ASA-2004-02b
City Hall
10300 Torre Avenue
Cupertino, CA 95014-3255
Telephone: (408) 777-3223
FAX: (408) 777-3366
Website: \Vww_cupertino.org
OFFICE OF THE CITY CLERK
March 3, 2005
Greg Pinn
Pinn Brothers Construction, Inc.
1475 Saratoga Avenue, #250
San Jose, CA 95129
Re: Consider Application No.(s) U-2004-0l, ASA-2004-02, EA-2004-02, Greg Pinn (Pinn
Brothers Construction), 20128 Stevens Creek Boulevard (fonner Adobe Lounge), APN
369-03-001 :
a) Negative Declaration
b) Revised Use Pennit for a mixed-use retail (2,395 square feet) and residential
condominium (23 units) development and for the demolition of an abandoned
restaurant building
c) Revised design for an Architectural and Site Approval for a mixed-use retail
(2,395 square feet) and 23 condominium units
Dear Mr. Pinn:
At its March 1, regular meeting, the Cupertino City Council granted a Negative Declaration,
accepted the revised Use Pennit subject to staff recommendations listed below, and approved the
revised design for Architectural and Site approval subject to the conditions set forth in the Use
Pennit:
o The approval is based on the current revised plan set and revised project of 2,395
square feet of retail space and 23 residential condominiums, and
o That applicable development fees be commensurately adjusted to reflect the
reduced scope of the proj ect;
o And the use permit conditions of approval be amended to restrict the commercial
building space to only a retail-use.
Printed on Recycled Paper
U-2004-0 1
Page 2
March 3, 2005
o The building permit plans shall substantially conform to the rendering submitted
at the City Council meeting as determined by the Design Review Committee in
consultation with the architectural advisor.
The Use Permit conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set entitled: "ADOBE TERRACE, A MIXED USE
DEVELOPMENT, 20128 Stevens Creek Blvd., Cupertino, CA. 95072" dated
9/17/04 and consisting of eighteen sheets labeled A-O.O through A5.0, A5.1, A6.0,
Cl through C6, L-Pl through L-P4, except as may be amended by the conditions
contained in this approval. On sheet L-P4, entry arbor "A" is approved.
2. NOTICE OF FEES. DEDICATIONS. RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government Code
Section 66020( d) (1), these Conditions constitute written notice of a statement of the amount
of such fees, and a description of the dedications, reservations, and other exactions. You are
hereby further notified that the 90-day approval period in which you may protest these fees,
dedications, reservations, and other exactions, pursuant to Government Code Section
66020(a), has begun. If you fail to file a protest within this 90-day period complying with all
of the requirements of Section 66020, you will be legally barred from later challenging such
exactions.
3. HEART OF THE CITY LANDSCAPE IMPROVEMENTS
The applicant shall amend building plans to provide Heart of the City landscape
improvements that include:
a) A sidewalk width of six feet,
b) Appropriate sidewalk transitions to adjacent properties to the satisfaction of the Director
of Public Works. In general, such sidewalk transitions should be poured as separate
pieces of concrete, so they may be more easily modified when abutting properties
redevelop with Heart of the City landscape improvements.
c) Flowering Pears in the frontage landscape strip shall be 36" box size trees.
4. BICYCLE PARKING
The applicant shall install bicycle-parking facilities in accordance with the City's parking
ordinance.
5. DEMOLITION REQUIREMENT
All existing structures on the site shall be removed prior to concurrently with project
construction. The developer shall assume the responsibility to obtain all required demolition
permits in accordance with City Ordinances.
U-2004-01
Page 3
March 3,2005
6. DEVELOPMENT ALLOCATION
The applicant shall receive an allocation of 29 residential units from the Heart of the City
and/or Undesignated residential development pools of the Residential Development Priorities
Table of the Cupertino General Plan.
7. PEDESTRIAN INGRESS/EGRESS EASEMENT
The applicant shall record an appropriate deed restriction and covenant running with the
land, subject to approval of the City Attorney and providing for the benefit ofthe abutting
residential property to the rear of the subj ect parcel, an easement for pedestrian ingress and
egress from the benefitting parcel to Stevens Creek Boulevard.
8. CUPERTINO SANITARY DISTRICT APPROVAL
The project may significantly affect surrounding sanitary sewer facilities. The applicant shall
participate in a flow study if necessary to determine the impact of the proposed project on the
existing sanitary sewer system and make off-site improvements if necessary.
9. BELOW MARKET RATE UNITS
The applicant shall comply with the requirements of the Housing Mitigation Manual.
10. DESIGN REVISIONS
The applicant shall revise the plans to: 1) provide additional building detailing on the east
elevation of the building, 2) modify the underground garage to provide adequate backup
space for the end parking stalls, 3) evaluate the possibility of moving one or more of the
grade-level handicapped parking stalls to the underground parking garage, and 4) evaluate the
possibility of providing an interior stairway from the garage to the ground level near the front
of the proj ecL
SECTION IV. CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT
11. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance with City
Standards and specifications and as required by the City Engineer.
12. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
13. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting
fixtures shall be positioned so as to preclude glare and other forms of visual interference to
adjoining properties, and shall be no higher than the maximum height pennitted by the zone
in which the site is located.
U-2004-01
Page 4
March 3, 2005
14. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type approved
by the City in accordance with Ordinance No. 125.
15. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter
16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe
required. Please contact Army Corp of Engineers and/or Regional Water Quality Control
Board as appropriate.
16. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer.
Pre and Post-development calculations must be provided to identify if storm drain
facilities need to be constructed or renovated.
17. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities Ordinance
No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall
coordinate with affected utility providers for installation of underground utility devices.
Ordinance No. 331 requires all overhead lines to be underground whether the lines are new
or existing. The developer shall submit detailed plans showing utility underground
provisions. Said plans shall be subject to prior approval of the affected Utility provider and
the City Engineer.
18. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees,
storm drain fees, park dedication fees and fees for undergrounding of utilities. Said
agreement shall be executed prior to issuance of construction permits.
The Architectural and Site conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
APPROVED EXHIBITS
Approval is based on the plan set entitled: "ADOBE TERRACE, A MIXED USE
DEVELOPMENT, 20128 Stevens Creek Blvd., Cupertino, CA. 95072" dated 9/17/04
and consisting of eighteen sheets labeled A-O.O through A5.0, A5.l, A6.0, Cl through
C6, L-Pl through L-P4, except as may be amended by the conditions contained in this
approvaL On sheet L-P4, entry arbor "A" is approved.
2. NOTICE OF FEES. DEDICATIONS. RESERVATIONS OR OTHER EXACTIONS
U-2004-0 1
Page 5
March 3, 2005
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government Code
Section 66020( d) (1), these Conditions constitute written notice of a statement of the amount
of such fees, and a description of the dedications, reservations, and other exactions. You are
hereby further notified that the 90-day approval period in which you may protest these fees,
dedications, reservations, and other exactions, pursuant to Government Code Section
66020(a), has begun. If you fail to file a protest within this 90-day period complying with all
of the requirements of Section 66020, you will be legally barred from later challenging such
exactions.
3. HEART OF THE CITY LANDSCAPE IMPROVEMENTS
The applicant shall amend building plans to provide Heart ofthe City landscape
improvements that include:
d) A sidewalk width of six feet,
e) Appropriate sidewalk transitions to adjacent properties to the satisfaction of the Director
of Public Works. In general, such sidewalk transitions should he poured as separate
pieces of concrete, so they may be more easily modified when abutting properties
redevelop with Heart of the City landscape improvements.
f) Flowering Pears in the frontage landscape strip shall be 36" box size trees.
4. BICYCLE PARKING
The applicant shall install bicycle-parking facilities in accordance with the City's parking
ordinance.
5. DEMOLITION REQUIREMENT
All existing structures on the site shall be removed prior to concurrently with project
construction. The developer shall assume the responsibility to obtain all required demolition
permits in accordance with City Ordinances.
6. DEVELOPMENT ALLOCATION
The applicant shall receive an allocation of 29 residential units from the Heart of the City
and/or Undesignated residential development pools of the Residential Development Priorities
Table ofthe Cupertino General Plan.
7. PEDESTRIAN INGRESS/EGRESS EASEMENT
The applicant shall record an appropriate deed restriction and covenant running with the land,
subject to approval ofthe City Attorney and providing for the benefit of the abutting
residential property to the rear of the subject parcel, an easement for pedestrian ingress and
egress from the benefiting parcel to Stevens Creek Boulevard.
8. CUPERTINO SANITARY DISTRICT APPROVAL
The project may significantly affect surrounding sanitary sewer facilities. The applicant shall
participate in a flow study if necessary to determine the impact of the proposed project on the
existing sanitary sewer system and make off-site improvements if necessary.
9. BELOW MARKET RATE UNITS
U-2004-01
Page 6
March 3,2005
The applicant shall comply with the requirements of the Housing Mitigation Manual.
SECTION IV. CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT
10. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance with City
Standards and specifications and as required by the City Engineer.
11. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
12. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting
fixtures shall be positioned so as to preclude glare and other fonns of visual interference to
adjoining properties, and shall be no higher than the maximum height permitted by the zone
in which the site is located.
13. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type approved
by the City in accordance with Ordinance No. 125.
14. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter
16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe
required. Please contact Army Corp of Engineers and/or Regional Water Quality Control
Board as appropriate.
15. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer.
Pre and Post-development calculations must be provided to identify if storm drain
facilities need to be constructed or renovated.
16. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities Ordinance
No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall
coordinate with affected utility providers for installation of underground utility devices.
Ordinance No. 331 requires all overhead lines to be underground whether the lines are new
or existing. The developer shall submit detailed plans showing utility underground
provisions. Said plans shall be subject to prior approval of the affected Utility provider and
the City Engineer.
17. IMPROVEMENT AGREEMENT
U-2004-01
Page 7
March 3, 2005
The project developer shall enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees,
storm drain fees, park dedication fees and fees for undergrounding of utilities. Said
agreement shall be executed prior to issuance of construction pelmits.
Please review conditions carefully. If you have any questions regarding the conditions of
approval, please contact the Department of Community Development at 408-777-3308 for
clarification. Failure to, incorpQrate conditions into your plan set will result in delays at the
plan checking stage. If development conditions require tree preservations, do, not dear the
site until required tree protection devices are installed.
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, 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.
Any interested person, including the applicant, prior to seeking judicial review of the city
council's decision in this matter, must first file a petition for reconsideration with the city
clerk within ten days after the council's decision. Any petition so filed must comply with
municipal ordinance code 82.08.096.
&:5~~b&-
Grace Schmidt
Deputy City Clerk
cc: Community Development
ASA-2004-02
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6280
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROVAL OF AN ARCHITECTURAL AND SITE APPROVAL
PERMIT TO DEMOLISH AN EXISTING, VACANT RESTAURANT AND CONSTRUCT A
TWO-STORY, MIXED USE PROJECT CONSISTING OF 2,000 SQUARE FEET OF
COMMERCIAL SPACE, 29 RESIDENTIAL UNITS AND SITE IMPROVEMENTS LOCATED
AT 20128 STEVENS CREEK BOULEVARD
SECTION I: PROTECT DESCRIPTION
Application No(s): ASA-2004-02 (EA-2004-02)
Applicant: Greg Pinn (Pinn Brothers Construction Inc.)
Location: 20128 Stevens Creek Boulevard
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The proposat at the proposed location, will not be detrimental or injurious to property
or improvements in the vicinity, and will not be detrimental to the public health,
safety, general welfare, or convenience;
2. The proposal is consistent with the purposes of this chapter, the General Plan, and
zoning ordinance;
3. The proposal will use materials and design elements that compliment neighboring
structures;
4. The proposal conforms with the design guidelines and standards of the Heart of the
City Specific Plan;
Resolution No. 6280
Page 2
ASA-2004-02
October 26, 2004
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the design review application is hereby approved subject to the
conditions which are enumerated in this Resolution beginning on page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application ASA-2004-02
set forth in the Minutes of the Planning Commission meeting of October 26, 2004, and are
incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set entitled: II ADOBE TERRACE, A MIXED USE
DEVELOPMENT, 20128 Stevens Creek Blvd., Cupertino, CA. 95072" dated 9/17/04 and
consisting of eighteen sheets labeled A-O.O through A5.0, A5.1, A6.0, C1 through C6, L-P1
through L-P4, except as may be amended by the conditions contained in this approval.
On sheet L-P4, entry arbor II AU is approved.
2. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
amount of such fees, and a description of the dedications, reservations, and other
exactions. You are hereby further notified that the 90-day approval period in which you
may protest these fees, dedications, reservations, and other exactions, pursuant to
Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-
day period complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
3. HEART OF THE CITY LANDSCAPE IMPROVEMENTS
The applicant shall amend building plans to provide Heart of the City landscape
improvements that include:
a) a sidewalk width of six feet,
b) appropriate sidewalk transitions to adjacent properties to the satisfaction of the
Director of Public Works. In general, such sidewalk transitions should be poured as
separate pieces of concrete, so they may be more easily modified when abutting
properties redevelop with Heart of the City landscape improvements.
c) Flowering Pears in the frontage landscape strip shall be 36" box size trees.
4. BICYCLE PARKING
The applicant shall install bicycle-parking facili ties in accordance with the City's parking
ordinance.
Resolution No. 6280
Page 3
ASA-2004-02
October 26, 2004
5. DEMOLITION REQUIREMENT
All existing structures on the site shall be removed prior to concurrently with project
construction. The developer shall assume the responsibility to obtain all required
demolition permits in accordance with City Ordinances.
6. DEVELOPMENT ALLOCATION
The applicant shall receive an allocation of 29 residential units from the Heart of the City
and/ or Undesignated residential development pools of the Residential Development
Priorities Table of the Cupertino General Plan.
7. PEDESTRIAN INGRESS/EGRESS EASEMENT
The applicant shall record an appropriate deed restriction and covenant running with the
land, subject to approval of the City Attorney and providing for the benefit of the abutting
residential property to the rear of the subject parcet an easement for pedestrian ingress
and egress from the benefiting parcel to Stevens Creek Boulevard.
8. CUPERTINO SANITARY DISTRICT APPROVAL
The project may significantly affect surrounding sanitary sewer facilities. The applicant
shall participate in a flow study if necessary to determine the impact of the proposed
project on the existing sanitary sewer system and make off-site improvements if
necessary.
9. BELOW MARKET RATE UNITS
The applicant shall comply with the requirements of the Housing Mitigation Manual.
SECTION IV. CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT
10. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance with
City Standards and specifications and as required by the City Engineer.
11. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
12. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting
fixtures shall be positioned so as to preclude glare and other forms of visual interference
to adjoining properties, and shall be no higher than the maximum height permitted by
the zone in which the site is located.
Resolution No. 6280
Page 4
ASA-2004-02
October 26, 2004
13. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type
approved by the City in accordance with Ordinance No. 125.
14. GRADING
Grading shall be as approved and required by the City Engineer in accordance with
Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits
maybe required. Please contact Army Corp of Engineers and/ or Regional Water Quality
Control Board as appropriate.
15. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer.
Pre and Post-development calculations must be provided to identify if storm drain
facilities need to be constructed or renovated.
16. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities
Ordinance No. 331 and other related Ordinances and regulations of the City of
Cupertino, and shall coordinate with affected utility providers for installation of
underground utility devices. Ordinance No. 331 requires all overhead lines to be
underground whether the lines are new or existing. The developer shall submit detailed
plans showing utility underground provisions. Said plans shall be subject to prior
approval of the affected Utility provider and the City Engineer.
17. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino providing for payment of fees, including but not limited to checking and
inspection fees, storm drain fees, park dedication fees and fees for undergrounding of
utilities. Said agreement shall be executed prior to issuance of construction permits.
Fees:
a. PW Checking and Inspection Fee:
6 % of On & Off-site Improvements for
Commercial Units
5% of On & Off-site Improvements for
Residential Units
b. Grading Permit Fee:
6% of On & Off-Site Improvements for
Commercial Units
5% of On & Off-site Improvements for
Residential Units
Resolution No. 6280
PaRe 5
ASA-2004-02
October 26, 2004
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Map Checking Fees:
f. Park Fees:
$ 1,000.00
$ 3,462.00
N/A
$ 243,000.00
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule adopted
by the City Council. However, the fees imposed herein may be modified at the time of
recordation of a final map or issuance of a building permit in the event of said change
or changes, the fees changed at that time will reflect the then current fee schedule.
18. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment
enclosures shall be screened with fencing and landscaping or located underground such
that said equipment is not visible from public street areas.
19. 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 grading and street improvement plans. * Identify all Pre-and Post
development BMPs that will be installed on-site.
*lnclude erosion control plans with next submittal, which shall include a 50' rocked
construction entrance and straw rolls.
20. WORK SCHEDULE
A work schedule shall be provided to the City to show the timetable necessary for
completion of on and off site improvements.
21. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the Environmental
Programs Department. Clearance by the Public Works Department is needed prior to
obtaining a building permit.
Resolution No. 6280
Page 6
ASA-2004-02
October 26, 2004
22. TRAFFIC
The Traffic Department must approve all improvement plans prior to issuance of a
building permit.
CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF ENGINEERING/SURVEYING
CONDITIONS
(Section 66474.18 of the California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV. Of this
resolution conform to generally accepted engineering practices
I sl Ralph Qualls
Ralph Qualls, Director of Public Works
City Engineer CA License 22046
PASSED AND ADOPTED this 26th day of October 2004, at a Regular Meeting of the Planning
Commission of the City of Cupertino, State of California, by the following roll call vote:
AYES:
COMMISSIONERS: Chen, Giefer, Miller, Vice-Chair Wong and Chairperson
Saadati
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
NOES:
ABST AIN:
ABSENT:
ATTEST:
APPROVED:
f sf Steve Piasecki
Steve Piasecki
Director of Community Development
f sf Taghi Saadati
Taghi Saadati, Chairperson
Cupertino Planning Commission
G: \ Planning \ PDREPORT\ RES\ ASA - 2004-02 res .doc
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STREET TREES PER CIIT OF CUPERTINO
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SPANISII GLAZED CERAMIC TILES ON LOW
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SALTILLO TILE L~ BANDS (TYP.)
ROWS OF PALMS AND HEDGES AT ENlRY
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DENOTES DRlP IRRIGATION ON STRUCTURAL SLAB!
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