.6829 DP-2016-02 May 23,2017 27. SAIVITARY DISTRICT A letter of clearance for the project shall be obtained from the Sunnyvale Sanitary L�istrict prior to issuance of building permits. 28. UTILITY EASElVIENTS Clearance approvals from the agencies with easements on the property (including PG�E, AT&T, and California V�Iater Company, and/or equivalent agencies) will be required prior to issuance of building permits. SECTIOlV V: COlVDITIOlVS ADMIIVISTElZED BY THE SAlVTA CLARA COUIVTY FIRE DEPARTMElVT 1. FIRE SPRIlVKLERS REQUIIZED In order to maintain a minimally acceptable level of life safety, the Fire Sprinkler System shall be an 1VFPA 13 Light Hazard System. 2. FIIZE 1�LAIZM SYSTElVI REQUIRED As defined in the currently adopted edition of CFC Sec. 907, as adopted and amended by the CUPMC. 3. FIIZE 1�PPARATUS ACCESS I�OADS 1�erial Access as required and defined in the SCCFD Standard I�etail and Specification will not be required for this project. The proposed 20-foot road is accepted. (refer to SCCFD A-1). 4. FIRE DEPART1VIElVT (ElVGIlVE) DRIVEWAY TURIVAROUlVD A turnaround as required and defined in SCCFD SD&S A-1 will not be required. 5. GROUlVD LADDER ACCESS Ground ladder rescue from second and third floor rooms and roof access will not be required in those locations where the property cannot accommodate such access. A permanently fixed ladder will allow emergency access from the second-story roof of the Lounge/Laundry rooms. With the climbing angle of seventy five degrees maintained, an approximate walkway width along either side of the building shall be no less than seven feet clear in those areas that can accommodate such spaces. Landscaping shall not be allowed to interfere with the required access. CFC Sec. 503 and 10291VFPA 1932 Sec. 5.1.8 through 5.1.9.2. Resolution No.6829 DP-2016-02 May 23,2017 II 6. EMERGENCY RESPOIVDER RADIO COVERAGE Emergency responder radio coverage in new buildings. All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. 'This section shall not require improvement of the existing public safety communication systems. CF'C 510.1. 7. COlVSTRUCTIOlV SITE FIRE SAFET'Y All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 8. AIJDRESS IDElVTIFICATIOlV 1Vew and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. 1Vumbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1. 9. KEY BOXES Where required. yVhere access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for lifesaving or firefighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be of an approved type listed in accordance with UL 1037, and shall contain keys to gain necessary access as required by the fire code official. CFC Sec. 506.1. SEC'TIOlV iTI: COlVDITIOlVS ADMIlVISTERED BY T'HE PUBLIC WORKS DEPAI�TMElVT OF THE CITY OF SUlV1VYVALE �. SEWER COlV1VECTIOIV FEE Prior to building permit issuance from Building Division, the City of Cupertino, developer shall pay sewer connection fee to the City of Sunnyvale. The above mentioned sewer connection fee is separate from all fees of any kind from the City of Cupertino. The sewer connection fee is based on number of units with low occupancy (1 or 2 bedrooms) or standard occupancy (3 bedrooms and up). Resolution No.6829 DP-2016-02 May 23,2017 2. ElVCROACH�/lElVT PERIVIIT Prior to off-site improvement or encroachment permit issuance from Pubic Works, the City of Cupertino, developer shall apply and obtain a separate encroachment permit from the City of Stxnnyvale for a new sewer lateral installation (portion from public right-of-way line to existing sewer main pipe) in public right-of-way. Please note that a new sewer line portion from Public right-of-way line to the proposed building is not part of the City of Sunnyvale review, approval and permitting. 3. FIlVAL OCCUI'AlVCY Prior to building occupancy, the City of Cupertino, developer shall provide the City of Sunnyvale a copy of the final inspection approval or other City of Cupertino documentation demonstrating that the building is approved for occupancy. SECTIOlV �TII: COl�TDITIOlVS ADMIlVISTERED �Y THE ElV�7IIZOlV1VIElVTP,L ' I'ROGRAlVlS DI�TISIOIV OF THE CITY OF CUPERTIlVO 1. TIZASH EIVCLOSURE All wet waste businesses, defined as a business that produces food, organic and/or liquid wastes, must include a covered trash enclosure to accommodate all waste containers (landfill, recycling, organics, and cooking oil/grease). The trash enclosure must be designed and constructed in accordance with the "Guidelines for 1Von- Izesidential Building Trash and Recycling Enclosures". If a property does not have a trash enclosure, has one that does not have roof, or is of inadequate size for all tenant space on the property, this must be included with the plan set submitted during the review process. The trash enclosure must be desi�ned or modified to , accommodate all waste containers in use b� all occu�ants of the �ropert�, not ' merelv the tenant makin�application for the buildin� or develo�ment permit. 2. WASTE TRIOS One permanently installed set of waste trios and a cigarette urn (landfill, recycle, compost) designed for public use must be installed on the property and shown on ; the plans submitted. One trio set and cigarette urn satisfies the requirement for up ', to four adjacent businesses on one property. Resolution No.6829 DP-2016-02 May 23,2017 3. FULY�TRASH CAPTURE STORM DRAIlV CATCH BASIlV IIVSERTS ' For projects located in medium and high trash management areas as defined by the City of Cupertino Trash NJ[anagement Area Map or are adjacent to a creek, full trash � capture storm drain catch basin inserts may be required. Fueling stations, automotive, light industrial or other uses which may have fine particulate or Iiquid based pollutants (including cooking oils/grease) may require an additional hydrocarbon filter on the trash capture devices. A Maintenance Agreement and certification of ongoing operation and maintenance of the devices in accordance with the manufacturers recommended specifications is required. Topographical flow maps of the property identifying all storm drain inlets, underground storm water flow lines, and all connections with the City's storm drain system and any adjacent ' property will be required during plan review. 4. STOIZM Dl�AIlV IlVLET 1VIARKERS All exterior storm drain inlets on the property shall be clearly marked with "No ' I�umping Flows to Creek" or "1Vo Dumping Flows to Bay". I 5. EXTERIOR COPPER The exterior use of copper for roofing materials, rain gutters, downspouts, or any ornamental enhancement is prohibited. Small copper adornments such as door handles or fence post caps are exempted. 6. COlVSTRUCTIOlV AlVD DEMOLITION WASTE RECYCLIlVG Construction, demolition, and renovation projects which are 3000 square feet or more are required to submit a completed Waste Management Plan demonstrating that a minimum of 65°/o of the material generated is recycled consistent with the provisions of Cupertino Municipal Code Section 16.72. SECTIOlV VIII: CONDITIONS AI�MIlVISTERED BY T�IE �LTILI�IIVG DEPARTMEl�TT ii OF THE CITY OF CUPERTIlVO ', 1. ACCESSIBLE UNIT Provide accessible unit complying with the 2016 California Building Code Section 1102A.3. � i Resolution No.6829 DP-2016-02 May 23,2017 PASSED AlVD ADOPTED this 23rd day of 1VIay, 2017, at the Regular 1Vleeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: � AYES: COMMISSIOlVERS: Chair Sun, Vice Chair Paulsen, Liu, Fung, Takahashi , NOES: COMMISSIOlVERS: none I ABSTP��1V: COMMISSIOlVERS: none ' ABSElVT: COMMISSIOlVERS: none �'� ATTEST: API'ROVED: /s/I'iu Ghosh /s/Don Sun I'iu Ghosh Don Sun , Principle Planner Chair, Planning Commission ' I ....... . .....i.. ..,,,,_.. . ,,,i..,.,�,, ..,.. ...,...,.. ,,.,..,..,.. . ,...,... „,,....,, ,,„ .,,,,.:., ii/, ,..r .,.,.., .,... � . .,.... , �,,,,,,,,,, , , ,,,,,,, ,.,m ..i i ..,. � r� �/' �P/' //i i p, . . ., ....., ...,. ..... . ........ ......_ .i r ,. , ... i , .,:,.. ...... ,.,,,.,.. ...... /-i., .r�.� .n, /.. ,./ � �,.„,ii;/„�,��i/i�i,,,.,,ni� i „.�'m1,/%"r/;/ �,,.n.�l/,^� i/"x .%��i i�/r/// / �,/,�:� �� iri ni,,,ii . ,/%"4, ..,..im.% n',i?„ r� .r.. .,i r/r/.,' "/ ,// ...i , ..,.., ,-�,.r.,,,.. ,c i,n..,vi- . r,� , /7/ p� . . / i//G!� i ,./ /� i /,. 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Davidson Co. 11.30.16 Site Plan 1 1400 Parkmoor Avenue suite 190 255 W.Julian St.Ste. 200 02.23.17 Site Area 24,446 SF(.56 Acre) San Jose CA 95126 San Jose, CA 95110 Conceptual Grading and Drainage Plan 4.1 T 408.491.7714 04.06.17 Resubmittal 1 a Grading and Drainage Plan 4.2 APN 375-07-001 T 408.491.7714 Contact:Sue Dillon Stormwater Treatment Plan 4.3 Contact: Kathy Robinson Stormwater Treatment Plan 4.4 Email: krobinson@charitieshousing.org Email:sdillon@cwdco.com Units 18 Studios,1 2-Bedroom Architect• Landscape Architect: Architectural Parkin 19 S aces 1 H C 10 Bic cle � Iv Landsca e Architects Site Plan A1 g p � � �' y Studio E Architects Y p 2258 First Avenue 1947 Fern Street,Suite 4 Level 2 A2.1 Gross Building Gross Building Area: 12,996 SF San Diego CA 92101 San Diego, CA 92102 Level 3 'q2•2 Square Footage (Includes exit balconies and private T 619.235.9262 T 619.235.5360 Roof Plan A2.3 balconies) Contact:John Sheehan Contact: Michael Vail Elevations A3 Elevations A4 Email:jsheehan@studioearchitects.com Email: mvpil@ivyla.com Excluding Interior Unit Space: 4822 SF Perspective Views A5 COVER SHEET Perspective Views A6 Open Space A7 Materials Board A8 Landscape o � Landscape Plan L1 Design Exhibits E1 Design Exhibits E2 A R C H I T E C T S 2258 First Avenue San Diego California 92101 • mail@studioearchitects.com � T 619.235.9262 F619.235.0522 '. 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