U-2021-002 - PC Reso - 2023-12 signedCITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 2023-12
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CUPERTINO RECOMMENDING APPROVAL OF A USE PERMIT
FOR A PROPOSED MIXED -USE DEVELOPMENT WITH 34
RESIDENTIAL UNITS, 7,595 SQ. FT. COMMERCIAL SPACE, AND
THE REMOVAL AND REPLACEMENT OF 51 DEVELOPMENT
TREES. LOCATED AT 1655 S. DE ANZA BLVD. (APN: 366-10-061, -126)
The Planning Commission recommends that the City Council approve the Use Permit, in
substantially similar form to the Draft Resolution attached hereto as Exhibit U.
PASSED AND ADOPTED at a Regular Meeting of the Planning Commission of the City
of Cupertino the 23rd day of May 2023, by the following roll call vote:
AYES: COMMISSIONERS: Scharf, Madhdhipatla, Fung, Lindskog, Mistry
NOES: COMMISSIONERS: None
ABSTAIN: COMMISSIONERS: None
ABSENT: COMMISSIONERS: None
ATTEST:
Piu Ghosh
Planning Manager
APP OVED:
'A
I/ V,
Steven Scharf
Chair, Planning Commission
EXHIBIT U
RESOLUTION NO.
A RESOLUTION OF THE CUPERTINO CITY COUNCIL
APPROVAL OF A USE PERMIT
FOR A PROPOSED MIXED -USE DEVELOPMENT WITH 34
RESIDENTIAL UNITS, 7,595 SQ. FT. COMMERCIAL SPACE, AND
THE REMOVAL AND REPLACEMENT OF 51 DEVELOPMENT
TREES. LOCATED AT 1655 S. DE ANZA BLVD. (APN: 366-10-061, -126)
SECTION I: PROTECT DESCRIPTION
Application No.: U-2021-002
Applicant: Carlson Chan (Prospect Venture LLC)
Property Owner: Prospect Venture, LLC
Location: 1655 S. De Anza Blvd. (APNs 366-10-061, -126)
SECTION II: FINDINGS FOR A USE PERMIT:
WHEREAS, the City of Cupertino received an application for a Use Permit as described
in Section I of this resolution; and
WHEREAS, the proposed project, including the Use Permit, is fully described and
analyzed in the Initial Study and proposed Mitigated Negative Declaration (State
Clearinghouse No. 2022100314) ("IS/MND") for the Project; and
WHEREAS, on May 23, 2023 the Planning Commission recommended on a X-X vote that
the City Council adopt the Mitigated Negative Declaration (EA-2022-005) and approve
the Development Permit (DP-2021-002) in substantially similar form to the Resolution
presented (Resolution No. XXXX), approve the Architectural and Site Approval Permit
(ASA-2021-004) in substantially similar form to the Resolution presented(Resolution No.
XXXX), approve the Tree Removal Permit (TR-2022-006) in substantially similar form to
the Resolution presented (Resolution No. XXXX), approve the Use Permit (U-2021-001)
in substantially similar form to the Resolution presented (Resolution No. XXXX), and
approve the Vesting Tentative Map (TM-2021-003), in substantially similar form to the
Resolution presented (Resolution No. XXXX); and
WHEREAS, all necessary public notices having been given as required by the City of
Cupertino Municipal Code and the Government Code, and the Planning Commission
held at least one public hearing in regard to this application, and
EXHIBIT U
WHEREAS, on June 21, 2023, the City Council held a public hearing to consider the
Project; and
WHEREAS, the City Council of the City of Cupertino is the decision -making body for
this Resolution; and
WHEREAS, the applicant has met the burden of proof required to support the application
for a Development Permit.; and
WHEREAS, on , 2023, the City Council adopted Resolution No. 23-
adopting the Mitigated Negative Declaration for the proposed project, adopting and
incorporating into the Project, and implementing as conditions of approval all of the
mitigation measures for the project that are identified in the Final Initial Study/Mitigated
Negative Declaration, and adopting the Mitigation Monitoring and Reporting Program
for the Project and Resolution No. 23- approving the Development Permit for the
proposed project; and
WHEREAS, the City Council finds as follows with regard to this application:
WHEREAS, the applicant has met the burden of proof required to support the application
for a Use Permit; and
WHEREAS, the City Council finds as follows with regard to this application:
a) 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;
The project is consistent with the land use designations in the General Plan, Zoning
Ordinance, and the South Saratoga -Sunnyvale Road Conceptual Zoning Plan. It has been
designed to be compatible with and respectful of adjoining land uses, including but not limited
to wide setbacks from the single-family residences on the western property line, as well as
providing landscaping along the building frontages to help mitigate any massing impacts.
Further, the City's environmental consultant, Placeworks, prepared an Initial Study titled
"1655 South De Anza Boulevard Mixed -Use Project Initial Study, October 2022" which
determined that any significant impacts can be reduced to less than significant levels.
Pursuant to this determination, a Mitigated Negative Declaration (MND) was prepared,
finding that the City can rely on the adopted Environmental Protection Standards (Chapter
17.04) being applied as Conditions of Approval to minimize any impacts in several areas such
as Biological Resources, Cultural Resources, Noise etc. The MND further identifies mitigation
measures in the areas of Noise and Transportation, to reduce the potential environmental
impacts of the project to less than significant levels. 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.
EXHIBIT U
b) The proposed development will be located and conducted in a manner in accord with
the Cupertino General Plan and the purpose of the City's zoning ordinances.
The General Plan land use designation for the property is Commercial/Office/Residential. The
proposed use is consistent with the General Plan in terms of use, density and slope line setback.
The applicant is requesting waivers for height and setback, as well as an alternate parking
standard as allowed per the Density Bonus Ordinance (CMC 19.56). The proposed
development has met the applicable development standards of the South Saratoga -Sunnyvale
Road Conceptual Zoning Plan including rear setbacks adjacent to single-family residential
uses. The City's environmental consultant, Placeworks, prepared an Initial Study titled "1655
South De Anza Boulevard Mixed -Use Project Initial Study, Final Draft May 2023" which
determined that any significant impacts can be reduced to less than significant levels.
Pursuant to this determination, a Mitigated Negative Declaration (MND) was prepared,
finding that the City can rely on the adopted Environmental Protection Standards (Chapter
17.04) being applied as Conditions of Approval to minimize any impacts in several areas such
as Biological Resources, Cultural Resources, Noise etc. The MND identified mitigation
measures in the areas of Noise and Transportation, to reduce the potential environmental
impacts of the project to less than significant levels, which have been adopted as project
conditions of approval pursuant to Resolution No. 21-XXXX concurrent with this action to
approve the project.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter and the Addendum, subject to the conditions which are
enumerated in this Resolution beginning on PAGE 7 thereof, and those contained in all
other Resolutions approved for this Project.
The application for a Use Permit, Application No. U-2021-002, is hereby approved, and
that the conclusions upon which the findings and conditions specified in this Resolution
are based are contained in the Public Hearing record concerning Application no. U-2021-
002 as set forth in the Minutes of the City Council Meeting of June 21, 2023 Meeting, and
are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
APPROVED EXHIBITS
Approval is based on the plan set dated July 19, 2022 consisting of 72 sheets labeled
as 1655 S De Anza Boulevard, A.1— A.46, C1.0 — C10.0, L1 — L5, and E.000-E.103,
drawn by Dahlin Group, Sandis, Ripley Design Group, FTF Engineering, and
EXHIBIT U
Emerald City Engineers, except as may be amended by conditions in this
resolution.
2. ACCURACY OF PROTECT PLANS
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.
3. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. EA-2022-005, TR-2022-006, TM-
2021-003, DP-2021-002, and ASA-2021-004 shall be applicable to this approval.
4. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on
the first page of the building plans.
5. USE APPROVAL AND PROTECT AMENDMENTS
Approval is hereby granted to allow a residential use in a Planned Development
zone that was not allocated units as a Priority Housing Site. The Planning
Commission shall review amendments to the project considered major by the
Director of Community Development.
6. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies
with regard to the proposed project for additional conditions and requirements.
Any misrepresentation of any submitted data may invalidate an approval by the
Community Development Department.
7. INDEMNIFICATION
As part of the application, to the fullest extent permitted by law, the applicant shall
agree to indemnify, defend with the attorneys of the City's choice, and hold
harmless the City, its City Council, and its officers, employees, and agents
(collectively, the "indemnified parties") from and against any liability, claim,
action, cause of action, suit, damages, judgment, lien, levy, or proceeding
(collectively referred to as "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 related to any Ordinance, Resolution, or action approving the project,
the related entitlements, environmental review documents, finding or
determinations, or any other permit or approval authorized for the project. The
EXHIBIT U
indemnification shall include but not be limited to damages, fees, and costs
awarded against the City, if any, and cost of suit, attorneys' fees, and other costs,
liabilities, and expenses incurred in connection with such proceeding whether
incurred by the Applicant, the City, or the parties initiating or bringing such
proceeding.
The applicant shall agree to (without limitation) reimburse the City its actual
attorneys' fees and costs incurred in defense of the litigation. Such attorneys' fees
and costs shall include amounts paid to the City's outside counsel 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. The
applicant shall likewise agree to indemnify, defend, and hold harmless the
indemnified parties from and against any damages, attorneys' fees, or costs
awards, including attorneys' fees awarded under Code of Civil Procedure section
1021.5, assessed or awarded against the indemnified parties. The Applicant shall
cooperate with the City to enter a Reimbursement Agreement to govern any such
reimbursement.
The Applicant shall agree to (without limitation) reimburse the City for all costs
incurred in additional investigation or study of, or for supplementing, redrafting,
revising, or amending, any document (such as an Environmental Impact Report,
negative declaration, specific plan, or general plan amendment) if made necessary
by proceedings challenging the project approvals and related environmental
review, if the applicant desires to continue to pursue the project.
The Applicant shall agree that the City shall have no liability to the Applicant for
business interruption, punitive, speculative, or consequential damages.
8. 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.
EXHIBIT U
PASSED AND ADOPTED at a regular meeting of the City Council of the City of
Cupertino this 21s' day of June, 2023, by the following vote:
Members of the City Council
AYES:
NOES:
ABSENT:
ABSTAIN:
SIGNED:
Hung Wei, Mayor
Date
City of Cupertino
ATTEST:
Kirsten S uarcia, City Clerk
Date