Reso 2261 26-Z-81
RESOLUTION NO. 2261 •
OF THE PLANNING COMMISSION OF THE CITY OF
: CUPERTINO RECOMMENDING APPROVAL�
TO REZONE APPROXIMATELY 20 GROSS ACRES FROM VARIOUS
SAN JOSE ZONING DISTRICTS TO THE CITY OF CUPERTINO
P (PLANNED DEVELOPMENT WITH COMMERCIAL AND/OR
RESIDENTIAL 5-15 DWELLING UNITS PER GROSS ACRE
INTENT) ZONE. •
APPLICANT: City of Cupertino
ADDRESS: 10300 Torre Avenue, Cupertino, California 95014
SUBMITTED: September 17 , 1981
LOCATION: West side of Saratoga/Sunnyvale Road from Rainbow Drive to Prospect
Road from the San Jose Zoning District.
The approval is based upon the document entitled "Conceptual Zoning Plan -
South Saratoga/Sunnyvale Road."
PASSED AND ADOPTED this 23rd day of November, 1981, at a regular meeting of the •
Planning Commission of the City of Cupertino, State of California, by the •
following roll call vote:
AYES: Commissioners Adams, Binneweg, Blaine, Koenitzer, Chairman Claudy
NAYS : None
ABSTAIN: None
ABSENT: None
APPROVED:
•
/s/ John Claudy
John Claudy, Chairman
Planning Commission
ATTEST: • - .
James H. Sisk
Planning'Directdr
•
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City of Cupertino
California
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMEND-
ING THE GRANTING OF A ZONE CHANGE
410
WHEREAS the attached application has beet submitted to the City of
Cupertino requesting a change 'of zone in the zoning regulations of the
City, as stated on Page 2; and
WHEREAS- the Planning Commission has held at least one public hearing
in regard to the application on the date as noted on said application;
and
WHEREAS the Planning Commission has duly considered and heard all
evidence submitted in regard to said application; and
WHEREAS the necessary public notices have been given as required by
the Zoning _Ordinance of the City of Cupertino;
NOW, THEREFORE, BE IT RESOLVED:
That the Planning Commission finds that the proposed zone change:
a) Encourages the most appropriate use of land,
b) Conserves and stabilizes the value of property,
c) Provides for adequate open spaces for light and air,
d) Permits adequate control of fires,
•
e) Promotes the health, safety and public welfare,
f) Provides for the orderly development of the City,
g) Is advantageous to the property and improvements in the zoning
district and neighborhood in which the property is located.
That said Planning Commission, therefore, reports favorably to the City
Council in the matter of granting said zone change. -
11/
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410
CITY OF CUPERTINO
CONCEPTUAL ZONING PLAN
•
SOUTH SARATOGA SUNNYVALE ROAD
PLANNING AREA
411
Adopted by the
Cupertino Planning Commission
November 23 , 1981
Adopted by the
Cupertino City Council
, 1981
S
City of Cupertino
Conceptual Zoning Plan
South Saratoga/Sunnyvale Planning Area
Purpose
•'he following Conceptual Zoning Plan delineates guidelines for development, redevelop-
ment, and change of use for properties and businesses within the South Saratoga/
Sunnyvale Road Planning Area. The objective of the plan is to coordinate development
and use of property within said area. This plan sets forth conditions implementing
all of the relevant policies of the Cupertino General Plan relating to strip develop-
ment and establishes limits to ensure future development blends with and enhances the
existing development pattern within the area.
Background
The South Saratoga/Sunnyvale Road Planning Area consists of approximately 20 acres
located on the west side of South Saratoga/Sunnyvale Road, north of Prospect Road
and South of Rainbow Drive. The area was annexed into the City of Cupertino in
July of 1979 as a part of the 1. 34 square mile realignment of boundaries between the
City of Cupertino and the City of San Jose. Most of the development within the area
was constructed during the 1950's and 1960's. Several recent developments have been
constructed without the unifying benefit of common site design and functional
objectives for the area.
The Problem •
The South Saratoga/Sunnyvale Road Planning Area is of special concern as it consists
of a fragmentation of developed and undeveloped properties and a fragmented ownership
pattern. Left to their own devices, each individual property owner would select the
optimum marketable use without regard for a coordinated landscaping theme , land use
•oncepts, or site and building design objectives.
This Conceptual Plan incorporates features which will ensure compatibility between
the existing single-family residential and new uses located with the planning area.
These features include landscape setbacks , and limitations on building height adjacent
to the common property line with existing residential uses.
Public Improvements
A coordinated public improvement program is very important toward achieving an attractive
shopping and living environment. The public improvement conditions include the pro-
vision for a landscape median on De Anza Boulevard, and a sidewalk standard utilizing
a 10-15 ft. landscaped parkway strip from face of curb to edge of sidewalk. This
boulevard concept has been utilized in other areas of town with a high level of success
in achieving both an attractive appearing landscape area along the major boulevard
and a well delineated pedestrian walk-way area which is comfortably set back from the
vehicular travel lanes. Presently, monolithic sidewalks are located in front of
approximately one-half of the lineal distance along Saratoga/Sunnyvale .Road. The new
sidewalk standard will be required on new developments and phased into existing develop-
ments as they remodel or change use.
. Vehicular Circulation
An essential part of the plan is a condition which implements inter-coordination of
vehicular driveways and ingress/egress between properties. This element will ensure
•_hat motorists can travel from one business to the other without entering the public
street and provide access to traffic signals for more convenient northbound access on
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. Saratoga/Sunnyvale Road. The interconnection will also reduce the need for cutting
through the adjoining residential neighborhood to gain access to these traffic signals.
The plan provides for the elimination of curb cuts where practical to minimize the
410nterruption of traffic flow on the major boulevard and to compliment the reciprocal
ingress/egress system.
Land Use
Finally, probably the most important aspect of the plan involves its delineation
of appropriate land uses. In recognition of the predominance of lower intensity
suburban uses, the plan limits uses to commercial and office, and the height of
buildings to three stories, not to exceed forty feet in keeping with the suburban
design of the area.
Conditions of Approval
The following enumerates the conditions of approval established for the South Saratoga/
Sunnyvale Road Planning Area. The City Council shall have the ability to vary from
these conditions when it can be shown that said variations will result in a more
attractive development pattern which more closely meets the public objectives for
this area. However, significant variations will require an amendment to the zoning
plan.
CONDITIONS OF APPROVAL:
1-14. Standard Conditions to the extent that they do not conflict with the
special conditions enumerated herein. In the event a conflict does
exist, the special conditions enumerated herein shall apply.
15. The approval is based upon Exhibit A and A-1 of Application 26-Z-81 of
the City of Cupertino as may be amended by the following special conditions
contained herein.
16. Permitted Land Uses
a. The planned development zoning category shall permit commercial and/or
office uses. The office land use category may permit industrial
administrative office space.
b. All new uses or changes in use shall require use permit approval. Change
in use shall be interpreted to include an alteration of the existing use
on the site. Changes in the ownership or operator of an existing use
shall not require use permit review.
New construction or redevelopment shall also require use permit approval.
The definition of redevelopment includes remodeling projects involving
any exterior modifications or expansion of building area.
17. Site and Building Design
a. Buildings shall be located adjacent to the frontage landscape area along
Saratoga/Sunnyvale Road. Buildings along the westerly property line
adjacent to existing residential uses shall be placed contiguous to the
11111. 15-20 ft. landscape buffer area, whenever possible.
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If parking lots are contiguous to the westerly property line, they shall
he buffered with a minimum 20 ft. landscape setback area.
• New developments and redevelopments shall be designed to minimize privacy
intrusion into the rear yards of the adjoining single-family residential
homes.
18. Building Height
a. Three stories not to exceed forty feet from top of curb.
b. In recognition of the predominant suburban character of the area, project
designers shall incorporate design elements to reduce the apparent height
of buildings and provide variety in the height, scale, and architectural
detailing of buildings.
c. Elements of buildings located adjacent to the 15-20 ft. westerly lands-
cape buffer strip shall not exceed one-story or 15 ft. in height.
Second story elements must be set back a minimum of thirty feet from the
westerly property line. Three-story elements must be set back a minimum
of 50 ft. from the westerly property line.
19. Landscaping Requirements .
a. Fifty foot landscape setback area (measured from curb line) on Saratoga/
Sunnyvale Road. The landscape area may average 50 ft. but may be no less
than a minimum of 35 ft.
b. In instances of redevelopment, if the fifty foot landscape area cannot be
reasonably provided, the Planning Commission and City Council may approve
reductions in landscape area to equal an average of approximately thirty-
five feet from face-of-curb.
c. Property owners are required to provide, where feasible, no less than
twenty-five feet of landscape area from face-of-curb along secondary streets
(Wildflower Way, Prospect Road, the planned West Valley Freeway frontage road) .
d. A minimum 15-20 foot landscape area shall be provided between new develop-
ments or redeveloped properties and existing single-family residential uses
to the west (see Exhibit A-1) .
Vehicular Circulation
a. Existing private driveways/curb cuts shall be consolidated whenever
possible per the Conceptual Development Plan labeled Exhibit A-1. The
appropriate easements shall be recorded to implement the sharing of
driveway access.
b. Applicants shall be required to implement reciprocal ingress/egress
easements to link individual parcels per Exhibit A-1 whenever it is
practical and desirable.
21. Signage
411 a. Signs shall conform with the City of Cupertino's Sign Ordinance.
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b. Sign programs shall be required, per the Sign Ordinance, for commercial
or office centers or buildings of two or more tenants/businesses.
® 22. Tree Protection
a. Specimen trees shall be preserved whenever possible per the requirements
of the Cupertino Tree Ordinance.
b. Trees removed on the undeveloped five-acre site north of the "Coach House
Shops" (Pollack site) shall be replaced upon development per the agreement
dated February 13, 1981. In accordance with this agreement , the replace-
ment trees shall be in excess of normal landscaping required by conditions
contained herein.
23. Noise Attenuation
Sound attenuation walls are required between commercial/office uses and
existing residential uses.
24. Public Improvements
a. Landscape medians will be provided on South Saratoga/Sunnyvale Road.
New developments, redevelopments, or changes in use shall be required
to participate in the installation of landscaped medians along Saratoga/
Sunnyvale Road. The degree of participation of each individual property
owner shall be based upon a combination of lot area and lot frontage,
and other relevant factors, and shall be based upon the extent that
benefit can be shown to each individual parcel. Additionally, new
410 developments, redevelopments, and changes in use shall be required to
participate in a landscape maintenance district for maintenance of
the South Saratoga/Sunnyvale Road median and the thirty-five to fifty-
foot landscape setback area. The degree of participation in the main-
tenance district shall also be based upon a combination of lot area,
lot frontage, and other factors, to the extent that benefit can be shown.
b. All utilities shall be undergrounded.
c. Sidewalk Standards
- A five foot sidewalk shall be constructed behind a minimum 10-15
foot landscape parkway strip on Saratoga/Sunnyvale Road, within the
required landscaped setback area required in Condition No. 19.
- The property owner(s) shall record an appropriate easement incorporating
the five-foot sidewalk on each individual property as a condition on
use permits for new developments , redevelopments, or changes in use.
- A five foot monolithic sidewalk shall be provided on all secondary
streets:
- Wildflower Way
- West Valley Freeway Frontage Road
- Prospect Road
d. Residential gateway treatment installed on Wildflower Way shall be
continuously maintained in accordance with the approvals granted to
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the thirteen unit residential development located on the north side
of Wildflower Way.
e: It shall be the responsibility of property owners/developers of new
developments , redevelopments or changes in use to participate in street
improvements including the median improvements on Saratoga/Sunnyvale
Road as delineated above.
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