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22. Public Storage City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3308 Fax: (408) 777-3333 CITY OF CUPEIQïNO Community Development Department Summary Agenda Item No. ~ Agenda Date: Mav 16, 2006 Application: U-2006-03, ASA-2006-05, EA-2006-06 Applicant: Timothy Reeves, on behalf of Public Storage Owner: Public Storage, Ine. Location: 20565 Valley Green Drive, APN 326-10-044 Application Summary: . USE PERMIT AND ARCHITECTURAL & SITE APPROVAL to demolish an existing 53,890 square foot, single-story storage facility and construct a 155,253 square foot, three-story storage facility. . ENVIRONMENTAL DETERMINATION: Negative Declaration recommended. The project will have no significant, adverse environmental impacts with the proposed mitigation measures. RECOMMEND A nON: The Planning Commission recommends that the City Council: 1. Approve the Negative declaration, file number EA-2006-06. 2. Approve the Use permit application, file number U-2006-03, in accordance with Resolution No. 6387. 3. Approve the Architectural and site approval, file no. ASA-2006-05, in accordance with Resolution No. 6388. Project Data: General Plan Designation: Zoning Designation: Specific Plan: Site Area: Existing Building SF: Proposed Building SF: Industrial/ Residential P (CG, ML, Res 4-10) North De Anza Boulevard Special Center 130,469 square feet (2. 99 acres) 53,890 square feet (to be demolished) Building A: 74,511 square feet Building B: 80,742 square feet Total Building SF: 155,253 square feet ;(2-1 Applications: U-2006-03, ASA-2006-05, EA-2006-06 Public Storage Page 2 May 16, 2006 Building Coverage: Floor Area Ratio: Building Height: Required Parking: Provided Parking: Hours of Operation (Storage): Hours of Operation (Office): Total Employees: Employees at anyone time: 39.6% 1.19 43 feet maximum, 45 allowed N/A 80 spaces 6:00 a.rn. - 9:00 p.rn. (same as existing hours) 9:00 a.m. - 5:00 p.m. (same as existing hours) 5 employees 2 employees Environmental Assessment: Negative Declaration BACKGROUND At its meeting of May 9, 2006, the Planning Commission voted (5-0) to recommend approval of the project to demolish all of the existing buildings on site and construct two new three-story storage buildings for Public Storage. The project site is accessed from Valley Green Drive by a 30-foot wide driveway easement and is surrounded by Interstate 280 to the north, existing two-story office buildings and Valley Green Drive to the south, a condominium development (Oak Park Village) under construction to the east and the Valley Green Apartment complex to the west. DISCUSSION The Planning Commission felt that the project provides a good community benefit and differed with staff s interpretation that the project would conflict with the intent of the General Plan's policy for the maintenance of cohesive commercial centers and office parks per Policy 2-44 of the Land Use/Community Design Element of the General Plan (See Exhibit C). The Commission's comments were: 1. The project fulfills a community need for storage facility uses for both businesses and residents and is an established use in the area. 2. The $10 million in property improvements is a substantial investment for the company and for the business community. Public Storage representatives stated that this project is the company's largest capital improvement project. 3. The buildings have been designed to architecturally match the adjacent Oak Park Village condominium development to be constructed and will blend in with the surrounding uses. 4. The building massing/ scale is large and the buildings are very long. Some of the Commissioners asked if the building could be broken up into 3 buildings or if the height along portions of the east and west elevations of the buildings facing the residential developments could be lowered to a two-story height to lessen massing impacts onto adjacent properties. ;p -;< Applications: U-2006-03, ASA-2006-05, EA-2006-06 Public Storage Page 3 May 16, 2006 5. The adjacent two-story office buildings were built in the 60' sand 70's and appear to be in need of redevelopment. There should be some thought as to whether the policies for maintaining cohesive office parks includes expanding older-style office buildings of this type. 6. It does not make sense to prevent Public Storage from developing a storage facility on the basis that there might be redevelopment of this site as offices. 7. Pervious pavers should be considered in lieu of asphalt paved driveways on site. 8. Landscaping should be enhanced on site with additional trees on site and along the Interstate 280 right-of-way. 9. The City should investigate the possibility of developing a user fee for the storage units, similar to a TOT (Transient Oriented Tax) that is applied to hotel uses. The Commission also added additional conditions of approval to the project including: 1. Additional trees on site and on the Interstate 280 right-of-way. 2. Final landscaping plans to be reviewed and approved by the Design Review Committee. 3. Pervious pavers to be used in lieu of asphalt paved driveways on site, if in compliance with Fire Department regulations. Staff's Position on the Policy on Maintaining Cohesive Commercial Centers and Office Parks Staff believes that the project conflicts with intent of the General Plan policy to maintain cohesive commercial center and office parks because the mini-storage facility is a non- office use that would significantly intensify storage facility use on the property by nearly tripling the amount of storage building area, and thereby precluding future redevelopment of the expansion of the adjacent office park. Staff also believes that the project will offer very little public and community benefit as it is will generate only a minimal amount of retail sales tax from its incidental sales of packing/boxing supplies and it is substantially inconsistent with adjacent residential uses (Valley Green Apartment complex and the Oak Park Village condominiums). Development Allocation The project as a storage facility is a semi-industrial type of use and will require an allocation from the N. De Anza Boulevard Employment Center area. Since office square footage includes industrial uses, the project will use an allocation of the additional 101,363 net square feet of storage building area from the office square footage allocation. This leaves a remaining office balance of 116,822 square feet for future development in the N. De Anza area. The office balance should be reserved for fiscally positive commercial and office uses. ;( ;< -3 Applications: U-2006-03, ASA-2006-05, EA-2006-06 Public Storage Page 4 May 16, 2006 Trail Access The policies for maintaining cohesive commercial/ office parks provide for visible pedestrian connections and accessibility to park/plaza or open space areas. Staff believes that a trail access could fulfill this policy and would enhance the project as a community benefit. The trail access could be created along the northern property line adjacent to the existing Santa Clara Valley Water District channel and along the Interstate 280 right-of-way. The trail could provide access to a possible future trail extension access to Valley Green Drive and also connect to the pedestrian walkway through the Oak Park Village project to De Anza Boulevard. Although this is a policy directive primarily for conversion of commercial/ office parks to residential uses, staff believes this connection is appropriate since the use will be "locked in" for many years. Staff recommends that the applicant study the possibility of incorporating a trail access on site along the site's northern property line or working with the adjacent Santa Clara Valley Water District to determine the possibility for creating a trail access on the Water District side of the property line if Public Storage cannot be accommodate the trail on its property. Fiscal Impacts The Director of Administrative Services has determined that the estimated the property tax benefit to the City for the $10 million in building improvements will only be $4,450, based upon a total property tax each year of $111,410. The retail sales tax generation is also considered inconsequential because the site generates only a minimal amount of retail sales from packing/boxing supplies. Therefore, while a significant investment is being made by Public Storage, there is negligible fiscal benefit to the City from this use. The City Council could consider applying an in-lieu fee of $2/ square foot to the project to offset the loss in future office area from the development allocation within the N. De Anza Boulevard area and to satisfy the intent of the cohesive office parks fiscal policy. The project will require a substantial allocation from office area in the N. De Anza Boulevard area as mentioned above. If the in-lieu fee were applied to the additional 101,363 net square footage of the development, the total fee applied to the project would be $202,726 annually. The applicant could recover this fee from the rental of the storage units. The project is proposing approximately 1,168 storage units. If the cost were applied to the rental fee of the storage units, the cost would translate to about $174/year, or about $14.50/month additional to the rental fee of the storage units. The applicant should be asked the feasibility of incorporating this provision into their proposal. Adiacent Office Park The existing office buildings along Valley Green Drive to the south of the project site are two-story office buildings that were constructed in 1975. The one-story office buildings that Apple is occupying on the north and south sides of Valley Green Drive were also ,;(.;),-1.( Applications: U-2006-03, ASA-2006-05, EA-2006-06 Public Storage Page 5 May 16, 2006 constructed around the same time. As mentioned by the Commission, these buildings have an older architectural style that appear to be in need of redevelopment. Although the Commission raised this point as a means to support the project, staff would like to also raise this point as a means to demonstrate how the project conflicts with the intent of the policies for cohesive commercial/ office parks. If these buildings are in need of redevelopment and their respective properties have the potential for redeveloping in the future with new buildings, staff believes that the 3-acres of the Public Storage project site could even more likely be incorporated into future office park area, thereby expanding office uses in the area and meeting the objectives of the cohesive commercial/ office park policies. Visibility, FAR and Architecture The 43-foot maximum height of the building will be prominently visible from the surrounding uses. The massing of the buildings is extensive due to the three-story height, and will be particularly noticeable due to the surrounding two-story buildings to the south (Apple offices) and west (Valley Green Apartments) and the lengthy 370 foot long façades along the north and south elevations of each building. Additionally, the site will be developed at a Floor Area Ratio (FAR) of 1.19 which further intensifies the visual massing of the buildings. Typical office developments have FARs under .40. The project also includes a substantial amount of paved areas around the buildings for driveway access and parking, which leaves only the remaining perimeter of the site for landscaping to provide some visual softening of the buildings. The Commission asked if the length of the building could be broken up by having three separate buildings and if the building heights could be lowered to two-story heights for portions of the east and west elevations of the buildings facing the residential uses to help mitigate these massing and visibility issues. Although the Commission did not vote to require these changes, staff supports these comments and recommends further breaking up the building lengths by having four buildings. While the applicant has made good efforts to architecturally design the buildings, staff believes that additional architectural enhancements on the buildings could provide more superior architectural designs, which is in keeping with the goals of the cohesive commercial/ office parks policy. The adjacent Oak Park Village condominium's design incorporates significant window area and proposes a substantially stucco exterior (See Exhibit D). Staff recommends that the buildings be redesigned to provide additional window area similar to the Oak Park Village condos and that a greater variety of building materials and base treatments be chosen that are more compatible to residential and office building uses, rather than industrial look of the split face concrete block. Greater variation in wall articulations than the five-foot offsets would also help to alleviate the massing issues. :u. - s- Applications: U-2006-03, ASA-2006-05, EA-2006-06 Public Storage Page 6 May 16, 2006 Staff Recommendation Staff believes that with additional enhancements and modifications, the project could provide additional public and community benefit that would make the project better meet the intent of the policy for maintaining cohesive commercial/ office parks. Staff recommends that the City Council continue this item for two months to allow the applicant time to conduct studies and modify plans based upon the following recommendations by staff: 1. Break up the length and massing of the existing buildings by developing 3 or 4 smaller size buildings in lieu of the 2 lengthy and large buildings. 2. Lower the height of the buildings to 2-story heights, particularly along the east and west property lines adjacent to the residential complexes. 3. Provide substantial architectural enhancements, including greater wall articulations and building offsets, additional window areas, use of a greater variety of building materials and base treatments that are more compatible to the surrounding office and residential buildings, rather than the industrial look of split face concrete block. 4. Apply a $2/square foot annual in-lieu fee based upon the total square footage of the project. 5. Create a trail access along the northern property line to connect to the pedestrian walkway through Oak Park Village to De Anza Boulevard and provide access to a possible future trail to Valley Green Drive. ENCLOSURES Planning Commission Resolutions Nos. 6387 and 6388 Exhibit A: Planning Commission Staff Report dated May 9, 2006 Exhibit B: Letter submitted by Pinn Brothers Exhibit C: Policy on Maintaining Cohesive Commercial Centers and Office Parks Exhibit D: Elevation comparison between Public Storage and Oak Park Village condos Plan Set Prepared by: Aki Honda, Senior Planner Approved by: Steve Piasecki Director, Community Development WI DavidW. Knapp City Manager G:\Planning\PDREPORT\ CC\ U-2006-03 CC Report, Public Storage.doc :2. d.. - (, U-2006-03 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6387 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A USE PERMIT TO DEMOLISH AN EXISTING 53,890 SQU ARE FOOT, SINGLE-STORY STORAGE FACILITY AND CONSTRUCT A 155,253 SQUARE FOOT, THREE-STORY STORAGE FACILITY ACCESSED FROM V ALLEY GREEN DRIVE (PUBLIC STORAGE). SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, 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 welfare, 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; and 3) The proposed development is consistent with the North De Anza Boulevard Special Center area. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit 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 No. U-2006-03 as set forth in the Minutes of the Planning Commission Meeting of May 9,2006, and are incorporated by reference as though fully set forth herein. ;<;¿-7 Model Resolution Page 2 U-2006-03 May 9, 2006 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: U-2006-03 (EA-2006-06) Timothy Reeves (Public Storage) 20565 Valley Green Drive SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits submitted by RHL Design Group, Inc. dated March 21, 2006, consisting of 21 sheets including a Site Plan, Floor Plans, Elevations, Colored Elevations, and Preliminary Landscape Plan, except as may be amended by the Conditions contained in this Resolution. 2. DEVELOPMENT APPROVAL Approval is granted to construct two new three-story buildings consisting of 74,511 square feet for Building A and 80,742 square feet for Building B for use as a mini-storage facility. 3. PARKING The applicant shall provide a minimum of 80 parking spaces on site, in accordance with the parking study prepared on March 20, 2006 by TJKM Transportation Consultants. 4. LANDSCAPE PLAN The applicant shall submit detailed landscape and irrigation plans to be reviewed and approved by the Design Review Committee (DRC) that: a. Provide additional trees within the landscape area on the Cal Trans Interstate 280 right-of-way adjacent to the northern property line of the project site. The applicant shall work with Cal Trans to secure approval for planting of these trees along the project site on Cal Trans property. b. Provide additional trees within the planter areas on site and around the perimeter of the site to mitigate the privacy impacts of the project from the adjacent residential neighborhoods. e. Provide landscaping along the masonry wall separating the project site from adjacent residential uses. Landscaping shall consist of a combination of trees, shrubs and/ or climbing vines that will enhance the privacy screening for the adjacent residential uses. ,;¿ ;¿ - :? Model Resolution Page 3 U-2006-03 May 9, 2006 5. TREE PROTECTION As part of the demolition or building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. In addition, the following measures shall be added to the protection plan: ~ For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any project site work. ~ No parking or vehicle traffic shall be allowed under root zones, unless using buffers approved by the Project Arborist. ~ No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City's consulting arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree. ~ Wood chip mulch shall be evenly spread inside the tree projection fence to a four-inch depth. ~ Tree protection conditions shall be posted on the tree protection barriers. ~ Retained trees shall be watered to maintain them in good health. ~ A covenant on the property shall be recorded that identifies all the protected trees, prior to final occupancy. The tree protection measures shall be inspected and approved by the certified arborist prior to issuance of building permits. The City's consulting arborist shall inspect the trees to be retained and shall provide reviews before building permit stage, during construction and before final occupancy of the garage. A report ascertaining the good health of the trees mentioned above shall be provided prior to issuance of final occupancy. 6. TREE PROTECTION BOND All trees that are not required to be removed shall be covered by a tree protection bond. A tree protection bond in the amount of $50,000 shall be provided prior to issuance of demolition or building permits. 7. LANDSCAPE REVIEW The applicant shall submit a comprehensive landscaping plan, including water conservation and pesticide reduction measures, in conformance with Chapter 14.15, Xeriscape Landscaping and the pesticide control measures referenced in Chapter 9.18, Stormwater Pollution Prevention and Wartershed protection, of the City Municipal Code. 8. BICYCLE PARKING The applicant shall provide bicycle parking and bike racks for the proposed project. The number of bicycle parking spaces and location of bike racks shall be determined by the Director of Community Development. ,)~-c¡ Model Resolution Page 4 U-2006-03 May 9, 2006 9. UNUSED BUILDING MATERIALS In lieu of disposing of unused building materials for the construction of the project, the applicant shall be required to recycle the unused building materials. 10. BUILDING MATERIAL RECYCLING The existing building and site materials shall be recycled to the maximum extent possible subject to the review by the Building Official. Proof of recycling shall be submitted to the City for review prior to final occupancy. 11. DEMOLITION REQUIREMENT All existing structures on the site shall be removed prior to or concurrently with project construction. The developer shall assume the responsibility to obtain all required demolition permits in accordance with City Ordinances. The applicant shall agree to site inspection by the Historical Society if requested. 12. MASONRY WALL A six-foot masonry wall shall be provided on the project's mutual boundary with residentially zoned or used property. Said wall shall be at least six feet in height as measured from highest adjoining grade; greater height may be required if the project creates noise impacts that will require an acoustical consultant report. 13. SCREENING 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. Screening materials/colors shall match building features and materials. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. The location of equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 14. TRASH AND DELIVERY ACTIVITIES A detailed refuge and truck delivery plan must be prepared by the applicant. The plan shall specify locations of trash facilities, refuge pick up schedules and truck delivery schedules and routes. All trash facilities must be screened and enclosed to the satisfaction of Public Works Department. The final plan shall be submitted to the City for review and approval prior to issuance of building permits. :¿;¿-/{) Model Resolution Page 5 U-2006-03 May 9, 2006 15. CONSTRUCTION MANAGEMENT PLAN A comprehensive construction operation plan must be submitted to the City for review and approval prior to issuance of grading and building permits addressing the following: ~ Staging area ~ Tree protection ~ Construction hours and limits ~ Construction vehicle and truck routes ~ Dust and erosion control ~ Garbage and debris container location and pick up schedule ~ Signage advising contractors of the restrictions ~ Construction equipment and construction vehicle parking locations In addition to the construction management plan described above, the following additional construction activity limitations apply: ~ No grading is allowed during the rainy season - October through April. ~ On Saturdays, grading, street construction, demolition, underground utility work and other construction work that directly involves motorized vehicular equipment are prohibited. ~ On Sundays, construction is prohibited. ~ Staging of construction equipment shall not occur within 250 feet of residential property 16. 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. 17. SIGN AGE Signage is not approved with this permit application. Signage shall conform to the City Sign Code. 18. RECYCLING FACILITIES The developer shall make provisions for recycling facilities, which shall be in accordance with Chapter 19.81 of the Cupertino Municipal Code. ~';¿-II Model Resolution Page 6 U-2006-03 May 9, 2006 19. PUBLIC ART Prior to occupancy, the applicant shall set aside .25% (up to $100,000) of the total project budget for on-site art. The plan shall be reviewed and approved by the Fine Arts Commission and installed prior to issuance of final occupancy permits. 20. PERVIOUS PAVERS The applicant shall install pervious pavers in lieu of asphalt pavement on site, if they are in compliance with Fire Department requirements. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 21. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your building plan submittals. 22. EROSION CONTROL PLAN The applicant must provide an erosion control plan with the building permit submittals. The City must approve this plan prior to the commencement of any construction on site. 23. BUILDING PERMIT APPLICATION The applicant will be required to obtain Public Works Department approval for any on site construction via the building permit process. A storm drain fee of $4,013.40 would be required in addition to the standard fees assessed in accordance with the Public Works Department review. 24. DRAINAGE All drainage shall be provided to the satisfaction of the City Engineer. 25. ABANDONED WATER WELLS The property owner shall seal abandoned or unused water wells if the City, after consultation with the Santa Clara Valley Water District, determines that said abandoned or unused water wells have a potential to contaminate the water supply. 26. SANITARY DISTRICT The applicant shall be required to comply with the requirements of the Cupertino Sanitary District, which shall include the following: a. Abandonment of the existing sewer service for the project site to the property line. The abandonment plans shall be submitted to and reviewed by the Sanitary District. b. Additional Sanitary District fees and/ or permits shall be required for the proposed improvements. dd..-I';¿ Model Resolution Page 7 U-2006-03 May 9, 2006 c. Improvement plans for the subject property shall be reviewed by the District. A District Plan Checking and Inspection Deposit may be required. PASSED AND ADOPTED this 9th day of May 2006, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chairperson Miller, Vice Chair Giefer, Saadati, Wong Chien COMMISSIONERS: none COMMISSIONERS: none COMMISSIONERS: none NOES: ABSTAIN: ABSENT: ATTEST: APPROVED: Is/Steve Piasecki Steve Piasecki Director of Community Development Is/Marty Miller Marty Miller, Chairperson Planning Commission G:\Planning\PDREPORT\RES\2006\ U-2006-03 res. doc dd..-/3 ASA-2006-05 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6388 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF AN ARCHITECTURE AND SITE APPROVAL TO DEMOLISH AN EXISTING 53,890 SQUARE FOOT, SINGLE-STORY STORAGE FACILITY AND CONSTRUCT A 155,253 SQUARE FOOT, THREE-STORY STORAGE FACILITY ACCESSED FROM V ALLEY GREEN DRIVE (PUBLIC STORAGE). SECTION 1: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for an Architectural and Site Approval, 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 welfare, 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; and 3) The proposed development is consistent with the North De Anza Boulevard Special Center area. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Architectural and Site Approval 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 No. ASA-2006-05 as set forth in the Minutes of the Planning Commission Meeting of May 9, 2006, and are incorporated by reference as though fully set forth herein. c2,;¿-It..j Model Resolution Page 2 ASA-2006-05 May 9, 2006 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: ASA-2006-05 (EA-2006-06) Timothy Reeves (Public Storage) 20565 Valley Green Drive SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits submitted by RHL Design Group, Ine. dated March 21, 2006, consisting of 21 sheets including a Site Plan, Floor Plans, Elevations, Colored Elevations, and Preliminary Landscape Plan, except as may be amended by the Conditions contained in this Resolution. 2. DEVELOPMENT APPROVAL Approval is granted to construct two new three-story buildings consisting of 74,511 square feet for Building A and 80,742 square feet for Building B for use as a mini-storage facility. 3. PARKING The applicant shall provide a minimum of 80 parking spaces on site, in accordance with the parking study prepared on March 20, 2006 by TJKM Transportation Consultants. 4. LANDSCAPE PLAN The applicant shall submit detailed landscape and irrigation plans to be reviewed and approved by the Design Review Committee (DRC) that: a. Provide additional trees within the landscape area on the Cal Trans Interstate 280 right-of-way adjacent to the northern property line of the project site. The applicant shall work with Cal Trans to secure approval for planting of these trees along the project site on Cal Trans property. b. Provide additional trees within the planter areas on site and around the perimeter of the site to mitigate the privacy impacts of the project from the adjacent residential neighborhoods. e. Provide landscaping along the masonry wall separating the project site from adjacent residential uses. Landscaping shall consist of a combination of trees, shrubs and/ or climbing vines that will enhance the privacy screening for the adjacent residential uses. c2d..-IS Model Resolution Page 3 ASA-2006-05 May 9, 2006 5. TREE PROTECTION As part of the demolition or building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. In addition, the following measures shall be added to the protection plan: ~ For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any project site work. ~ No parking or vehicle traffic shall be allowed under root zones, unless using buffers approved by the Project Arborist. ~ No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City's consulting arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree. ~ Wood chip mulch shall be evenly spread inside the tree projection fence to a four-inch depth. ~ Tree protection conditions shall be posted on the tree protection barriers. ~ Retained trees shall be watered to maintain them in good health. ~ A covenant on the property shall be recorded that identifies all the protected trees, prior to final occupancy. The tree protection measures shall be inspected and approved by the certified arborist prior to issuance of building permits. The City's consulting arborist shall inspect the trees to be retained and shall provide reviews before building permit stage, during construction and before final'occupancy of the garage. A report ascertaining the good health of the trees mentioned above shall be provided prior to issuance of final occupancy. 6. TREE PROTECTION BOND All trees that are not required to be removed shall be covered by a tree protection bond. A tree protection bond in the amount of $50,000 shall be provided prior to issuance of demolition or building permits. 7. LANDSCAPE REVIEW The applicant shall submit a comprehensive landscaping plan, including water conservation and pesticide reduction measures, in conformance with Chapter 14.15, Xeriscape Landscaping and the pesticide control measures referenced in Chapter 9.18, Stormwater Pollution Prevention and Wartershed protection, of the City Municipal Code. 8. BICYCLE PARKING The applicant shall provide bicycle parking and bike racks for the proposed project. The number of bicycle parking spaces and location of bike racks shall be determined by the Director of Community Development. .;{d..-/c, Model Resolution Page 4 ASA-2006-05 May 9, 2006 9. UNUSED BUILDING MATERIALS In lieu of disposing of unused building materials for the construction of the project, the applicant shall be required to recycle the unused building materials. 10. BUILDING MATERIAL RECYCLING The existing building and site materials shall be recycled to the maximum extent possible subject to the review by the Building Official. Proof of recycling shall be submitted to the City for review prior to final occupancy. 11. DEMOLITION REQUIREMENT All existing structures on the site shall be removed prior to or concurrently with project construction. The developer shall assume the responsibility to obtain all required demolition permits in accordance with City Ordinances. The applicant shall agree to site inspection by the Historical Society if requested. 12. MASONRY WALL A six-foot masonry wall shall be provided on the project's mutual boundary with residentially zoned or used property. Said wall shall be at least six feet in height as measured from highest adjoining grade; greater height may be required if the project creates noise impacts that will require an acoustical consultant report. 13. SCREENING 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. Screening materials/colors shall match building features and materials. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. The location of equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 14. TRASH AND DELIVERY ACTIVITIES A detailed refuge and truck delivery plan must be prepared by the applicant. The plan shall specify locations of trash facilities, refuge pick up schedules and truck delivery schedules and routes. All trash facilities must be screened and enclosed to the satisfaction of Public Works Department. The final plan shall be submitted to the City for review and approval prior to issuance of building permits. ;2.,)-/7 Model Resolution Page 5 ASA-2006-05 May 9, 2006 15. CONSTRUCTION MANAGEMENT PLAN A comprehensive construction operation plan must be submitted to the City for review and approval prior to issuance of grading and building permits addressing the following: ~ Staging area ~ Tree protection ~ Construction hours and limits ~ Construction vehicle and truck routes ~ Dust and erosion control ~ Garbage and debris container location and pick up schedule ~ Signage advising contractors of the restrictions ~ Construction equipment and construction vehicle parking locations In addition to the construction management plan described above, the following additional construction activity limitations apply: ~ No grading is allowed during the rainy season - October through April. ~ On Saturdays, grading, street construction, demolition, underground utility work and other construction work that directly involves motorized vehicular equipment are prohibited. ~ On Sundays, construction is prohibited. ~ Staging of construction equipment shall not occur within 250 feet of residential property 16. 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. 17. SIGNAGE Signage is not approved with this permit application. Signage shall conform to the City Sign Code. 18. RECYCLING FACILITIES The developer shall make provisions for recycling facilities, which shall be in accordance with Chapter 19.81 of the Cupertino Municipal Code. ';<d-. -I g Model Resolution Page 6 ASA-2006-05 May 9, 2006 19. PUBLIC ART Prior to occupancy, the applicant shall set aside .25% (up to $100,000) of the total project budget for on-site art. The plan shall be reviewed and approved by the Fine Arts Commission and installed prior to issuance of final occupancy permits. 20. PERVIOUS PAVERS The applicant shall install pervious pavers in lieu of asphalt pavement on site, if they are in compliance with Fire Department requirements. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 21. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your building plan submittals. 22. EROSION CONTROL PLAN The applicant must provide an erosion control plan with the building permit submittals. The City must approve this plan prior to the commencement of any construction on site. 23. BUILDING PERMIT APPLICATION The applicant will be required to obtain Public Works Department approval for any on site construction via the building permit process. A storm drain fee of $4,013.40 would be required in addition to the standard fees assessed in accordance with the Public Works Department review. 24. DRAINAGE All drainage shall be provided to the satisfaction of the City Engineer. 25. ABANDONED WATER WELLS The property owner shall seal abandoned or unused water wells if the City, after consultation with the Santa Clara Valley Water District, determines that said abandoned or unused water wells have a potential to contaminate the water supply. 26. SANITARY DISTRICT The applicant shall be required to comply with the requirements of the Cupertino Sanitary District, which shall include the following: a. Abandonment of the existing sewer service for the project site to the property line. The abandonment plans shall be submitted to and reviewed by the Sanitary District. b. Additional Sanitary District fees and/ or permits shall be required for the proposed improvements. c2;¿-/9 Model Resolution Page 7 ASA-2006-05 May 9, 2006 e. Improvement plans for the subject property shall be reviewed by the District. A District Plan Checking and Inspection Deposit may be required. PASSED AND ADOPTED this 9th day of May 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: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development Marty Miller, Chairperson Planning Commission G:\ Planning \ PDREPORTI RES \ 2006\ASA-2006-05.doc =< d.. -..{ () EXHIBIT A CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: Agenda Date: Applicant: Owner: Location: U-2006-03, ASA-2006-05, EA-2006-06 May 9, 2006 Timothy Reeves, on behalf of Public Storage Public Storage, Ine. 20565 Valley Green Drive, APN 326-10-044 APPLICATION SUMMARIES: USE PERMIT and ARCHITECTURAL & SITE APPROVAL to demolish an existing 53,890 square foot, single-story storage facility and construct a 155,253 square foot, three-story storage facility. RECOMMENDATION: Staff recommends that the Planning Commission recommend to the City Council: 1. Approval of the negative declaration, file no. EA-2006-06 2. Denial of the Use Permit, file no. U-2006-03, based on the model resolution. 3. Denial of the Architectural & Site Approval, file no. ASA-2006-05, based on the model resolution. Project Data: General Plan Designation: Zoning Designation: Specific Plan: Site Area: Existing Building SF: Proposed Building SF: Industrial/ Residential P (CG, ML, Res 4-10) North De Anza Boulevard Special Center 130,469 square feet (2.99 acres) 53,890 square feet (to be demolished) Building A: 74,511 square feet Building B: 80,742 square feet Total Building SF: 155,253 square feet Building Coverage: Floor Area Ratio: Building Height: Required Parking: Provided Parking: Hours of Operation (Storage): Hours of Operation (Office): Total Employees: Employees at anyone time: 39.6% 1.19 43 feet maximum, 45 allowed N/A 80 spaces 6:00 a.m. - 9:00 p.m. (same as existing hours) 9:00 a.rn. - 5:00 p.rn. (same as existing hours) 5 employees 2 employees Environmental Assessment: Negative Declaration ;¿,)-02./ U-2006-03, ASA-2006-0S, ~A-2006-06 Page 2 May 9, 2006 BACKGROUND: Development of the site will require removal of all of the eXIstmg mini-storage buildings on the property, consisting of nine single-story buildings with an associated rental office. The project site is surrounded by Interstate 280 to the north, existing two- story office buildings and Valley Green Drive to the south, a condominium development (Oak Park Village) under construction to the east and a multiple-family residential neighborhood to the west. The site is accessed from Valley Green Drive by a 30-foot wide driveway easement that is on the adjacent properties to the south and east. DISCUSSION: Site Layout. The proposed project is comprised of two three-story buildings in the center of the property. Building A is proposed to be 74,511 square feet and will include 631 storage units with an associated 1,100 square foot rental office. Building B is proposed to be 80,742 square feet with 537 rental units. Eighty parking spaces will be provided around the new buildings. Landscaping will be provided along the perimeter of the site. The site is located within a Planned Development zoning district, which does not provide setback standards. The proposed project will have a setback of 51 feet from the northern property line (adjacent to Interstate 280), a 15 foot rear yard setback from the southern property line, a 54 foot setback from the eastern property line (that includes half of the 30-foot driveway easement) and 50 feet from the western property line (adjacent to the multiple-family residential neighborhood). Architecture and Building Materials. The architecture of the buildings has been designed to be compatible with the Oak Park Village condominium development with respect to wall articulations, building shapes and variation of wall heights. The proposed buildings provide considerable wall articulations to break up the 370-foot wall lengths of each building. Additionally, varying wall heights have been proposed by incorporating different roof shapes and wall heights. The buildings' heights are consistent with the adjacent three- story, 45-foot height Oak Park Village development. However, the existing two-story office buildings to the south are considerably lower, with a height of approximately 33 feet to the top of roof and 36 feet to the top of parapet. The building materials include use of stucco ElFs (exterior insulation and finish systems), split face concrete masonry blocks, cornice treatments and metal awnings. The applicant is proposing to use a combination of gray, sand, and white colors for the building. Metal awnings are proposed to be painted orange to match the corporate logo color of Public Storage. :ì..2 -.:(,:<, U-2006-03, ASA-2006-05, ~A-2006-06 Page 3 May 9, 2006 Although the buildings have been designed to be compatible with the surrounding uses, staff believes they will appear industrial, with a significant amount of three-story high wall area without windows and significant use of concrete split face masonry block units. Therefore, the proposed project will still appear somewhat different from the surrounding developments. The Oak Park Village condominiums will have a sigriliicant amount of window area and will have a stucco exterior, as do the existing two-story office buildings to the south. Staff is also concerned about the height of the proposed buildings as they will be prominently visible from Interstate 280, the new condominium development currently under construction to the east, the existing residential neighborhood to the west and the two-story office buildings occupied by Apple to the south. Landscaping. Existing landscaped areas include a planter area adjacent to the rental office building at the entrance to the project site, some redwood trees along the northern property line at the entrance to the site, and a five-foot landscaped area with redwood and fern pine trees. Landscape screening of the site benefits from the landscaping on adjacent properties, including eucalyptus trees in a planter area on the adjacent property to the south and mature trees planted in the Interstate 280 right-of-way landscape area between the freeway and the project site. The conceptual landscape plan provides enhanced landscaping, due to additional setbacks provided by the new buildings. No existing trees will be removed. The landscape plan provides for new and extended landscape planter areas around the perimeter of the site, including a 10-foot wide planter along the northern property line, a 15-foot wide planter along the southern property line, a 25-foot planter along the western property line and a 30-foot planter along the eastern property line. Additionally, planter areas will be installed between parking spaces along the northern elevation of the building to accommodate new magnolia trees. Staff finds that although the applicant is significantly increasing landscape area along the perimeter of the project site, the number of trees to be added appears minimaL If the Planning Commission recommends approval of the project, staff recommends that the Commission require additional trees on the site. Public Art. The recently adopted General Plan requires that new projects of 50,000 square feet or more contribute %% of their construction valuation toward public art. If the Planning Commission recommends approval of the project, a condition of approval requires public art for this project. ;2.2 -23 U-2006-03, ASA-2006-0:" ....A-2006-06 Page 4 May 9, 2006 Parking. The City's parking ordinance does not include a parking requirement for storage facilities. As a result, a parking study was prepared by TJKM Transportation Consultants to determine the parking demands of the project. The study was based upon analysis of the entry/exit log data for the month of March and driveway counts collected during the evening peak period between 4:00 p.m. and 6:00 p.m. on a weekday. The study was also based upon a total projected building square footage of approximately 204,000 square feet and 83 parking spaces. Since preparation of this parking study, the proposed square footage of the building was reduced to 155,253 square feet and 80 parking spaces. Staff believes that the proposed number of parking spaces will be sufficient to accommodate the use. North De Anza Special Center The project site is located in the North De Anza Special Center area. Per the General Plan, this area focuses on development activities including office, industrial, research and development with supporting commercial and residential uses. Developments in this area are required to adhere to design elements by providing extensive landscape setbacks/ corridors adjacent to De Anza Boulevard. Since the site has no direct street frontage, the landscape setback/corridor requirements do not apply. Maintaining Cohesive Commercial Centers and Office Parks The General Plan includes policies for the maintenance of cohesive commercial centers and office parks, which encourage new development and expansion of commercial/ office uses within these areas. The project site is located in an area identified as an office park. The proposed mini-storage facility is a non-office use that does not promote these General Plan policies for maintaining cohesive office parks and, therefore, staff believes . that the project, which will significantly intensify the use of the site as a mini-storage facility by almost tripling the amount of existing mini-storage building area, will conflict with these policies. The proposed project will offer very little public and còmmunity benefit, as it is anticipated to generate a minimal amount of retail sales tax to the City for its sales of packing/boxing supplies, and is substantially inconsistent with the surrounding uses of the area that include office and multiple-family residentiaL More importantly, the substantial intensification of this site will preclude future development of the site for future expansion of an office park, and particularly a high tech office park currently occupied by Apple. Although the applicant has made substantial design changes to provide a design that is compatible with surrounding buildings, staff believes that the proposed project does not follow the policies for maintaining cohesive commercial/ office parks. Therefore, ;2. ,) -.1 '-I U-2006-03, ASA-2006-05, ~A-2006-06 Page 5 May 9, 2006 staff does not support the proposed project, particularly since these policies were developed by the recently adopted General Plan of November 2005, and recommends that the Planning Commission recommend denial of the project. Environmental Review. The Environmental Review Committee (ERC) reviewed this project on April 12, 1006 and recommended approval of a negative declaration for this project. Items discussed included additional landscaping to be provided on the site, staffing and hours of operation, and parking. Enclosures: Model Resolutions recommending Denial Model Resolutions recommending Approval Exhibit A: Public Storage Project Description Exhibit B: General Plan policy for Maintaining Cohesive Commercial Centers and Office Parks Exhibit C: Parking study prepared by TJKM Traffic Consultants dated March 20, 2006 Initial Study and ERC Recommendation Plan Set Submitted by: Aki Honda, Senior Planner '--~ J Approved by: Steve Piasecki, Director of Community Development ~ t ~ G: CupertinoNT /Planning/PDREPOR T /pcUsereports/2006ureports/ciddyU-2006-03 .doc ;<:2-.2S' U-2006-03 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING DENIAL OF A USE PERMIT TO DEMOLISH AN EXISTING 53,890 SQUARE FOOT, SINGLE-STORY STORAGE FACILITY AND CONSTRUCT A 155,253 SQUARE FOOT, THREE-STORY STORAGE FACILITY ACCESSED FROM V ALLEY GREEN DRIVE (PUBLIC STORAGE). SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, 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 not met the burden of proof required to support said application; and has not 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 welfare, 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; and 3) The proposed development is consistent with the North De Anza Boulevard Special Center area. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit is hereby recommended for denial, 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 No. U-2006-03 as set forth in the Minutes of the Planning Commission Meeting of May 9, 2006, and are incorporated by reference as though fully set forth herein. d.,,)-;¿(.. Model Resolution Page 2 U-2006-03 k..'Y 9, 2006 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: U-2006-03 (EA-2006-06) Timothy Reeves (Public Storage) 20565 Valley Green Drive PASSED AND ADOPTED this 9th day of May' 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: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development Marty Miller, Chairperson Planning Commission G:\Planning\PDREPORT\RES\2006\ U-2006-03 res. doc ;¿;¿-:¿7 ASA-2006-05 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING DENIAL OF AN ARCHITECTURE AND SITE APPROVAL TO DEMOLISH AN EXISTING 53,890 SQUARE FOOT, SINGLE-STORY STORAGE FACILITY AND CONSTRUCT A 155,253 SQUARE FOOT, THREE-STORY STORAGE FACILITY ACCESSED FROM VALLEY GREEN DRIVE (PUBLIC STORAGE). SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, 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 not met the burden of proof required to support said application; and has not 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 welfare, 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; and 3) The proposed development is consistent with the North De Anza Boulevard Special Center area. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Architectural and Site Approval is hereby recommended for denial, 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 No. ASA-2006-05 as set forth in the Minutes of the Planning Commission Meeting of May 9, 2006, and are incorporated by reference as though fully set forth herein. ~;( -;¿¿¡ Model Resolution Page 2 ASA-2006-05 May 9, 2006 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: ASA-2006-05 (EA-2006-06) Timothy Reeves (Public Storage) 20565 Valley Green Drive PASSED AND ADOPTED this 9th day of May 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: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development Marty Miller, Chairperson Planning Commission G: \ Planning \ PD REPORT\ RES \ 2006 \ AsA-2006-05 denial. doc « ,;). -:2. 9 U-2006-03 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A USE PERMIT TO DEMOLISH AN EXISTING 53,890 SQUARE FOOT, SINGLE-STORY STORAGE FACILITY AND CONSTRUCT A 155,253 SQUARE FOOT, THREE-STORY STORAGE FACILITY ACCESSED FROM V ALLEY GREEN DRIVE (PUBLIC STORAGE). SECTION 1: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, 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 welfare, 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; and 3) The proposed development is consistent with the North De Anza Boulevard Special Center area. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit 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 No. U-2006-03 as set forth in the Minutes of the Planning Commission Meeting of May 9, 2006, and are incorporated by reference as though fully set forth herein. :< ~-30 Model Resolution Page 2 U-2006-03 L.J.Y 9, 2006 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: U-2006-03 Timothy Reeves (Public Storage) 20565 Valley Green Drive SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits submitted by RHL Design Group, Ine. dated March 21, 2006, consisting of 21 sheets including a Site Plan, Floor Plans, Elevations, Colored Elevations, and Preliminary Landscape Plan, except as may be amended by the Conditions contained in this Resolution. 2. DEVELOPMENT APPROVAL Approval is granted to construct two new three-story buildings consisting of 74,511 square feet for Building A and 80,742 square feet for Building B for use as a mini-storage facility. 3. PARKING The applicant shall provide a rmrumum of 80 parking spaces on site, in accordance with the parking study prepared on March 20, 2006 by TJKM Transportation Consultants. 4. LANDSCAPE PLAN The applicant shall submit detailed landscape and irrigation plans to be reviewed and approved by the Design Review Committee (DRC) that: a. Provide additional trees within the landscape area on the Cal Trans Interstate 280 right-of-way adjacent to the northern property line of the project site. The applicant shall work with Cal Trans to secure approval for planting of these trees along the project site on Cal Trans property. b. Provide additional trees within the planter areas around the perimeter of the site to mitigate the privacy impacts of the project from the adjacent residential neighborhoods. c. Landscaping shall be provided along the masonry wall separating the project site from adjacent residential uses. Landscaping shall consist of a combination of trees, shrubs and/ or climbing vines that will enhance the privacy screening for the adjacent residential uses. .;2...< -3 f Model Resolution Page 3 U-2006-03 k.q 9, 2006 5. TREE PROTECTION As part of the demolition or building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. In addition, the following measures shall be added to the protection plan: ~ For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any project site work. ~ No parking or vehicle traffic shall be allowed under root zones, unless using buffers approved by the Project Arborist. ~ No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City's consulting arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree. ~ Wood chip mulch shall be evenly spread inside the tree projection fence to a four-inch depth. ~ Tree protection conditions shall be posted on the tree protection barriers. ~ Retained trees shall be watered to maintain them in good health. ~ A covenant on the property shall be recorded that identifies all the protected trees, prior to final occupancy. The tree protection measures shall be inspected and approved by the certified arborist prior to issuance of building permits. The City's consulting arborist shall inspect the trees to be retained and shall provide reviews before building permit stage, during construction and before final occupancy of the garage. A report ascertaining the good health of the trees mentioned above shall be provided prior to issuance of final occupancy. 6. TREE PROTECTION BOND All trees that are not required to be removed shall be covered by a tree protection bond. A tree protection bond in the amount of $50,000 shall be provided prior to issuance of demolition or building permits. 7. LANDSCAPE REVIEW The applicant shall submit a comprehensive landscaping plan, including water conservation and pesticide reduction measures, in conformance with Chapter 14.15, Xeriscape Landscaping and the pesticide control measures referenced in Chapter 9.18, Stormwater Pollution Prevention and Wartershed protection, of the City Municipal Code. 8. BICYCLE PARKING The applicant shall provide bicycle parking and bike racks for the proposed project. The number of bicycle parking spaces and location of bike racks shall be determined by the Director of Community Development. d')-3':< Model Resolution Page 4 U-2006-03 k..ty 9, 2006 9. UNUSED BUILDING MATERIALS In lieu of disposing of unused building materials for the construction of the project, the applicant shall be required to recycle the unused building materials. 10. BUILDING MATERIAL RECYCLING The existing building and site materials shall be recycled to the maximum extent possible subject to the review by the Building Official. Proof of recycling shall be submitted to the City for review prior to final occupancy. 11. DEMOLITION REQUIREMENT All existing structures on the site shall be removed prior to or concurrently with project construction. The developer shall assume the responsibility to obtain all required demolition permits in accordance with City Ordinances. The applicant shall agree to site inspection by the Historical Society if requested. 12. MASONRY WALL A six-foot masonry wall shall be provided on the project's mutual boundary with residentially zoned or used property. Said wall shall be at least six feet in height as measured from highest adjoining grade; greater height may be required if the project creates noise impacts that will require an acoustical consultant report. 13. SCREENING 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. Screening materials/colors shall match building features and materials. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. The location of equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 14. TRASH AND DELIVERY ACTIVITIES A detailed refuge and truck delivery plan must be prepared by the applicant. The plan shall specify locations of trash facilities, refuge pick up schedules and truck delivery schedules and routes. All trash facilities must be screened and enclosed to the satisfaction of Public Works Department. The final plan shall be submitted to the City for review and approval prior to issuance of building permits. ;<.;2-33 Model Resolution Page 5 U-2006-03 L-.-'Y 9, 2006 15. CONSTRUCTION MANAGEMENT PLAN A comprehensive construction operation plan must be submitted to the City for review and approval prior to issuance of grading and building permits addressing the following: ~ Staging area ~ Tree protection ~ Construction hours and limits ~ Construction vehicle and truck routes ~ Dust and erosion control ~ Garbage and debris container location and pick up schedule ~ Signage advising contractors of the restrictions ~ Construction equipment and construction vehicle parking locations In addition to the construction management plan described above, the following additional construction activity limitations apply: ~ No grading is allowed during the rainy season - October through April. ~ On Saturdays, grading, street construction, demolition, underground utility work and other construction work that directly involves motorized vehicular equipment are prohibited. ~ On Sundays, construction is prohibited. ~ Staging of construction equipment shall not occur within 250 feet of residential property 16. 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. 17. SIGN AGE Signage is not approved with this permit application. Signage shall conform to the City Sign Code. 18. RECYCLING FACILITIES The developer shall make provisions for recycling facilities, which shall be in accordance with Chapter 19.81 of the Cupertino Municipal Code. .;(,)-3'/ Model Resolution Page 6 U-2006-03 1._dY 9, 2006 19. PUBLIC ART Prior to occupancy, the applicant shall set aside .25% (up to $100,000) of the total project budget for on-site art. The plan shall be reviewed and approved by the Fine Arts Commission and installed prior to issuance of final occupancy permits. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 20. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soiL BMP plans shall be included in your building plan submittals. 21. EROSION CONTROL PLAN The applicant must provide an erosion control plan with the building permit submittals. The City must approve this plan prior to the commencement of any construction on site. 22. BUILDING PERMIT APPLICATION The applicant will be required to obtain Public Works Department approval for any on site construction via the building permit process. A storm drain fee of $4,013.40 would be required in addition to the standard fees assessed in accordance with the Public Works Department review. 23. DRAINAGE All drainage shall be provided to the satisfaction of the City Engineer. 24. ABANDONED WATER WELLS The property owner shall seal abandoned or unused water wells if the City, after consultation with the Santa Clara Valley Water District, determines that said abandoned or unused water wells have a potential to contaminate the water supply. 25. SANITARY DISTRICT The applicant shall be required to comply with the requirements of the Cupertino Sanitary District, which shall include the following: a. Abandonment of the existing sewer service for the project site to the property line. The abandonment plans shall be submitted to and reviewed by the Sanitary District. b. Additional Sanitary District fees and/ or permits shall be required for the proposed improvements. c. Improvement plans for the subject property shall be reviewed by the District. A District Plan Checking and Inspection Deposit may be required. c2;(-35" Model Resolution Page 7 U-2006-03 k_q 9, 2006 PASSED AND ADOPTED this 9th day of May 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: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development Marty Miller, Chairperson Planning Commission G:\Planning\PDREPORT\REs\2006\ U-2006-02 res.doc d~-3C;; ASA-2006-05 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF AN ARCHITECTURE AND SITE APPROVAL TO DEMOLISH AN EXISTING 53,890 SQUARE FOOT, SINGLE-STORY STORAGE FACILITY AND CONSTRUCT A 155,253 SQUARE FOOT, THREE-STORY STORAGE FACILITY ACCESSED FROM V ALLEY GREEN DRIVE (PUBLIC STORAGE). SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, 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 welfare, 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; and 3) The proposed development is consistent with the North De Anza Boulevard Special Center area. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Use Permit 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 No. ASA-2006-05 as set forth in the Minutes of the Planning Commission Meeting of May 9, 2006, and are incorporated by reference as though fully set forth herein. ;l.;¿ -3 7 Model Resolution Page 2 ASA-2006-05 May 9, 2006 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: ASA-2006-05 (EA-2006-06) Timothy Reeves (Public Storage) 20565 Valley Green Drive SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on Exhibits submitted by RHL Design Group, Inc. dated March 21, 2006, consisting of 21 sheets including a Site Plan, Floor Plans, Elevations, Colored Elevations, and Preliminary Landscape Plan, except as may be amended by the Conditions contained in this Resolution. 2. DEVELOPMENT APPROVAL Approval is granted to construct two new three-story buildings consisting of 74,511 square feet for Building A and 80,742 square feet for Building B for use as a mini-storage facility. 3. PARKING The applicant shall provide a rmrumum of 80 parking spaces on site, in accordance with the parking study prepared on March 20, 2006 by TJKM Transportation Consultants. 4. LANDSCAPE PLAN The applicant shall submit detailed landscape and irrigation plans to be reviewed and approved by the Design Review Committee (DRC) that: a. Provide additional trees within the landscape area on the Cal Trans Interstate 280 right-of-way adjacent to the northern property line of the project site. The applicant shall work with Cal Trans to secure approval for planting of these trees along the project site on Cal Trans property. b. Provide additional trees within the planter areas around the perimeter of the site to mitigate the privacy impacts of the project from the adjacent residential neighborhoods. e. Landscaping shall be provided along the masonry wall separating the project site from adjacent residential uses. Landscaping shall consist of a combination of trees, shrubs and/ or climbing vines that will enhance the privacy screening for the adjacent residential uses. ;<:¿-.3? Model Resolution Page 3 ASA-2006-05 May 9, 2006 5. TREE PROTECTION As part of the demolition or building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. In addition, the following measures shall be added to the protection plan: ~ For trees to be retained, chain link fencing and other root protection shall be installed around the dripline of the tree prior to any project site work. ~ No parking or vehicle traffic shall be allowed under root zones, unless using buffers approved by the Project Arborist. ~ No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City's consulting arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree. ~ Wood chip mulch shall be evenly spread inside the tree projection fence to a four-inch depth. ~ Tree protection conditions shall be posted on the tree protection barriers. ~ Retained trees shall be watered to maintain them in good health. ~ A covenant on the property shall be recorded that identifies all the protected trees, prior to final occupancy. The tree protection measures shall be inspected and approved by the certified arborist prior to issuance of building permits. The City's consulting arborist shall inspect the trees to be retained and shall provide reviews before building permit stage, during construction and before final occupancy of the garage. A report ascertaining the good health of the trees mentioned above shall be provided prior to issuance of final occupancy. 6. TREE PROTECTION BOND All trees that are not required to be removed shall be covered by a tree protection bond. A tree protection bond in the amount of $50,000 shall be provided prior to issuance of demolition or building permits. 7. LANDSCAPE REVIEW The applicant shall submit a comprehensive landscaping plan, including water conservation and pesticide reduction measures, in conformance with Chapter 14.15, Xeriscape Landscaping and the pesticide control measures referenced in Chapter 9.18, Stormwater Pollution Prevention and Wartershed protection, of the City Municipal Code. 8. BICYCLE PARKING The applicant shall provide bicycle parking and bike racks for the proposed project. The numl:>er of bicycle parking spaces and location of bike racks shall be determined by the Director of Community Development. .2;¿ -39 Model Resolution Page 4 ASA-2006-05 May 9, 2006 9. UNUSED BUILDING MATERIALS In lieu of disposing of unused building materials for the construction of the project, the applicant shallbe required to recycle the unused building materials. 10. BUILDING MATERIAL RECYCLING The existing building and site materials shall be recycled to the maximum extent possible subject to the review by the Building Official. Proof of recycling shall be submitted to the City for review prior to final occupancy. 11. DEMOLITION REQUIREMENT All existing structures on the site shall be removed prior to or concurrently with project construction. The developer shall assume the responsibility to obtain all required demolition permits in accordance with City Ordinances. The applicant shall agree to site inspection by the Historical Society if requested. 12. MASONRY WALL A six-foot masonry wall shall be provided on the project's mutual boundary with residentially zoned or used property. Said wall shall be at least six feet in height as measured from highest adjoining grade; greater height may be required if the project creates noise impacts that will require an acoustical consultant report. 13. SCREENING 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. Screening materials/colors shall match building features and materials. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. The location of equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 14. TRASH AND DELIVERY ACTIVITIES A detailed refuge and truck delivery plan must be prepared by the applicant. The plan shall specify locations of trash facilities, refuge pick up schedules and truck delivery schedules and routes. All trash facilities must be screened and enclosed to the satisfaction of Public Works Department. The final plan shall be submitted to the City for review and approval prior to issuance of building permits. c2:2..-,/O Model Resolution Page 5 ASA-2006-05 May 9, 2006 15. CONSTRUCTION MANAGEMENT PLAN A comprehensive construction operation plan must be submitted to the City for review and approval prior to issuance of grading and building permits addressing the following: ~ Staging area ~ Tree protection ~ Construction hours and limits ~ Construction vehicle and truck routes ~ Dust and erosion control ~ Garbage and debris container location and pick up schedule ~ Signage advising contractors of the restrictions ~ Construction equipment and construction vehicle parking locations In addition to the construction management plan described above, the following additional construction activity limitations apply: ~ No grading is allowed during the rainy season - October through April. ~ On Saturdays, grading, street construction, demolition, underground utility work and other construction work that directly involves motorized vehicular equipment are prohibited. ~ On Sundays, construction is prohibited. ~ Staging of construction equipment shall not occur within 250 feet of residential property 16. 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. 17. SIGNAGE Signage is not approved with this permit application. Signage shall conform to the City Sign Code. 18. RECYCLING FACILITIES The developer shall make provisions for recycling facilities, which shall be in accordance with Chapter 19.81 of the Cupertino Municipal Code. .;(;<-'11 Model Resolution Page 6 ASA-2006-05 May 9, 2006 19. PUBLIC ART Prior to occupancy, the applicant shall set aside .25% (up to $100,000) of the total project budget for on-site art. The plan shall be reviewed and approved by the Fine Arts Commission and installed prior to issuance of final occupancy permits. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 20. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in your building plan submittals. 21. EROSION CONTROL PLAN The applicant must provide an erosion control plan with the building permit submittals. The City must approve this plan prior to the commencement of any construction on site. 22. BUILDING PERMIT APPLICATION The applicant will be required to obtain Public Works Department approval for any on site construction via the building permit process. A storm drain fee of $4,013.40 would be required in addition to the standard fees assessed in accordance with the Public Works Department review. 23. DRAINAGE All drainage shall be provided to the satisfaction of the City Engineer. 24. ABANDONED WATER WELLS The property owner shall seal abandoned or unused water wells if the City, after consultation with the Santa Clara Valley Water District, determines that said abandoned or unused water wells have a potential to contaminate the water supply. 25. SANITARY DISTRICT The applicant shall be required to comply with the requirements of the Cupertino Sanitary District, which shall include the following: a. Abandonment of the existing sewer service for the project site to the property line. The abandonment plans shall be submitted to and reviewed by the Sanitary District. b. Additional Sanitary District fees andj or permits shall be required for the proposed improvements. e. Improvement plans for the subject property shall be reviewed by the District. A District Plan Checking and Inspection Deposit may be required. :< d.. - 1./ ;¿ Model Resolution Page 7 ASA-2006-05 May 9, 2006 PASSED AND ADOPTED this 9th day of May 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: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development Marty Miller, Chairperson Planning Commission G:\Planning\PDREPORT\REs\2006\ U-2006-03 res. doc ,2 ;}. -J.j 3 IJ!!~ John W. Johnson Co-President Architect Brian F. Zita Co-President Arch£tect John B. Hicks Vice President Regional Managers Brad A. Gubser Jesse E. Macias Roy W. Pedro Alan K. shimabuknro John W. Strobel 'EstO»lJs'heâ 1966 , - , ~ Offices ANAHEIM, CA BELLEVUE, WA CAMAS, WA DENVER, CO MARTINEZ, CA PErALUMA, CA ROSEVILLE, CA SCorTsDALE, AZ www.rhldesign.com ARCHITECTURE ENGINEERING ENVIRONMENTAL SERVICES 1340 Arnold DI"ive, Suite 110, Martinez, CA 94553 Telephone: (925) 313-9700 Facsimìle: (925) 313-9709 03/20/06 Public Storage Facility 20565 Valley Green Drive Cupertino, CA RE: Project Description A slorage facility owned by Public Storage currently occupies the 2.995 acre site located at 20565 Valley Green Drive. The site is zoned Planned Development (PO) with an underlying zoning of Light Industrial (ML). The use as proposed is an allowed use under Ihe ML zoning designation. The site is surrounded by commercial/offices to Ihe south, and multi family residential on Ihe east and the west, with Interstate 280 to the north. The facility is very old first generation product, built to meet the public's need for mini storage. It consists of seven one-story storage unit buildings totaling aboul 53,890 square feel. Most ofthe·remaining non-building area is paved except for some landscaped areas. The facility has one gated entrance. Most facility users currently avail themselves of the access drive aisle area for loading/unloading activity in Ihe immediate vicinity of their unil(s). Public Storage proposes to demolish all single story slorage buildings on the property and construct two new three-story storage buildings tolaling approximately 155,253 square feel. Building A is approximately 74,511 square feet in area and Building B is approximately 80,742 square feel in area. All storage activities will be fully enclosed within the new buildings with access via secured areas by code only. Each individual unit will be monitored for security purposes. In addition to the new buildings Public Storage is making substantial site improvements including a fifteen foot landscape planter along the entire southerly property line with pockets as deep as twenty feet to allow for trellises and additional landscape features. This landscape buffer will have significant landscaping including trees to provide visual interest and screening of the site. Also proposed is a 25 foot landscape planter along the westerly property line where the building is setback 50' so as to eliminate the impact of the new buildings on the adjacent neighborhood. On-site parking will be augmented by the addition of 69 new parking slalls adjacent 10 the new structures. The buildings have been designed as suggested by Ihe Planning deparlment to incorporate architectural features of the new multi-family housing project being constructed adjacent to the subjecl property. Height of Ihe buildings was limited to three stories as suggested by the Planning departmenl. The retail store area will be expanded and will sell packing supplies and storage related accessories to the public in general as well as persons using the facility. The relail store will be open from 9:30 AM to 6:00 PM seven days a week. The facility will have the same operating hours as currently allowed by Ihe City. The access gate and lobby doors will lock down and not be accessible during non-business hours. Y :\Project\M-N-O-P\PUB\PUB0501 O.O\DOCS\plaJllJillg sub\project discription I_doc d.:1-t../'-( 2-34 lAND USE/COMMUNITY DES1GN þ> Policy 2-39: Partnerships Encourage the pri.vate sector to partid~ pare in partnerships with nonprofit or public agencies to provide community benefit'; and services. ~ Policy 2-40: New Businesses and Business Retention Encourage new businesses and retain existing businesses that provide need~ cd local services and municipal rev~ enues, contribute to economic vitality and enhance the City's physical envi~ ronment. Strategy: Collaboration with Business Commu- nÍ1y. Collaborate with the business com- munity to facilitate growth, development and í.nfrast~cture improvements that benefit residents and businesses through the City's Economic Development Committee and other resources. þ> Policy-41: Maintain Streamlined Development Review and Building Permit Processes Provide efficient and timely review of development proposals, while maintain- ing quality standards in accordance with city codes. Look for solutions to prob- lems, be responsive to commwliry con~ cerns, promote positive coml1lunica~ tions ar all levels of review and provide analysis and advice to decísíon~makers to help them make infonned decisions. Office/Industrial Development The Valko Industrial Park, North De Ama Boulevard, City Center and West Valley Industtial Park employment areas con- tain most of Cupertino's office/industrial CrTY OF CUPERTINO GENERAL PLAN development. Office/lndustrial areas have evolved inro office/research and develop- ment, more than industrial. Apple Computer headquarters and rhe office/industrial fadli- ries of Hewletr Packard are major office developments in Cupertino. The rwo office towers and the mid-rise office buiJdings at the intersection of Stevens Creek and De Anza Boulevards, and the smaller cornpanies in the West Valley Industrial Park on Bubb Road, are other significant developments. Office/indLlStrial development brings prestige and vitality to the City. However, consldera~ tion needs to be given to maximizing eco~ nomic benefits to Cupertino, as well. þ>- Policy 2-42: Revenue Analysis of Office Developments In reviewing office development pro~ posal.s, encourage office uses and activ~ itie.s that generate significant revenUeS ro rhe City, SLlch as local sales offices, capturing point of sale internet trans.. actions and business to business tax revenues. New office development exceeding 50,000 square feet shall be approved only if one of these or similar benefits are provided. þ> Policy 2-43: Conversion of Office/Industrial Uses to Residential Evaluate the economic impacts of con.. verting office/industrial uses ro residen~ tial uses. ~ Policy 2-44: Maintaining Cohesive Commercial Centers and Office Parks Cohesive commercial centers and office parks are necessary to maintain a healthy sales tax base for the city and to retain opportunities for exisÜng businesses to expand in response to changing business trends. Cupertino's major retai.l commercial centers are ¿;¿ .2 -'IS- ECONOMIC DEVELOPMENT 2-35 located at Valko Fashion Park, The Marketplace and Portal Plaza centers, Cupertino Village, the Oaks and the Crossroads Commercial District; the office parks are located at Valleo (North of Highway 280), North De Ann Boulevard and Bubb Road. Projects with residential or quasi-pub- lic components proposed to replace some or all of the existing industrial, office and commercial uses on a site in these areas will be evaluated on a case by case basis to detennine if they are complementary to the overall bw;iness park or shopping center, or otherwise meet the criteria below. Two-thirds of the commercia l/office square footage that is convened to residential uses shall be allocared to majot employers (companies with Cuperti.no sales offices and corporate headquarters). The remainder of the square footage shall be allocared to the commercial or office pool in the subject area. L Integrate into the existing land use pattem by: · Continuing established land use patterns (e.g. commercial next ro commercial or resi.dential adja- cent to residential) · Continuing patterns of building massing, setbacks and height · Establishing logical developmenr patrerns bounded by visible nat- ural or man,made features such as a public or private road, creek! freeways etc. 2. Provide visible pedestrian/bicycle connections to and from existing uses. 3. Provide a visible and publicly acces- sible park/placa or open space area. 4. Orient active building spaces to the public or privare rights of way. 5. Provide superior building design with high qualiry narural mar,erials and building arch.itecture. 6. Demonstrate there are sufficient existing or supplemental local rev, enues to support municipal and school services needed to serve the development. 7. Show rhat the bu iIding is function- ally obsolete in a marker sense and cannot be teasonably redeveloped or marketed into a compatible use within the surrounding area, or show the existing building/use is no longer complementary to the larger commercial center or office park. 8. Show rhat the development can reasonably stand a lone as a self-suf- ficient land use that is otherwise complementary to existing bulld- ings and uses. 9. Show that rhe residential or quasi- public use provides an incentive to incorporate a significant compo~ nent of commercial or office uses on the site. c:m~cial Development <~~ Cupe-rtino's most significant commer, dal center iiValko Fashion Park. Because of the economic ~cline of the Valleo Fashion Park, the City ~iriated a redevelopment project area rhere Ìì\ 2000. Redevelopment funds will be used to ~:; rhe revitalization of this regional shopp;~~Z'ter through mall expansion, intrastructure im~rovements, and econo~1ic developme:nt progr~1s an~ provi, sion ot very low, low and mod~e-mcome CITY OF CUPERTINO GENERA L PLAN (1) THE VALLCO FASHJON PARK COMMERCIAL CENTER (POLICY 2-30) PROVIDES ADDITIONAL DF.TA!L ON PRO~ POSED USES AND RECil'LAT10NS FOR THE V...LLCO FM;H10N PAHK, :<..2.-"/(, ;';""'!.;:'''';~: >;;">,,,-.C'>:0 9809ihSf,,161hFloor sacramento, CA 95814-2736 916.449.9095 5960/ngIewoodDr.,SUile100 H'æsanton, G..494588.8535 925.463.0611 925.483.3690 fax 'Oii'1;;io;;¡ ,--"-,;~I'G Transportation Consultants 14-1StrJnyar.,Sli~e280 Santa Rosa, CA 95401-4110 707.575.5800 7OZ575.5888rex 516 W Shaw Ave., Suite 200 Fresno, CA 93704-2515 559.3257530 559.221.4940 fax March 20, 2006 Mr. Ahmed Ali RHL Design Group, Inc. 1340 Arnold Drive Suite llO Martinez, CA 94553 Email: aali@rhldesign.com Subject: Parkiug Study for the Proposed Public Storage Facility Expansion 011 20565 Valley Greell Drive in the City of Cupertino (TJKM Project No. 14S-0(9) Dear Ahmed: The purpose of this letter is to summarize parking duration and occupancy survey results for the proposed expansion of the Public Storage facility located at 20565 Valley Green Drive in the City of Cupertino. The existing building area at the project site is approximately 53,890 square feet (sqft). There are no sJriped parking spaces at the existing facility. However, Public Storage users can park their vehicles in rront of their allotted storage unit for the duration. The proposed project proposes the demolition of entire existing storage building area and replacing it with 1W0 new three-story, storage buildings. The existing single-story buildings A, B, C, 0, E and F will be replaced by two separate three-story buildings A and B of 99,348-sqft and 104,840-sqft respectively. The resulting new building area will be 204,188 sqft, representing a net building area increase of approximately 150,298 sqft, or a 379 percent increase ftom existing building area. The site plan of the proposed storage facility with the new buildings is as shown in Figure 1. Striped parlcing spaces are proposed for the re- developed facility. A total of 75 spaces plus eight accessible spaces are shown on the proposed site plan. Existing Parking Generation TJKM collected existing driveway counts at the existing facility on Wednesday, March 15, 2006 during the evening peak period between 4:00 and 6:00 p.m. This was done to detennine approximate existing trip generation at the site and also detennine any correlation with the facility's own entry/exit log data at the security gate of the project driveway. According to the store manager, the bnsiest or peak period for the facility is usually during the fIrst week of the month. TJKM obtained the fIrst two weeks worth of entry/exit log data for the month of March 2006 rrom Cupertino Public Storage manager to analyze peak parking demand. The entry/exit log data obtained revealed that peak parking demand occurred on Friday, March 3'd when four vehicles arrived between 5:53 p.m. and 6:30 p.m. ,);¿-1../7 ~ : 'Th'h~yt: ï o ',i"""""" I L >- i::',/i Y i:!~l',;~:::~t--q- 11.~ :;iILYc:k-'! - : ' "'--j i ,,'1!:-I: ,-j I' ~J '::i : I! .'; .' i!! ;'iii II ,:---1 : '¡",~ i,i,i! . ,~:~::r: '~I ~_'? ,"'I !:'.~f! I .1i I ~~3 ,"!, ~ \>iftJl' 'F~ 1 8~§~~~ I' //,·Htr1-r-1-=~ ffig~~~~ íi!~:' ~II 1-', ' ;::~~i~~ 1~ ~!¡i"I', I IJ ~ g ¡ '1I1.t::B : ,~ II Vl1 r I"' al!' i IE¡ i ! III' I, i..;' ~ ¡ I'll' l' ',' "": "": ~ ~ I' i ~ (<1' I I ' '~- C-l!' , ' I ~ ! I I '~;:r 1':>-:;>.' ql'I', 1: [¡ I';,' ¡î =¡ I(':~ : i III! !~ ! .. IIJ! : ---1 I ~ 111"1' ,:~',"" I, !ë "I i :'~' ' Iii II ¡: ," ' mill I~ I' æ 1111' ,,~,' "'. ' II I ,,~. < ' ,¡II, ¡¡ ~ §..."~. '---< III ! , I'~ "'n~~~ i j' I '. I -. ~..,ŒI"';:!;S!: I ,II \ "'[-'Y~i3' ~ ¡;; I 'I' " I II I ¡-¡ II, I 1~.J I III I ~!b I, !','1\ I~L¡ i : ',\: " l---j I ¡¡ '¡,i,¡:: ¡~LT;.,I~~ _ '_"', J L__ ,,,'~-I -- "'-.--J ...-,1';¡- 1,/:-1 ~1~1'~ ;'- _J ~ ~\"'-"; i ,',:,', '. w .,_ ":".., .,,,~!,.,l!. '..: i - ~~ - - - ~--'"- --_.-- -p" ~-~-..------ ¡ l__-- \ L~- ---~B ~~d ~¡§_8 ~~zõ z !'! ~'F' ¡¡: >. -0 ::;¡ - en£: O>~ 1::- :.;2D. .... Q) O CtI.... 11..- .!: ( ) en 1:: ( ) ~"O O'....Q) ::;¡0ll) üèi.i 0 ~ 'õ.2 0. ~ £-§ e üc..D.. ~ > ~ ~ ~ .;¿.2-Ljg Mr, Ahmed Ali March 20, 2006 3 The entry/exit log data for the day of March 3,2006 is sumrna,-;zed i,¡ a table in Appendix A. The average parking duration for the four vehicles parked at the facility at 6:30 p.m. was approximalely 30 minutes. A graphical chart showing the peak parking accumulation is also included in Appendix A. The Public Storage gate log for 4:00 and 6:00 p,m. on March 15 L1J.dicates one entering vehicle and one exiting vehicle. These results correspond with TJKM observations for the smIle day between 4:00 and 6:00 p.m. Future ParWng Activity A tolal of 83 parking spaces are proposed at the sile, including two loading spaces and eight accessible spaces per proposed projecI site plan. Since the proposed project will effectively quadmple the site building area, il is expected that future parking demand will also be quadruple the existing parking demand. Therefore, a parking demand of 16 vehicles (4 parked vehicles multiplied by 4) can be expected with the project expansion. The proposed parking area can easily accommodate this expected future demand. Also, average duration of parked vehicles is expected to be the same as existing conditions. If you have any questions abont our study, please free to call us at (925) 463-0611. Very Truly Yours, /"'-.... ~,.,.-.L.-' (-_/)~ ( ~ Gordon Lum, P.E. Semor Associate L1lUwv..0L{J Vishnu Gandluru Transportation Engineer J:\Jurisdiction\C\Cupertino\148-009 - Public Storage Parking\L032006 Public Storage _ Cupertino.doc Attaclunents: Appendix A (parking Calculation Sheets) ;(;1.-'-19 APPENDIX A - PARKING CALCULATION SHEETS ;¿,)_SO <Ø .. ¡;; S! .., '" >. .. "" o¡:: ... ~ .2 '" o -' .!! .. C) " '" .. ~ .s en .!:! JS '" c.. o c ;¡; 8- '" <.> ~ ~ ",.9:¡¡-~ "1¡¡~~ "1::IS-S.° ¡;CI m u ~ J! ~ .E ~ m Q. m 1ii ~ o ~ ~ ." 0> ~,~\ 11I:it oS ~ ~ "' v v ~ "' ~ ~ . 0 ...'" ~; CI o N o '" o Rl o "' ~ o ~ o o N o ~~ ¡::;; Q. E " '" '" ¡ij .~ "' ... 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POIJad aWl.! r 0 M I- 10 N _ 0 N I- 10 ..- III .9! .~ ,s:: Q) > C> ..... :<,2,-5':< ,~~ CITY OF CUPEIQ1NO INITIAL STUDY" ENVIRONMENTAL EVALUATIONCI--IECKLIST> City of Cupertino 10300 Torre Avenue Cuperlino, CA 95014 (408) 777-3308 FAX (408) 777-3333 Communily Devei<JpmentDepartment Staff Use Only EA File NO.EA-2006-06 Case File No. U-2006-03; ASA-2006-05 PROJECT DESCRIPTION: Project Title: Public Storaqe Project Location: 20565 Valley Green Drive Project Description: The project is a request to demolish the existinq mini-storaqe buildinqs at the Public Storaqe facility located on Valley Green Drive and to construct two new three-story mini-storaqe buildinqs on site. consistinq of Buildinq A and Buildinq B. Buildinq A is proposed to be 74,511 square feet and will accommodate approximatelv 631 storaqe units and an associated rental/retail sales office. Buildinq B is proposed to be 80. 742 square feet and will accommodate approximately 537 storaqe units. Environmental Setting: The new buildinqs will be constructed at the existinq Public Storaqe facilitv located north of Valley Green Drive. south of Interstate 280 and west of N. De Anza Boulevard. The site is accessed bv a private drivewav from Vallev Green Drive and is surrounded by Interstate 280 to the north, two-stOry hiqh tech office buildinqs to the south occupied bv Apple, a new residential condominium complex under constructed to the east. and multiple family residential units to the west. PROJECT DESCRIPTION: Site Area (ac.) - 130.469 s.f. Building Coverage - 39.12% Exist. Building - 53.890 s,f. Proposed Bldg. -155.253 s.f. Zone - P(CG.ML.Res4-10) G.P. Designation - Office/Industrial/ Commercial/Residential Assessor's Parcel No. - 326-10-044 If Residential, Units/Gross Acre . Unit Type #1 Unit Type #2 Unit Type #3 Applicable Special Area Plans: (Check) o Monta Vista Design Guidelines Total# Rental/Own Bdrms ' Total s.f. Price NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA o S. De Anza Conceptual x N, De Anza Conceplual o S. Sara-Sunny Conceptual o Heart of lhe Cily Specific Plan o Stevens Creek Blvd. SW & Landscape If Non-Residential, Building Area - .155.253 s.f. FAR - 1.19% Employees/Shift - 2-Parking Required - N/A Parking Provided - 80 spaces Project Site is Within Cupertino Urban Service Area - YES X NO 0 d< ;¿ -.5-3 INITIAL STUDY SOURCE LIST A. CUPERTINO GENERAL PLAN SOURCES 1. Land Use Element 2, Public Safety Element 3. Housing Element 4. Transportation Element 5. Environmental Resources 6. Appendix A- Hillside Development 7, Land Use Map 8. Noise Element Amendment 9. City Ridgeline Policy 10. Constraint Maps 28, Cupertino Sanitary District 29, Fremont Union High School District 30, Cupertino Union School District 31. Pacific Gas and Electric 32. Santa Clara County Fire Department 33. County Sheriff 34. CAL TRANS 35. County Transportation Agency 36. Santa Clara Valley Waler District 36b Sanla Clara Valley Urban Runoff Pollulion Prevention Program 36c San Jose Waler Company B. CUPERTINO SOURCE DOCUMENTS 11. Tree Preservation ordinance 778 12. City Aerial Photography Maps 13. "Cupertino Chronicle" (Caiifornia Hislory Cenler, 1976) 14. Geological Report (sile specific) 15. Parking Ordinance 1277 16. Zoning Map 17. Zoning Code/Specific Plan Documenls 18. City Noise Ordinance 18b City of Cupertino Urban Runoff Pollulion Prevention Plan C. CITY AGENCIES Sile 19. Community Development Dept. List 20. Public Works Dept. 21. Parks & Recrealion Department 22. Cupertino Water Ulility E. OUTSIDE AGENCY DOCUMENTS 37. BAAQMD Survey of Contaminant Excesses 38. FEMA Flood Maps/SCVWD Flood Maps 39. USDA, "Soils of Santa Clara County" 40. County Hazardous Waste Management Plan 41. County Heritage Resources Inventory 42. Santa Clara Valley Water District Fuel Leak Site 43. CalEPA Hazardous Waste and Substances Site 43b National Pollutant Discharge Elimination System (NPDES) Municipal Stormwater Discharge Permit Issued to the City of Cupertino by the San Francisco Bay Regional Water Quality Control Board 43c Hydromodification Plan D. OUTSIDE AGENCIES 23. County Planning Department 24. Adjacenl Cities' Planning Departmenls 25. County Departmenlal of Environmenlal Health D. OUTSIDE AGENCIES (Continued) 26. Midpeninsula Regional Open Space District 27. County Parks and Recrealion Department F. OTHER SOURCES 44. Project Plan Set/Application Materials 45. Field Reconnaissance . 46. Experience w/project of similar scope/characteristics 47. ABAG Projection Series A. Complete all information requesled on the Inilial Study Cover page. LEAVE BLANK SPACES ONLY WHEN A SPECIFIC ITEM IS NOT APPLICABLE. B. Consuit the Initial Study Source List; use the materials listed therein 10 complete, the checklist information in Categories A through O. C. You are encouraged to cite other relevant sources; if such sources are used, job in their title(s) in Ihe "Source" column next to the question to which Ihey relate. D. If you check any of the "YES" response 10 any questions, you must attach a sheel explaining the potential impact and suggest mitigation if needed. E. When explaining any yes response, label your answer clearly (Example "N - 3 Historical") Please try to respond concisely, and place as many explanalory responses as possible on each paqe, F. Upon completing the checklist, sign and date the Preparer's Affidavit. G. Please altach the following materials before submitting the Initial Study to the City. v'project Plan Set of Legislalive Document v'Location map with site clearly marked (when applicable) BE SURE YOUR INITIAL STUDY SUBMITTAL IS COMPLETE . INCOMPLETE MATERIALS MAY CAUSE PROCESSING DELAY c:?~-s'f EVALUATION OF EN\ JNMENTAL IMPACTS: I ----------------·-1 ~ ~ -; i ISSUES:. . ' 'E ~ ~ ¡[and Supportmg Information Sources] 2 I: E[ o .!:!'- a. (J) I I loT 0 ro [2] I I I -~-_._-~------j-~-_._--------+-------~~._----- 010 10[2] 1:- ---YI:-- ctS I: c: ,21 r::: ra 0- ('Qira- ...I::U.t::.¡:;r: J:uO I-tt::::.rao I-¡,¡::CI:S cn·-,.C>a. cn·-a. ~ c ~ ; ~ ~ C E Q)C> '-0 Q)C>_ --I ¡¡; 2 gl --I ¡¡; I ---~ - , u ' o '" z a. , E ' i I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a i scenic vista? [5,9,24,41,44] ¡b) Substantially damage scenic resources, i including, but not limited to, trees, rock i outcroppings, and historic buildings within a I , ! state scenic highway? [5,9,11,24,34,41,44] i ! c) Substantially degrade the existing visual 0 0 I 0 [2] character or quality of the site and its I surroundings? [1,17,19,44] d) Create a new source of substantial light or 0 0 I [2] 0 glare, which would adversely affect day or I I nighttime views in the area? [1,16,44] I Items a. b. and c No Impact I There are no scenic vistas or scenic resources on the project site; therefore, the proposed project will have no I adverse effects on scenic vistas or scenic resources. The proposed project is also not anticipated to degrade i the existing visual character of the site, given that the site -is currently developed with existing mini-storage I buildings. I Itemd Less than Sianificant ; The proposed Ihree-story buildings will create a new source of light in the area; however, this source of lighl is i not anticipaled 10 adversely or substantially impact the area. The proposed projecl is anticipated to provide i lighting in keeping with the surrounding commercial area; however, due to the location of these buildings i adjacenl to residenlial uses, conditions of approval shall be required to ensure that such lighting does not! adverseiy or substantiallv impacllhe area. I \ II. AGRICULTURE RESOURCES: In II i determining whether impacts to agricultural I I resources are significant environmental i i effects, lead agencies may refer to the I ¡ I California Agricultural Land Evaluation and I I Site Assessment Model (1997) prepared by I i the California Dept. of Conservation as an I , I optional model to use in assessing impacts , , , I i on agriculture and farmland. Would the i project: , , , I 4 o I [2] I I I I I I ! ..-----I. I o 0 i [2] I I i -------~ -m--~---·-----·--a;¡ -s S- ~ I i o o i a) Convert Prime Farmland, Unique , Farmland, or Farmland of Statewide i Importance (Farmland). as shown on the ! maps prepared pursuant to the Farmland I Mapping and Monitoring Program of the i California Resources Agency, to non- I agricultural use? [5,7,39] o I -----f I I b) Conflict with existing zoning for I ¡ agricultural use, or a Williarnson Act I i_ con~~ct?J5.:2':23] ______.___ _________ _..._J..__.__ I C) Involve other changes in the existing I environment which, due to their location or I nature, could result in conversion of Farmland, to non-agricultural use? [5,7,39] I __L ------------------·-------l--:~ J-~-1-- § B I 15 ~ _ .~ (J 01 ..t: 0 .t: :;: ~ J: 0 0 -:;:¡¡::l'" I-¡¡::::::",o I-¡¡::~ -,- ""-".010. ",'-- .2;!t:E 1/)1':;:.;10.. (/)!.':E ° .S?- OJ.S? .- 0 OJ .S?- a.CI) ..JCI):2: gl ..JCI) I ~-----I----!---- D jl D IŒJ¡ t ! I ! ! ! ì i - ----_._-------'----~ - c.> , o '" Zo. E ISSUES: [and Supporting Information Sources] D Items a throuah c - No Impact The project site, as an improved mini-storage facility, is located within a developed urbanized area and has no agricultural land or resources; therefore, the proposed project will not impact agricultural land or resources. I I III AIR QUALITY Wh 'I bl th - ere aval a e, e , significance criteria established by the ! applicable air quality management or air i , i pollution control district may be relied upon to make the following determinations. Would ! the project: , a) Conflict with or obstruct implementation of D D D ŒJ i I ; , the applicable air quality plan? [5,37,42,44] I ! b) Violate any air quality standard or D I D D I ŒJ contribute substantially to an existing or I I I projected air quality violation? [5,37,42,44] c) Result in a cumulatively considerable net D D D ŒJ, increase of any criteria pollutant for which the project region is non-attainment under an I applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? [4,37,44] d) Expose sensitive receptors to substantial I D D D ŒJ pollutant concentrations? [4,37,44] e) Create objectionable odors affecting a D I D D ŒJ substantial number of people? [4,37,44] llems a throUGh e - No Imoacl The proposed mini-storage buildings are not anticipated to conflict with any applicable air quality plan, violate i any air quality slandards, or create objectionable odors within Ihe surrounding area. Standard mitigation I measures will be applied to Ihe project as condllions of approval to mitlgale odors and dust resulting from I construction-related activities. ' -----------._- -~~-_.~---_._._-~-_.._~---------_._------- --------- .;( 2 -s(, ~_._--~--~------~ -- -- -~---~~-- ~ ~-~~ ~ <: .~-~ 1:-r-~ , -CO....... _0""'" '''ra-' ... i ISSUES: .!::! () () ..: <: :;:; e ..: () () I () , -t¡::C'U .....l'Urao f-.-rtI ora , [and Supporting Information Sources] <: .- OJ VI () CI a. VI ~ a. I z a. .2:1 <: E ' VI ¡¡:: :;:; '- VI( ) .~_ _E IE OCl- ( )·-·-o v, a.èñ 1..J§,2() ..JU) I èñ <: I í I I i I IV. BIOLOGICAL RESOURCES -- Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate o o o ŒJ sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game I or U.S. Fish and Wildlife Service? I [5,10,27,44] I b) Have a substantial adverse effect on any I 0 I 0 0 I ŒJ I riparian habitat or other sensitive natural I community identified in local or regional I I plans, policies, regulations or by the California Department of Fish and Game or I US Fish and Wildlife Service? [5,10,27,44] , c) Have a substantial adverse effect on I 0 0 0 ŒJ I federally protected wetlands as defined by I I Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? [20,36,44] I d) Interfere substantially with the movement I 0 0 0 I ŒJ of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? [5,10,12,21,26] e) Conflict with any local policies or 0 0 0 ŒJ I I I , , ordinances protecting biological resources, , , i such as a tree preservation policy or I ordinance? [11,12.41] -1 I I i I f) Conflict with the provisions of an adopted I I , I Habitat Conservation Plan, Natural 0 i 0 0 I ŒJ , i Community Conservation Plan, or other 1 i approved local, regional, or state habitat i conservation plan? [5,10,26,27] ; Items a throuah f - No Imoact ----.---~-_->.....--- --- ~--- i The project site is developed as a mini·storage facility. No trees are proposed to be removed in conjunction with this: i development. Therefore, ttie proposed project will not have a substantial adverse effect on threatened or endangered . (_ bj~l(?gjcal resou~ces;.,__,_____________.___.____ __________ ______________~..__,_._,.__~_~____________"_.~,._________n __-----' L ;<::<.-57 ¡ ISSUES: , [and Supporting Information Sources] ~-"-~"~----"-""------I--~ -- - I <:' 1 ~- c: -. 01 'I - <: '" l <:.- -ra- n) 0- .~uu J::uJ:+:ir: -=:1: ~'" ~:1::!: ~8. .§ce (/ c3::.¡::¡... 00>- ",0> '-01 c.. i:i5 -' i:i5 :;;; u <: I I ! J I I I I I <:- I '" <: J: CU ü I I-'!:! '" .... ~ , <n';: ~I <n o>..ê I '" .- -'If) , L I I , - u o '" za. E .--- _...~-----------_._._---"--- D , I I I I I L____ i V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in , the significance of a historical resource as defined in §15064.5? [5,13,41] o o ŒJ b) Cause a substantial adverse change in o o o ŒJ the significance of an archaeological I resource pursuant to §15064.5? [5,13,41] , , I ~ c) Directly or indirectly destroy a unique 0 0 0 ŒJ ¡ ¡ paleontological resource or site or unique i geologic feature? [5,13,41] i d) Disturb any human remains, including D 0 0 ŒJ those interred outside of formal cemeteries? [1,5] Ilems a throuah d No Impact The site is not within a sensitive archaeological area of the City and has no historical resources on site. VI. GEOLOGY AND SOILS - Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: , i) Rupture of a known earthquake fault, as D 0 0 ŒJ i delineated on the most recent Alquist-Priolo I I i Earthquake Fault Zoning Map issued by the , State Geolog ist for the area or based on ¡ other substantial evidence of a known fault? ! í Refer to Division of Mines and Geology i Special Publication 42. [2,14,44] , i I ii) Strong seismic ground shaking? 0 ! D I 0 ŒJ ¡ , [2,5,10,44] i iii) Seismic-related ground failure, including 0 0 0 I ŒJ , I liquefaction? [2,5,10,39,44] i I I iv) Landslides? [2,5,10,39,44] D 0 0 ŒJ , ! I ! -+ , [ , I I,' b) Result in substantial soil erosion or the 1 DiD I D ŒJ , loss of topsoil? [2,5,10,44] l I I, .___._____.__._._._______~_____'_'____.______~ .._.___.____L-___.._~_~_,.__,_______._L_____._______" « :J. -5 1f ------.-----~-,.----'--- --~------'Ii - ~ ~ ....~ 1 ~ _ i ~ 1-1 ~ - ü I -~-' I ISSUES: .... .::: '" I- ¿: ;=: (ij::; 1-.::: '" 0 '" c~ (1)'- > Ö)c. VJ~ Co z c.E ! , [and Supporting Information Sources] I <I>!: E II)!::> :¡:; ... !: E õ5~)- .,5'en!2' ~ ~ :ß.!2'- , I a. en ¡: ..J en : c) Be located on a geologic unit or soil that isi D D I D unstable, or that would become unstable as , I ~r~~~~ro~~~:it~r~~~~l~~~ 1~~~~~lti:~~e~ed~~~, I I I ' ! ~~:i~:E:~::;:: ::::P;,":"",", j 0 0 ··1- ~III- 00 I ! in Table 18-1-B of the Uniform Building Code I (1997), creating substantial risks to life or I II' I property? [2,5,10] , I ! -- o ! e) Have soils incapable of adequately ! supporting the use of septic tanks or I alternative waste water disposal systems i where sewers are not available for the i disposal of waste water? [6,9,36,39] Illems a throuqh e - No Impacl I The proposed project is not anticipated to expose people or slructures to rupture of a known! I earthquake fault, seismic ground shaking, or landslides, According to Ihe Geologic and Seismic I I Hazards Map of Ihe Cupertino General Plan, the project site is located in a VF, Valley Floor, zone. I I The VF zone includes all relatively level valley ftoor terrain with relatively low levels of geologic! I hazard risk. Additionally, the project site is not known to have soils incapable of adequalely i ! supporting the use of septic tanks or allernative wastewaler disposal systems. ' ! D D D o VII. HAZARDS AND HAZARDOUS I I i ! MATERIALS - Would the project: ! , a) Create a significant hazard to the public or D D D 0 I the environment through the routine i transport, use, or disposal of hazardous ; materials? [32,40,42,43,44] i I b) Create a significant hazard to the public or I I i D D D 0 ! the environment through reasonably I I I foreseeable upset and accident conditions I , I involving the release of hazardous materials I I ! i into the environment? [32,40,42,43,44] ___ ___ ______J____ ,;¿~-s-c¡ --~----,---,_._--_._-- I- ------r-~-- I I 1 ~ë I I_tO ....' ~.!:! ~ 'I ~ ~.êl c.. (f) i I I I I c) Emit hazardous emissions or handle 1 D I hazardous or acutely hazardous materials, I I , substances, or waste within one-quarter mile I i of an existing or proposed school? Ji Ii, 'I 1 J~..:.~...:30:40,~~L___ ___.__._1___. _________+____~_____J ,I i I . ----r-----,------ c:-.~B c..... I ' t051U:'¡: I ra:5_ ..s::ue>ra: ..s::uo' 1:) 1--'-'-0 1-·-ra:IO" cn~~a. i CI)~o.. zc. "'5,2'- i "'5,E, E ~'_J:0 1"'·--1 -J (J) ..... (J I ...J (J) , .- c:: I ' =:- I I I I I D I 0 D ISSUES: [and Supporting Information Sources] d) Be located on a site which is included on a I D D D I 0 , list of hazardous materials sites compiled I I pursuant to Government Code Section I ! 65962.5 and, as a result, would it create a I significant hazard to the public or the , I environment? [2,42,40,43] , , , i e) For a project located within an airport land D D D 0 i , use plan or, where such a plan has not been I adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? [ ] f) For a project within the vicinity of a private D D I D 0 airstrip, would the project result in a safety ¡ hazard for people residing or working in the I project area? [ ] , I g) Impair implementation of or physically I D D D 0 I interfere with an adopted emergency i response plan or emergency evacuation 1 ¡plan? [2,32,33,44] I h) Expose people or structures to a D D D 0 i significant risk of loss, injury or death ! involving wildland fires, including where I wildlands are adjacent to urbanized areas or i where residences are intermixed with i wildlands?[1 ,2,44] ...J I Items a throuah h - No Impact i The proposed project site is currently developed as a mini-storage facility and has been maintained as such for ¡ several years. The proposed buildings are not anticipated to generate hazardous waste, increase the risk of ¡ accidental explosion, release hazardous substances, interfere with emergency services, increase exposure of i people to hazardous waster or increase fire hazard in areas with flammable brush, grass or trees. i The project site is not within a two-mile radius of the nearest airport (Moffett Airfield/San Jose Airport) and is not i listed as a contaminated site in the State of California Hazardous Waste and Substances Site List. ,_._~--_..._------~_._-_._--------------,._--------,._.-----_._--~~--_._---- ,..-.-----------.---..-.------" o<.;{-¿,ò -~~T--I--- '-----,--·--..--T--~, »- I c: - gl - 1 i = :¡¡ - "':¡¡ g:;:1 :¡¡:¡¡ - I _! 00 ..r:u..c~~ .s=.uO 0: I-¡¡:::!:::~O J-~CU¡ ora i ~~ "'~ (/).-:::. C'Je. 1./)'- Q.¡ Z c. I ¡nt::>:;::;,- U)t:EI E : õ.2'- Q.)C) '-0 Q.)C)_I I' a.cn .Jêñ 2 tJ, .Jêñ .= I i I I i-j VIII. HYDROLOGY AND WATER QUALITY ¡II II , I .. Would the project: , iD DID 10 L i I x i D D I I I I I I I I I ~--"--1 -.---"---..,-----..----- ISSUES: [and Supporting Information Sources] a) Violate any water quality standards or i waste discharge requirements? [20,36,37] ! b) Substantially deplete groundwater 1 supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level i which would not support existing land uses I or planned uses for which permits have been , ! granted)? [20,36,42] D o 1 c) Create or contribute runoff water which , I D I D 0 , I I D i i would exceed the capacity of existing or I ! I planned stormwater drainage systems or , 1 provide substantial additional sources of ! I , I polluted runoff? [20,36,42] , I I i d) Otherwise substantially degrade water D D D 0 ¡ i quality? [20,36,37] I i e) Place housing within a 1 OO-year flood D D D 0 I hazard area as mapped on a federal Flood ! Hazard Boundary or Flood Insurance Rate I Map or other flood hazard delineation map? I i [2,38] i f) Place within a 100-year flood hazard area i D D D 0 , i I structures which would impede or redirect i , i flood flows? [2,38] 1 I i I I I I i g) Expose people or structures to a D D D 0 i significant risk of loss, injury or death I I involving flooding, including flooding as a i result of the failure of a levee or dam? 0 ,[2,36,,,8] 1 I h) Inundation by seiche, tsunami, or D I DiD i 0 ! mudflow? [2,36,38] !, I J '-~~._..______._.______________.__._,___~__~,__,_..__..____1______._.--L.____~_,_,____.L________ -_______ c2.:2.-C,1 --.--.------- -----------------u- -- -l-- --- ---,-'--- I . " .. !: " ~~ c~.2o c~ i ' - .... co .........- co ... Cån:Jt) ~rara1U 1.J::l"aõ ü i ISSUES: :;; .!:! '" I-.!:!.~ 0 1 I-'!:! '" 0 '" [and Supporting Information Sources] g 1§ ~ (/) 1§ ~ 0. (/) 1§ Eo. z Eo. - e> (/) e>"".... , (/) e> 0._- 5,-..1::0 i (1)._- c..en en:=: g I' ..Jen I :;:- I Items a thouqh h - No ImDacl The proposed project is not anticipated to violate any water quality standards or water discharge requirements, substantially deplete groundwaler supplies, degrade water qualily, place housing in a 1 OO-year flood zone, or expose people or structures to risks involving flooding, or tsunamis. The project site is located within a B flood zone per the Flood Insurance Rate Map, Community Panel Number 060339-0004-C, dated May 1, 1980, The project site is currently developed as a mini-storage facility that is relatively flat and paved, with the exception of some landscaping along the perimeter of the site. The buildings, will be constructed over portions of the property that are currently developed with one-story mini-storage! buildings or are already paved. Therefore, the proposed project is not anticipated to result in a substantial net i increase of impermeable surrace on the project site. Standard conditions of approval will be applied to the i project requiring construction to provide additional stormwater control measures to reduce run-off in accordance ! with BAASMA guidelines. ' , IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established I 0 0 0 ŒJ I community? [7,12,22,41] 0 I 0 0 í ŒJ b) Conflict with any applicable land use plan, 1 , , policy, or regulation of an agency with , , jurisdiction over the project (including, but I i not limited to the general plan, specific plan, i local coastal program, or zoning ordinance) adopted for the purpose of avoiding or I mitigating an environmental effect? [1,7,8,16,17,18,44] I M c) Conflict with any applicable habitat I 0 0 0 conservation plan or natural community conservation plan? [1,5,6,9,26] i i Item a throuqh c - No Imoact i The prooosed development will not physically divide an established communily and will nol conflict with any I applicable land use plan, habitat conservation plan or natural community conservation plans. , , X. MINERAL RESOURCES .- Would the I project: 1 , I , 'j ""oil ;c fu' '0" of ",;¡,bmty of, k"'l D 0 0 ŒJ mineral resource that would be of value to , the region and the residents of the state? I 'J5,10] __ ________ __1__________________----' .;{;{-¿;Z ,--_.~_._--.-----~--- ---~---~-·l-- I I I I I I I I I I I I ISSUES: [and Supporting Information Sources] b) Result in the loss of availability of a locally-important mineral resource recovery , site delineated on a local general plan, specific plan or other land use plan? [5,10] Items a and b -- No Impacl No known mineral resources exist on the project site. ï ¡ XI. NOISE -- Would the project result in: ! i a) Exposure of persons to, or generation of, I noise levels in excess of standards I established in the local general plan or noise I ordinance, or applicable standards of other ¡ agencies? [8,18,44] »- - <:: -ca- .!!! <J <J ...._ n:¡: I:~ Q.! .æ I: EI o .~-I a.. CI) I I --~T-------r----··--l c- _ 0 1:'" I ! co I: ... .- _ s:: ! ..s::<'3 0'" '\On:¡:_ +' o..s::+:i~ ..s::uu 0 1-t;:~I'tIO l-t;:ctI ocu cn·-,.01c. cn·-c. zc. U) c:: :> :;:; 10.. ( ) c:: EEl,. m en .- 0 '" 01_ ..J ¡¡:¡ ã g ..J ¡¡:¡ o o ŒJ o ----¡ I I o o ŒJ o ! b) Exposure of persons to or generation of 0 I 0 0 I ŒJ i excessive groundborne vibration or I I I i ground borne noise levels? [8,18,44] I , I I I c) A substantial permanent increase in 0 0 0 ŒJ I I I ambient noise levels in the project vicinity ! above levels existing without the project? I I ! [8,18] L i d) A substantial temporary or periodic 0 0 ŒJ 0 ! increase in ambient noise levels in the ! project vicinity above levels existing without i the project? [8,18,44] Ie) For a project located within an airport land 0 0 0 ŒJ I use plan or, where such a plan has not been ! adopted, within two miles of a public airport ! or public use airport, would the project I expose people residing or working in the i project area to excessive noise levels? i [8,18,44] ! f) For a project within the vicinity of a private 0 0 0 I 0 I , airstrip, would the project expose people I I residing or working in the project area to I I , excessive noise leveis? [8,18] I , ._--_._._~_._---~ ._,~_.__________-------'-_._~__~_,__..._,_._____.~ _ .._..._._~~_.__J_.~_~_--.-l ;< ,;¿ -C;3 -~-_._------ ..------ -----------~¡----------,.._--- ~_ I t: - g - c I '" c C._ - C'tI - C'tI 0- .!:5! u U ..c: U..c: +:ï ~ _._C'tI t-.-_C'tIO ~....~ .....- -.- U>'-"'O>c. .2 t: E IJ) t: :> +:ï ~ O 0> -, Q) 0> .- 0 c..ü5 1...Jü5 20 I -= , ISSUES: [and Supporting Information Sources] c.... c '" "'.... J:: 0 0 1-.- '" IJ) ~ a. U> C E Q) 0>_ ...Jü5 - o o '" zc. E ------' Items a. b c, e and f - No Impact The proposed project wilt not expose people to groundborne vibration, groundborne noise, or noise levels in : excess of standards of the general plan and noise ordinance. The project is not located within an airport land i use plan area or private airstrip. ' Item d - Less Than Siqnificant The project site is currently a mini-storage facility. An increase of temporary ambient nois.e leve!s will occur with! construction of the project. However, this temporary ambient noise is considered less than significant. The i project will be required to comply with the City's construction hour requirements per the City's Noise Ordinance. ! XII. POPULATION AND HOUSING -- Would I the project: ---J a) Induce substantial population growth in an 0 I 0 0 [Z] ¡ i area, either directly (for example, by proposing new homes and businesses) or I I I indirectly (for example, through extension of I I roads or other infrastructure)? [3,16,47,44] I ! I b) Displace substantial numbers of existing I 0 I 0 0 I [Z] housing, necessitating the construction of I replacement housing elsewhere? [3,16,44] c) Displace substantial numbers of people, 0 i 0 0 [Z] necessitating the construction of I I replacement housing elsewhere? [3,16,44] I i Items a throuqh c - No Impact ! The project site is currently a mini-storage facility; therefore, the proposed project will not displace existing! i housing and would not necessitate replacement housing elsewhere. i ¡-- ! ! XIII. PUBLIC SERVICES 1 I a) Would the project result in substantial I adverse physical impacts associated with the I provision of new or physically altered I governmental facilities, need for new or i physically altered governmental facilities, the i construction of which could cause significant i environmental impacts, in order to maintain .1, acceptable service ratios,. response times or I i other performance objectives for any of the I ! ! PUbliCS::C;r:tectiOn? [19,32,44] ·--+---rl----D~-I~--~-- 0-----; Police protection? [33,44] 1 0 I 0 l 0 I [Z] , r---;;h~~;~~~--------r---~--r-----D -..J~----;;--T--ø-l I Parks? [5,17,19,21,26,27,44] II 0 I 0 I 0 i 0 ' ,----'------------.,----'-----, ---'-....----c·--'--·-----'1----.....,------'1 I Other public facilities? [19,20,44] I 0 !L 0 ,0 I [Z] ~_ _ ___,__.__ _ ______________.______,__L.. ______. _."'_,_______.._L..,.___ ______,___ ,..__c T-~I I I I ' I I ::<.:2..-¿'-I- -IS-S-U··E· S -------- ----.---..---'-~-~ _~I~~f-~-~ ~ ~ ~T-] ~-~r ü" : -.-'" ¡¡::t:"'0 f-¡¡:'" 0'" <:~ ""-".cr>c. ",._c. zc. [and Supporting Information Sources] '" <: E '" <: > :¡:;.... '" <: E E i a.-O.:::--¡ '" cr> .- 0 '" cr>_ v, -I ëi5 :2:" -I ëi5 <: Item a (Fire Proteclion. Police Prolection, Schools. Parks and Other Public Facil!ies) - No Impact The project site- is currently located within an urbanized area that is served by municipal services, including fire, police, and public facilities. Therefore, the proposed project is not anticipated to create additional impacts onto the existing public services. XIV. RECREATION .- ------.-- -------'..------.-, a) Would the project increase the use of o o o ŒJ existing neighborhood and regional parks or I I other recreational facilities such that I I i I , substantial physical deterioration of the facility would occur or be accelerated? I I i [5,17,19,21,26,27,44] I I I I I b) Does the project include recreational I 0 0 0 ŒJ facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the I environment? [5,44] Item a and b - No Impact The proposed project will not increase the use of existing recreational facilities in the area and will not require! the construction or expansion of recreational facilities within the area. i -, I ¡ I , o? I ' XV. TRANSPORTATIONITRAFFIC-- Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? [4,20,35,44] o o I I .----I- I I c) Result in a change in air traffic patterns, 0 'I including either an increase in traffic levels or a change in location that results in , I substantial safety nsks? [4,7] I I ' i I I d) Substantially increase hazards due to a I 0; 0 i design feature (e.g., sharp curves or 'I I dangerous intersections) or incompatible J-~ I uses (e.g., farm equipment)? [20,35,44] I' _____~_ ___ __________---L-_______l_____ . e) Result in inadequate emergency access? 0 I 0 I 0 I ŒJ I [2,19,32,33,44J ..1.1! I I ,___.___,_____.._____..__.______._.___...___~ ~____.L,_______~ L.._~ b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for ,designated roads or highways? [4,20,44] o o o ŒJ o o I I I , ŒJ , , - o ŒJ ;< ,2 -¿, S- --. ------·---------r----·-..---,--~· I '-l I - " ~- c::'- 0 - " '" ;:: ".- -ca- ......0- '" CJ CJI J: c:'- ra 'E~ l'" ~ ~ê.~ 2 t: E en ¡¡:::.¡:¡ "- oC>- 0>'-'-0 c..ü5 ...J§,2CJ .- " (f) J_ g) Conflict with adopted policies, plans, or programs supporting alternative , transportation (e.g., bus turnouts, bicycle ! racks)? [4,34] i Items a throUGh G -- No Impact i The proposed mini-storage facility Îs not anticipated to create substantial increased traffic, result in a change in i air traffic patterns, substantially increase hazards due to design features, result in inadequate emergency ¡ access and/or parking capacity, or conflict with adopted policies/plans on alternative transportation. The : applicant has submitted a parking study conducted by T JKM Transportation Consultants daled March 20, 2006 i which states that the proposed 80 parking spaces can accommodate the proposed project. , -~---- ---- --- ISSUES: [and Supporting Information Sources] -~------ f) Result in inadequate parking capacity? [17,44] , , I I ___L ì I í I I I I ------T~~- í ,,- ctlæ_ J:: CJ CJ I- .- '" (/)~ c.. "' " E Q,).~- ...J(f) - CJ o '" zo.. E o o I I- I I o o o ŒJ o ŒJ i XVI. UTILITIES AND SERVICE SYSTEMS -I .J I : Would the project: I i I : a) Exceed wastewater treatment 0 0 0 ŒJ I requirements of the applicable Regional i Water Quality Control Board? [5,22,28,36,44] I ; I I b) Require or result in the construction of 0 0 0 ŒJ new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? [36,22,28,36] c) Require or result in the construction of 0 0 0 ŒJ new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? [5,22,28,36,44] , I I ~~ -G~ ---------~- '-T- ---r----~T~-' >-'E I t:'E t:.~1 t:'E i i =",~i mCU 0.....' I'tSCU.....1 .... .~U~ '::UJ:::;;~ J::UU! U 1:~ I/)~j ~8. ~~ [II ~ ~ ~ ~_EI II> t: :;:;... II> t: E E 0.:;' Q) 0> .~ 0 Q) 0>_ a.(/) i ...J(ñ :æ: °, ...J(ñ .: Ii, i ~ o 0 i 0 ¡ŒJi I i j I I I i ISSUES: i [and Supporting Information Sources] ~ e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? [5,22,28,36,44] - -------- I ! f) Be served by a landfill with sufficient 0 0 I 0 I ŒJ permitted capacity to accommodate the I project's solid waste disposal needs? [?] I I g) Comply with federai, state, and local 0 I 0 I 0 I ŒJ statutes and regulations related to solid I I waste? [?] I I I Items a throuah a - No Impact The project sile is served by sanitary sewer service. The applicanl, like other users of the syslem, will be required to pay District fees and obtain a permit for construction of the project. A condition of approval will be incorporated that will require necessary improvements, jf any, to be completed prior to building occupancy. The project will be required to comply with all federal, state and local statules and regulations pertaining related sanitary sewer and solid waste. ;¿;¿-¿7 --,_._-,._---~----,----_._--_.__. --".--- ---~----_.~-- ---~~-.__.~ --,_._--------_._.._._.~--_.~-- -----.. --- _.~ - ----. -----~----~-----"'_.._~_.~--- XV... MANDATORY FINDINGS OF SIGNlh~ANCE (To be completed by City Staff) c ISSUES: [and Supporting Information Sources] i a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal : community, reduce the number or restrict the ! range of a rare or endangered plant or j animal or eliminate important examples of j the major periods of California history or ¡prehistory? 0 ...,.-1' >. ~ -..- I .!!! () () I, ~~ ,.., o .!:2'- I c.. (I) I i I ._-,-~ C Cc I C - 0 co: t: C .- .. 0- C'ara+ool - ~u..s::::;r: ..t: () () I () 1-,- .. 0 .. ¡,¡::~ca:o ~ ~ ~ I a. ",._~c>a. Z I/J t: :;:; "- E <1> C> .- 0 <1>.!:2'- -Ie¡; 2() -1(1) I C - , i D I D I ŒJ I I , D ¡ b) Does the project have impacts that are I individually limited, but cumulatively i considerable? ("Cumulatively I considerable" means that the incremental : effects of a project are considerable when I viewed in connection with the effects of past ! projects, the effects of other current projects, ! and the effects of probable future projects)? !O i c) Does the project have environmental i effects which will cause substantial adverse i effects on human beings, either directly or ¡indirectly? 0 D D D ŒJ D D D ŒJ .__L_ ------.- _--1__ PREPARER'S AFFIDAVIT I hereby certify that the information provided in this Initial Study is true and correct to the best of my knowledge and belief; I certify that I have used proper diligence in responding accurately to all questions herein, and have consulted appropriate source references when necessary to ensure full and complete disclosure of relevant environmental data. I hereby acknowledge than any substantial errors dated within this Initial Study may cause delay or discontinuance of related project review procedures, and hereby agree to hold harmless the City of Cupertino, its staff and authorized agents, from the consequences of such delay or discontinuance. _, / _: ¡ Preparer's Signature L¿i:.~'.( "':}¿~ /7 //, \,-~-.:-yq /} /I ~ l ;:/'\ Print Preparer's Name /~ ' / I ( 1~1¿f i7?) )/7,:::' >'-.. .,<J -¿J> ENVIRO...,IENTAL EVALUATION (To be Compl~_"d by City Staff) ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. D Aesthetics D Agriculture Resources D Air Quality D Biological Resources D Cultural Resources D Geology ISoils D Hazards & Hazardous D Hydrology 1 Water D Land Use 1 Planning Materials Quality D Mineral Resources D Noise D Population 1 Housing D Public Services D Recreation D T ransportationfT raffic D Utilities 1 Service D Mandatory Findings of Systems Significance DETERMINATION: On the basis of this initial evaluation the Environmental Review Committee (ERC) finds that: ŒJ The proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. D Although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. D The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. D The proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. D Although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Staff EvaJya~or /1 , ~) II II ¿j-..,J v--''----7 r', I "~ ERC ,e'hairperson / I I l Date ~/~ )//~ t Da'te ' ;2 c2 -t, 9 CITY OF CUPERTINO RECOMMENDATION OF ENVIRONMENTAL REVIEW COMMITTEE April 12, 2006 As provided by the Environmental Assessment Procedure, adopted by the City Council of the City of Cupertino on May 27, 1983, as amended, the following described project was reviewed by the Enviromnental Review Committee of the City of Cupertino on April 12, 2006. PROTECT DESCRIPTION AND LOCATION Application No.: Applicant: Location: U-2006-03 (EA-2006-06), ASA-2006-05 Timothy Reeves (Public Storage) 20565 Valley Green Drive DISCRETIONARY ACTION REQUEST Use Permit to demolish an existing 53,890 square foot, single story storage building and construct a 155,253 square foot, three-story storage building Architectural and Site Approval for construction of a 155,253 square foot, three-story storage building FINDINGS OF THE ENVIRONMENTAL REVIEW COMMITTEE The Environmental Review Committee recommends the granting of a Negative Declaration fin 'ng that the project is consistent with the General Plan and has no significant env' r; al impacts. Steve Piasecki Director of Community Development " g/erc/REC EA-2006-06 ¿;(;)-70 I'IH 1-1O::;I-¿~lOb .lb; ¿':;I I""'Inn .tIros. Exhibit B Fine Homes May 9, 2006 City of Cupertino VIA FAX Re: Application # U-2006-03, ASA-2006.05 (EA-2006-06) Public Storage Use Permit and ASA Dear Commission Chair and Commission Members: Pinn Brothers Fine Homes and Bay Colony Investors, II supports staff's recommendation of denial of the Use Permit and the Architectural & Site Approval, At the very least, 1 request a deferraI of this application so that I can have a chance to meet with staff and the applicant to address the below listed items that I find disturbing and questionable. . Project Design-Per the letter :f:ì:om RHL (project architect) contained within the packet, "The buildings have been designed as suggested by the Planning department to incorporate architectural features of the new multi-family housing project being constructed adjacent to the subject property". Pinn Brothers Fine Homes has designed a unique high-end gateway residential project. To have a storage facility designed to emulate our project de-values all of are architectural efforts and anticipated sales market. · Notification of Project-During the design of Oakpark, per staff's recommendation I personally met will all surrounding properties to introduce the project, address concerns and gain project support. This proposed project (applicant) has made no contact us, the adjacent property owner and neighbor. . Traffic Impact-The packet includes a Parking Study, yet no information is provided regarding the increased traffic on this private driveway and the adjacent public street. A complete traffic study needs to be provided prior to any project approvals. Please accept this letter as my formal submission of voice regarding the project listed above in tonight's public g. ~A.. Greg A Pinn V.P. of Land Development 1475 Saratoga Ave., Suite 250 . San ]05., CA 95129' 408 252 9131 . Fax 408 252 2632 TOTAL P.02 .;2..;2-71 2-34 LAND USE/COMMUNITY DESIGN .. Policy 2-39: Partnerships Encourage the private sector to patÜci~ pate in partnerships with nonprofLr or public agencies to provide community benefits and services. ~ Policy 2-40: New Businesses and Business Retention Encourage ne\N busÎnesses and reraiG existing businesses that provide need- ed local services and municipal rev- enues, contribute to economic vitality and enhance the City's physical emri~ Tonment. Strategy: Collaboration with Business CommuJ nity. Collaborate with the business com- munity to facilitate growth, development and infrastructure improvements that benefit residents and businesses through [he City's Economic Development Committee and other resources. ~ Policy-41: Maintain Streamlined Development Review and Building Permit Processes Provide efficient and timely review of developtnent proposals, while maintain~ ing quality standards in accordance with city codes. Look for solutions to prob- lems! be responsive [Q community con~ CelTIS, promote positive communica~ rîons at all levels of review and provide analysis and advice to decision~makers to help them make informed decisions. Office/Industrial Development The Vallco industrial Park, North De Anza Boulevard, City Center and West Valley Industrial Park ern.ployment areas con~ rain most of Cupertino's office/industrial CrTY OF CUPERTINO GENERAL PLAN EXHIBIT C development. Office/industrial areas have evolved into office/research and develop- ment, more thart industrial. Apple Computer headquarcers and the office/industrial facili- ties of Hewlett Packard are major office developments in Cupertino. The two office towers and the mid~rise office buildings at the intersection of Stevens Creek and De Anza Boulevards, and the smaller companies ìn the West Valley [ndustrial Park on Bubb Road, are other significant developments. Office/industrial development brings pres.tige and vitality to the City. However, considera~ tlon needs to be given to maxl11lizing eco~ nomic benefits to Cupertino, as well. ~ Policy 2-42: Revenue Analysis of Office Developments In reviewing office development pro~ posals, encourage office Llses and actL\'~ itlcs that generate signiÚcant revcnues to the City, such as local sales oftke.s, capturing point of sale internet [rans~ actions and business to business tax revenues. New office development exceeding 50,000 square feet shall be approved only if one of these or similar benefíts are provided. ~ Policy 2-43: Conversion of Office/Industrial Uses to Residential Evaluate the economic impacts of con~ vetting office/industrial uses to residen- tial uses. ~ Policy 2-44: Maintaining Cohesive Commercial Centers and Office Parks Cohesive commercial centers and office parks are necessary to maintain a healthy sales tax base for the city and to retain opportunities for existing businesses to expand in response to Charlglng business [fends. Cupertino's major retail commercial centers are , ;2.;¿-7:l.. ECONOMIC DEVELOPMENT 2-35 located at Valleo Fashion Park, The Marketplace and Portal Plaza centers, Cupertino Village, the Oaks and th.e Crossroads Commercial Dis.trict; the office parks are located at Vallco (North of Highway 280), North De Anza Boulevard and Bubb Road. Projects with residential or quasi-!?ub~ lie components proposed to replace sorne or all of the eXlsting industrial, office and commercial uses on a sitt in these areas will be evaluated on a case by case basis to determine if they are complemenmry to the overall business park or shoppíng center, or otherwise meet the crlteria below. T\vo-tl-Ürds of tbe cGrnmercii]l/oft"ice square foüwge that is convened to residential uses shall be allocated [0 major employers (companies with Cupertino sale~ offices and corporate headquarters). The ren1ainJer of the square footage shaH be alloc;Jted to the commercial or office pool in [he subject area. L Integrate into the existing land use pattern by: · Continuing established land use patterns (e.g. commercial next to commercial or residential adja- cent to residential) · Continuing patterns of building massing, setbacks and height · Establishing logical development patten"l.'j bounded by visible nat- ural or man-made features such as a public or private road~ creek, freeways etc. 2. Provide visible pedestrian/bicyc Ie connections to and from existing uses. 3. Provide a visible and ()ublicly acces- sible park/plaza or open space area. 4. Orient active building spaces to the public or private fights of way. 5. Provide superior building design with high quality natural materials and building architecture. 6. Demonstrate there are sufficient existing or supplemental local rev- enues to support municipal and school servlces needed to serve the develorment. 7. Show that the bu ilding is function, ally obsolete in a marker sense and cannot be reasonably redeveloped or marketed into a compatible use within the surrounding area, or show the existing bunding/use is no longer complementary to the larger commercial center or office park. 8. Show that the development can reasonab Ly stand a lone as a self~suf- ficienr land lLse that is otherwise complementary to existíng build- Lngs and uses. 9. Show that the residenti.al or quasi- public use provides an incentive to incorporate a significant compo~ nent of commercial or office uses on the site. Co C ertino's most signíficant commer- cial center· - Valleo Fashion Park. Because of the economic cline of the Valko Fashion Park, tlle City Ü ·tiated a redevelopment project area there in 000. Redevelopment funds will be used to fost the revitalizatlon of this regional shopping cen er through mall expansi~n, infrastructure Lmpr~ncnts1 än~ economIc development prograrns ~ proVI- Slon of very low, low and moderate-ll1.COme CITY OF CUPERTlNO GENERA L PLAN {þ THE VALLCO FASHION P..\1~K C()MME1~CI.'\L CENTER (POLICY 2-30) PROI,."WES ADDITIONAL PETAII. ON PRO- POSED USES AND RIWl'L.,,\núN$ FOR 1"l-lE V'\LLL'U F.",,~ j](¡N )'.\1'1":. .;(.2- 73 Public Storage architecture & design 701 Western Avenue, Suite 200 Glcodole, Cal¡fornia 91201-2397 1..1:616244-8080 ~ AttItI11tCTIJU.~·DMROIIIIIIITALSDYIa:s "37.._II.W, O['.......CA..~t7I'7 _.MII _.,_MC:IfttC1........u..lIo.OtCDS.tJOII.£NCN;t. PUBLIC STORAGE 20565 V ALLEY GREEN DRIVE CUPERTINO, CA - REPACKAGE PROJECT - - Construction Pre-Construction ,.., BIIDeUlI 1>0< Datelss:uedlor 'ID/O ~-~ .",,, _FIII~ Shut tiUe SITE PLAN, VICINITY MAP AND ARlAL MAP Approyed/ATchitect - Checked Date: ]0/19/05 ""'~ Job Number. PUB05010.0 Shed Number- SP-l Public Storage Ps ...;ó:;..·............'ï .r~~il ,.~.. ,>."-t< ! '~"i ,.J : ¡i~.... ,.........,;. ':~ ~ ,: =~m'" ¡' 1.:1'· ~ *_... .- !"~_\ t ì ..;;:;~:..'.,,~',~....-i ~:,;~p,,~ l"r, ! ì ~ ~ '.%. t .-.......... 1 f ~__."\ ..~ .~ l .. ........ .:...:......: . i ¿ !'" ':"'.......f<: ...~ ':PI'IOt.eCI"'~'1"',~': 1 T'. ~.t _I;> 1-''' . . LOCAtION ...: ~ i ';,,0,'., ''''''' :, f.! ....._.... .. -.-.. -.. ~1 i i! .--..:, '....."'! i;:-f ..~~::...... ~":'~.z:; U--''' ¡?~ :! ...... i "':"'. ~ 1:$ "<__ __..: .. .......... ~1:"to:j)joojc~ DRAWING INDEX '" s.'I!P.......V\CINITY"AP..""AER'...." IJ> '" SITt: P~A" ~, $PTt:P...,. CU PRE~"'IN.o,R" GR.o.DINC At<O DR.....AÇ( "'-A.. 0,' PRE~..._YGRADI>ICA..ODR..,...Cl:p.... "I.A,' ..R5TfLIXIRPI....-BUt\,DI>IC(..) ..'....2 SECOIIDF'lOORPl.A"-B\JtÞt<C(") ..,.u THU!I> r~OOR PI.NI _ EIUIcCIIIC (.) .'.B.' 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''''i':¡'' >","'1»0.' ~) ··"-j(i'~,,r-(;ï!.:¡'f~:4""· ," . (", "'''~'' ~'\"- ~~L,' 1lf..~:~::i,¡~.._~':,~I,; "hi''''! .~ '",. ~~l{~}0ßj? BASELlTE #0-355 "SPUTF ACE" PUBLIC STORAGE 20565 V.A T T FY GREEN DRIVE CUPER.TINO, CA COLOR LEGE:W: SHERWIN WILLIAMS # ] 025 "OR1GAMJ WHITE" SHERWIN WILLIAMS #2060 ''CASA BLANCA" SHERWIN WILLIAMS #2059 "SAND" VJ ·C>NI.L~dfiJ ffAIH<I N3t£8Ð Ái::I. J: .I."" A. S9S0Z a:Ð'VUC>.LS JI"'IHnd ·~NI 'I , I 3 I .3J.IHftI lWVDRfO" ¡WI # SI'MTIlft\ Nlft\1BHS . V)NYlI1 \'SV;)., 09QZ# SI'IV1TIIA\ Nlft\1B11S .0NVs.. 6S0r# SI'IV1TIIA\ Nlft\ll3HS " :ON:m:n 8CY10:J COLOR LEGEND: SHERWIN WILLIAMS #2059 "SAND' SHERWIN WILLIAMS #2060 "CASA BLANCA' SHERWIN WlLLIAMS # 1025 "ORIGAMI WHITE" I E I ; L INC. WEST ELEVATION EAST ELEVATION PUBLIC STORAGE 20565 V Pi> T T PY GREEN DRIVE CUPERTINO. CA