Reso 2456RESOLUTION NO. 2456-
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROVAL OF AN AMENDMENT OF APPLICATION
I-Z-B3 REZONING APPROXIMATELY 41 ACRES TO P (PLANNED
DEVELOPMENT WITH COMMERCTAL, OFFICE, INDUSTRIAL,
AND HOTEL INTENT) ZONING DISTRICT.
APPLICANT: City of Cupertino ( Val lco Park)
ADDRESS: 10050 North Wolfe Road-, Cupertino, CA 95014
SUBMITTED: October 149
1983
LOCATION: City Block Bounded by Vallco Parkway, the
Eastern City Limit Line$ Stevens Creek
i3oulevard, and Wolfe Road.
FINDINGS AND SUBCONCLUSIONS:
Approval is subject to the findings as set forth on Page I and
subconclusions as set forth in the minutes of the Planning
Commission meeting of November 14, 1983.
CONDITIONS:
1-14. StandardConditions
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 as enumerated herein shall apply.
15. Zoning _Exhibit
The approval is based upon Exhibit A 2nd Revision of
Application I-Z-e3 as may be amended by additional
conditions contained herein.
16. Permitted -Land -Use -Type -and Intensity
a. Commercial, general office, corporate office (with
ancillary R & D and prototype manu+acturing
operations), industrial, and residential activities
are permitted wit" -,in the Zoning boundary.
Residential land uses are optional at the discretion
^Z +k= ram.—; A-4. ; - 1 .4-1 1 ; --- , - -- &.. -
16. Continued
b. The maximum permitted floor area for the zone shall
be determined by applying the applicable floor area
ratios referenced below:
a) .25 FAR for commercial.
b) .37 FAR for office.
c) .33 FAR for industrial.
The precise land use mix and relevant building area
resulting from the application of the above Floor
Area Ratios shall be determined in conjunction with
subsequent use permit applications.
c. The 9.4 acre "Lester" property located within the
northeast quadrant of the intersection of Pruneridge
Avenue and Wolfe Road has zero development credits
because developMen-L intentiity was transferred to the
Tandem site north of Vallco Parkway and the Grosvenor
site located south of Pruneridge Avenue.
d. Additional building space over and above space
allowed by the application of FAR's.
a) 300,000 sq. ft. of commercial.
,b) 450,000 sq. ft. of office and industrial.
c) 1,000 room hotel.
The "additional building" space may be allocated to
the Vallco Park Planning Area, including the---L-,-ster
property, and properties located between Freeway 2-SO
and Pruneridge Avenue.
The hotel may include banquet space, conference
rooms, and ancillary commercial activities common to
a hotel complex. Ancillary commercial activities
include restaurants, gift shops, personal services,
flower shops, book stores and similar uses commonly
located in and supporting a hotel facility. The City
shall approve the maximum floor area of ancillary
commercial space in conjunction with a future
development.
Planning Commission Resolution No. 2456 (continued)
17. Design -Standards
The following design standards are incorpQtated into the
zoning approval.
a) In general, abrupt changes in building scale shall
be avoided. A gradual stepped transition shall
occur between the street and the center of the
property. An P"-..upt pedestrian exposure to tall
building facades shall be avoided in order to
maintain a comfortable human scale at ground
level.
b As a general rule, building heights in the Vallco
Park Planning Area should not exceed eight (a)
stories with the exception of V-ie hotel which is
unspecified. The final approved height of
buildings in Vallco Park, including the hotel,
will be_determinedin conjunction with subsequent
development applications.
C) The building facade an Stevens Creek Boulevard
shall be periodically punctuated with open space
corridors IM prevent a continuous wall effect.
18. Communitv-Facilities
The element within the Planning Area shall be designed in
a manner as to not overburden police and fire protection.
a) Adequate manning levels and fire -fighting
equipment shall be ass"red if use permit plans are
approved with building(s) which exceed five (5)
stories or 60 +t. The City shall define the
adequacy of fire protection following =onsultaticn
with the Central Fire District. The Ci4%,y and
Central Fire District shall develop a means to
finance extraordinary costs associated with
high-rise fire
I-Z-83
Planning Commission Resolution No.' 2456 (continued)
19. Continued.
protection. The financial program shall be guided
by the principle that extraordinary costs shall be
borne by high-rise developers. The financial
formula shall consider extraordinary revenue
generated by high-rise (versus the same square
footage for low-rise) and the additional level of
service that extra manpower provides to the entire
community.
b) A subsequent approved use permit shall incorporate
the following police protection measures.
1) The Plan shall provide built-in communications
equipment, such as repeater sites so that the
police units can function in and out of their
vehicles, as well as in and out of buildings.
2) A private security force shall be used to
protect facilities during construction and
operation.
Z) Development plans shall consider physical
facilities, such as office space, for use by
officers on the scene to prepare reports,
interview of witnesses, victims or suspects
and other administrative tasks.
19. Bus Transfer, Fite
The site planning at the use permit level shall
accommodate a bus transfer station which is sheltered
from the elements.
0. Of+ -,.Street Parking
Development may incorporate a joint parking approach
where it can be demonstrated that distinct uses have
parking needs which are not in conflict. Future
applicants shall demonstrate the feasibility of a joint
parking concept via the use permit planning stage.
21. Area Wide ImpEgygTEUts
The applicant/property owners agree to participate in his
proportionate share a+ major of+ -site street improvements
of a local or communitywide nature as identified in the
General Plan. Said agreement shall include but not be
limited to the following methods of fulfilling said
obligation to participate.
-4-
Planning Commission Resolution No. 2456 (continued)
21. Continued
1. Funded directly.
2. Funded through an assessment district.
3. Payment of construction tax, in effect at the time
of occupancy.
4. Any other method deemed appropriate by the City
Council.
22. Traffic-qy_%t%%%_Iq!pEoygments
The following localized traffic system improvements and
regulations are imposed to accommodate development of the
project site. The applicant shall participate
financially in the cost of the installation of thr-:
improvements listed belnw. Reimbursement of,said costs
by other benefited property owners shall' be based upon a
benefit formula established by the Director of Public
Works and approved by the City Council.
a. The applicant shall add a left turn lane and
appropriate signalization an the north and south
legs of Tantau Avenue for the Tantau/Pruneridge
Avenues intersections.
b. The applicant shall construct Finch Avenue and
provide one right turn only and two left turn only
lanes on the south bound approach to the Stevens
Creek Boulevard/Finch Avenue intersection. The
intersection configuration shall prohibit south
bound through movement from North Finch Avenue to
South Finch Avenue.
23N. Tra.++ic-Imorovements/NeigbtgEbggd Protection
The applicant is responsible for the installation of a
traffic management improvement to elimi.,,iate or restrict
Vallco Park traffic from oenetrating adjoining
residential neighborhoods. Traffic management system may
include all, part or additional traf+ic mitigation
improvements as described an Page 29 of the traffic
report prepared for Vallco Park entitled, "Traffic
Analysis: Vallco Park"v dated Juno 23, 1983. The
decision to install various improvements, their design,
and timing of installation, shall be determined by the
City Council following a public hearing held in
conjunction with subsequent use permit applications
involving phased developments within the zoningboundary.
PASSED AND ADOPTED this 14th day of November, 19133, at a regular
meeting of the Planning Commission Of the City Of Cupertino,
State of California, by the following rail call vote:
AYES.- Commissioners Adams, Claud
Blaine y, Koenitizer, Chairperson
NAYS: None
ABSTAIN: None
ASSENT: Commissioner Szabo
ATTEST:
James H. e Sisk
James H7-91 s7-i ------------
Planning Director
0
APPROVED:
-L.S/ Sharon Blaine
-------------------------
Sharon Blaine, Chairperson
Planning Commission