02 M-2006-01 Steve Yang
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: M-2006-01; ASA-2006-02
Applicant: Steve Yang
Owner: The Stargazer Group, LLC
Location: 10062 Miller Ave.
Agenda Date: March 15, 2006
Application Summary:
Modification to an approved use permit to add approximately 3,620 square feet to an
existing 16,400 square foot office building and Architectural and Site Approval for
exterior and site modifications.
RECOMMENDATION:
Staff recommends that the Planning Commission:
1. Approve the Use Permit modification application, file number M-2006-01, in
accordance with the model resolution.
2. Approve the Architectural and Site application, file number ASA-2006-02, in
accordance with the model resolution.
Project Data:
General Plan Designation:
Zoning Designation:
Acreage:
Building Area:
Existing:
Addition:
Total:
Building Coverage:
Parking Required:
Office
Commercial/ Office/ Residential
Mixed Use Planned Development
1.25 acres (54,450 square feet)
16,423 square feet
3,613 square feet
20,090 square feet
18%
71 spaces (1 space/285 sq.ft.)
Parking Proposed:
*78 spaces
Project Consistency with:
General Plan:
Zoning:
Yes
Yes
Environmental Assessment:
Categorical Exemption
*Staff is recommending that six stalls be eliminated to provide more landscaping and
site screening.
;I-I
M-2006-01; ASA-2006-02
Page 2 0[4
March 15, 2006
BACKGROUND
This project was originally considered and approved by the Planning Commission in
September of 2003. Since then, the approval has expired and the applicant is now
reapplying for the same approvals. The project is essentially the same as the previously
approved.
PROPOSED MODIFICATIONS
Addition
The applicant is proposing to add approximately 3,670 square feet to the interior
courtyard and the north & east sides of an existing 16,400 square foot two story office
building. In addition, the south driveway entrance will be removed as part of this
application (See sheet A-2).
The following table provides a break down of the project:
)'= .';. Existing Proposed Addition Total
First Floor 7,868 S.F. 2,170 S.F. 10,038 S.F.
Second Floor 8,555 S.F. 1,497 S.F 10,052 S.F.
20,090 S.F.
All of the addition will occur within the existing footprint or roof structure of the office
building, and existing building setbacks will not be altered. Therefore, staff considers
the proposed modification minor. The existing open courtyard area will be enclosed to
allow more usable square footage as part of this application. All of the new exterior
building colors and materials will match the existing.
Exterior Enhancements
The applicant proposes to enhance the exterior elevations of the office building by
replacing the existing deteriorating aluminum windows, wood mullions, wood
sidings/trims with new aluminum tinted windows and stucco window sill trims. The
existing fascia boards and wood gutters will also be repaired or replaced in kind as
needed. The existing deteriorating second story corner planter boxes and vertical wood
sidings will be replaced by new stucco in-fill panels adorned by a wall sconce (15" x
15") at the center of each panel. In addition, the applicant proposes to enhance the
existing storefronts with new aluminum framed entry doors and remove the existing
wood entry trellis features at the north and east entrances of the building. A new metal
entry canopy (with bollard lights in front) is proposed at the building entrance along
the north elevation. As a condition of approval, staff is requiring that a similar metal
entry canopy feature be proposed at the building entrance along the east elevation to
emphasize the building entrance and provide additional architectural relief. Overall,
the proposed exterior building material changes do not alter the overall building
character and architectural style since the existing thin brick siding/roof will be
retained and no structural work is proposed that will alter the shape of the building.
2
/).-:}
M-2006-Dl; ASA-2006-02
Page30f4
March 15,2006
Parking
Currently the site has more parking than required by the Parking Ordinance. The
Zoning Code requires a minimum of 71 parking stalls to support the office building
including the proposed additions. The site currently has 82 parking stalls. The
applicant is proposing 78 parking stalls by re-striping a small portion (northwest
corner) of the parking lot (10 spaces). A new bicycle parking facility is proposed at the
deleted driveway area along Richwood Court. The Public Works Deparbnent is
requiring that pavers be used in this area to increase permeability of the site.
Landscaping
The applicant is proposing to enhance the perimeter landscaping buffer by planting
new hedges and trees along Richwood Court. Since the project has more parking than
required by the Ordinance, staff is recommending that six parking stalls (along the east
and south property boundaries) be converted into landscaping to provide additional
buffer/ screening from the trash enclosure to the residential homes to the south.
The applicant is required to submit a revised landscaping plan to the satisfaction of the
Directors of Community Development prior to issuance of building permits.
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M-2006-Ql; ASA-2006-02
Page 4 of 4
March 15,2006
Trash Enclosure
Currently, there is a substandard trash enclosure located at the southwest corner of the
site adjacent to residential uses. Staff recommends that this trash enclosure be deleted
and a new trash facility should be located further away from the adjacent residential
uses along the easterly boundary of the site (next to an existing trash enclosure on the
adjacent property). New landscaping should be planted in the existing trash enclosure
area.
The applicant is indicating a new trash enclosure in this area. However, according to
the Public Works Department, the trash enclosure must be enlarged slightly to house at
least, one (1) - three yard garbage bin (4' x 7'), one (1) - three yard cardboard bin (4' x
7') and three (3) - 96 gallon toters for recycling (2.5' x 3'). In addition, a roof is required
over the trash enclosure. The applicant is required to submit a revised trash enclosure
plan to the Planning Department for review and approval prior to issuance of building
permits. The applicant is required to submit a revised trash enclosure plan to the
Planning Department for review and approval prior to issuance of building permits.
Enclosures:
Model Resolutions
Plan Set
Submitted by: Gary Chao, Associate Planner . c:::::::::: J
Approved by: Steve Piasecki, Director of Community Developmen~
4
,J.-tJ-
M-2006-01
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROVAL OF A MODIFICATION TO A USE PERMIT FOR AN
APPROXIMATE 3,600 SQUARE FOOT ADDITION TO AN EXISTING OFFICE
BUILDING AND EXTERIOR AND SITE MODIFICATIONS
SECTION I: FINDINGS FOR USE PERMIT
. WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit Modification, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public
health, safety, general weIfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Modification of a Use Permit is hereby
recommended for approval, subject to the conditions which are enumerated in this
Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based are contained in the public hearing record concerning Application
No. M-2006-01, as set forth in the Minutes of the Planning Commission Meeting of
March 15, 2006, and are incorporated by reference as though fully set forth herein.
c2-5
Model Resolution No.
Page 2
M-2006-01
March 15,2006
SECTION II: PROTECT DESCRIPTION
Application No(s):
Applicant:
Location:
M-2006-01
Steve Yang
10062 Miller Avenue
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on the exhibits labeled, "Expansion &
Face-lift for an Office Building, 10062 Miller Avenue, Cupertino, California 95014",
consisting of eight sheets dated 1/23/06 labeled: A-1 - A-2, ONE, A-3-A-7, except
as may be amended by the conditions contained in this resolution.
2. NOTICE OF FEES, DEDICATIONS. RESERVATIONS OR OTHER
EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions. Pursuant
to 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.
3. TREE REMOVAL:
No trees are approved for removal as part of this application. Any future tree
removal must obtain proper review and approval from the Planning Department.
4. LANDSCAPING:
A revised landscaping plan must be submitted and approved by the Planning
Department prior to issuance of any building permits. The landscaping plan must
indicate landscaping enhancements by deleting up to six parking stalls and
additional screen trees along the southeast corner of the property.
5. TRASH ENCLOSURE:
The proposed trash enclosure shall be enlarged to be able to house the following:
1 - 3 yard garbage bin (4' x 7')
1- 3 yard cardboard bin (4' x 7')
3 - 96 gallon toters for recycling (2.5' x 3')
fJ-fo
Model Resolution No.
Page 3
M-2006-01
March 15,2006
In addition, a roof is required over the trash enclosure. The interior height of the
enclosure must be a minimum of 9 feet and there must be 1.5 feet between the
containers to allow access to the bins.
6. ROOFTOP EQUIPMENT:
All rooftop equipment shall be completely screened from street view by the
building parapet. The Director of Community Development may approve a higher
building parapet to achieve this equipment screening.
7. ENCROACHMENT PERMIT:
An encroachment permit will be required for all work within the City's ROW,
which includes removal of a driveway and the addition of curb and gutter. A cost
estimate must be provided for this work.
8. PAVERS:
The applicant/ owner shall install pavers (instead of AC pavement) over the new
bicycle facility area along Richwood Court to increase permeability. Improvement
plans must be subIIÚtted to reflect this condition prior to the issuance of building
permits to the satisfaction of the Director of the Public Works Department.
9. AUTOMATIC SPRINKLERS:
The existing building fire sprinkler system shall be modified to accommodate the
new building design. A State of California licensed fire protection contractor shall
submit plans, calculations, a completed permit application and appropriate fees to
the Fire Department for review and approval prior to issuance of building permits.
10. FIRE DEPARTMENT KEY BOX:
The building shall be equipped with a permanently installed emergency access key
lock box (Knox), conforming to Fire Department Standard Detail and Specification
sheet K-1. At time of final inspection, access keys shall be provided to the fire
department.
PASSED AND ADOPTED this 15th day March 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
:2 -17
ASA-2006-02
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING AN ARCHITECTURAL AND SITE REVIEW FOR AN APPROXIMATE 3,600
SQUARE FOOT ADDITION TO AN EXISTING OFFICE BUILDING AND EXTERIOR AND
SITE MODIFICATIONS
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-02
Stargazer's Group
10062 Miller Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The proposal, 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;
2. The proposal is consistent with the purposes of this chapter, the General Plan, and
zoning ordinance;
3. The project allows for variety in housing opportunities within the community while
maintaining the existing neighborhood character;
4. Abrupt changes in building scale is avoided and a gradual tranSition related to height
and bulk is achieved;
5. Design harmony between new and existing buildings is protected through the use of
consistent or compatible design and color schemes;
6. The new development is designed to protect residents from noise, traffic, light and
visually intrusive effects by use of buffering, setbacks, landscaping, walls and other
appropriate design measures.
62-1
Resolution No.
Page 2
ASA-2006-02
March 15, 2006
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the design review application is hereby approved subject to the
conditions which are enumerated in this Resolution beginning on page 2 thereof; 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 ASA-2006-02
set forth in the Minutes of the Design Review Committee meeting of, March 15, 2006, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDmONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
The recommendation of approval is based on the exhibits labeled, "Expansion & Face-lift
for an Office Building, 10062 Miller Avenue, Cupertino, California 95014", consisting of
eight sheets dated 1/23/06 labeled: A-I - A-2, ONE, A-3-A-7, except as may be amended
by the conditions contained in this resolution.
2. ENTRY CANOPY
The applicant shall install a metal canopy (similar to the one proposed along the north
elevation) at the building entrance along the east elevation. Revised canopy play must be
reviewed and approved by the Planning Department prior to issuance of building
permits.
3. TRASH ENCLOSURE
The proposed trash enclosure shall be enlarged to be able to house the following:
1- 3 yard garbage bin (4' x 7')
1 - 3 yard cardboard bin (4' x 7')
3 - 96 gallon toters for recycling (2.5' x 3')
In addition, a roof is required over the trash enclosure. The interior height of the
enclosure must be a minimum of 9 feet and there must be 1.5 feet between the containers
to allow access to the bins.
4. PERMEABLE PAVERS
Permeable interlocking pavers must be used over the new bicycle parking area.
5. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to 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
J-1D
Resolution No.
Page 3
ASA-2006-02
March 15, 2006
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 AND ADOPTED this 15th day of March 2006, at a Regular Meeting of the Design
Review Committee of the City of Cupertino, State of California, by the following roll call
vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Developrnent
Marty Miller, Chairperson
Planning Commission
;2-11
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SHEET 1 A-1 TITLE SHEET
SHEET 2 A-2 ARCHITECTURAL SITE PLAN
SHEET 3 L-1 LANDSCAPE PLAN
SHEET 4 6,-3 1 ST FLOOR PLAN
SHEET 5 A-4 2ND FLOOR PLAN
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1. CURRENT ZO!'fG - PO I APN:375-01-021 8. MAX ALLOWABLE FLR AREA
2. CURRENT LAND USE - 2-STORY OFFICE 20,090154,450 = 37%
3. PROPOSED LAND USE - OFFICE BUILD'G EXPANSIO&REMODElN
4. SITE AREA-1.25 AC'S (54450 SF.) 9. ON SITE PARK'G (CAR & BIKE)
5. EXISTG FlR AREA EXISrG PROVIDED REQ'D
1ST FLR - 7,868 SF. 8TO 61 54 71 (1/258) C 0 N S U L T A N T S
2ND FLR - 8,555 SF. COMPACT 23 20
TOTAl-16,423 SF.
HC 2 4 STEVE YANG & ASSOCIATES 1616 WILlOWHURST AVE. TEL (408) 694-1618
6. ADDITION FLR AREA BIKE 0 4(CLASS I) 4 (5%CLASS I) ARCHITECT : SAN JOSE, C:A 95125 FAX (408) I
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2ND FLR-1,497 SF. CIVIL ENGINEER :
TOTAL-3,613 SF.
SOIL ENGINEER : TODD KALBFELD 2345 TULIP AVE. TEL (408):
7 . NEW FLR AREA SAN JOSE, CA 95128
1ST FLR -10,038 SF. -
2ND FLR -10,052 SF. LANDSCAPE ARCHITECT
TOTAL - 20,090 SF.
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STRUCTURAL ENGINEER CHRIS TSE & ACCOCIATES 544 DUOLEY AVE. II? TEL (408)
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