HomeMy WebLinkAboutCC Resolution No. 26-069 approving Architectural & Site Approval Permit (ASA-2025-016)
RESOLUTION NO. 26-069
A RESOLUTION OF THE CUPERTINO CITY COUNCIL
APPROVING AN ARCHITECTURAL AND SITE APPROVAL PERMIT
FOR A NEW RESIDENTIAL PROJECT WITH 27 THREE STORY TOWNHOMES,
INCLUDING 5 AFFORDABLE UNITS, WITH ASSOCIATED SITE
IMPROVEMENTS AND CONDOMINIUM MAP, TO REPLACE A
COMMERCIAL OFFICE BUILDING ON A 1.55-ACRE SITE
LOCATED AT 10268 BANDLEY DRIVE; APN: 326-33-097
SECTION I: PROJECT DESCRIPTION
Application No.: ASA-2025-016
Applicant: SummerHill Homes, LLC
Property Owner: Bandley Center Inc.
Location: 10268 Bandley Drive; APNs: 326-33-097
SECTION II: FINDINGS FOR ARCHITECTURAL AND SITE APPROVAL:
WHEREAS, the Planning Commission of the City of Cupertino received an application
for an Architectural and Site Approval Permit as described in Section I of this resolution;
and
WHEREAS, the project is determined to be statutorily exempt from the California
Environmental Quality Act (CEQA) pursuant to Section 15061(b)(1) of the CEQA
Guidelines because the proposed project would meet the requirements of the Public
Resources Code (PRC) Section 21080.66(a); and
WHEREAS, on May 12, 2026, the Planning Commission held a duly noticed public
hearing to receive staff’s presentation and public testimony, and to consider the
information contained in the Exemption Memorandum along with all staff reports, other
pertinent documents, and all written and oral statements received prior to and at the
public hearing; and
WHEREAS, on May 12, 2026 the Planning Commission recommended on a 4-1 vote (NO:
Rao) that the City Council approve the Architectural and Site Approval Permit (ASA-
2025-016) in substantially similar form to the Resolution presented (Resolution No. 2026-
18), approve the Vesting Tentative Map (TM-2025-008) in substantially similar form to
the Resolution presented (Resolution No. 2026-16), and approve the Tree Removal Permit
(TR-2025-033), in substantially similar form to the Resolution presented (Resolution No.
2026-17);
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Page 2
WHEREAS, all necessary public notices having been given as required by the City of
Cupertino Municipal Code and the Government Code, and the City Council has held at
least one public hearing in regard to this application; and
WHEREAS, the City Council of the City of Cupertino is the decision-making body for
this Resolution; and
WHEREAS, the applicant has met the burden of proof required to support the application
for an Architectural and Site Approval Permit; and
WHEREAS, the City Council finds as follows with regard to this application:
1. The proposal, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public
health, safety, general welfare, or convenience;
The project is consistent with the land use designations in the General Plan, and Zoning
Ordinance. The townhomes are site planned to maintain existing easements for egress and
ingress, and meet setback requirements from the neighboring office uses. The project is
conditioned to comply with the Environmental Protection Standards of Cupertino
Municipal Code. Chapter 17.04. The project has access to all utilities including sewer,
water etc. The project must meet all Fire and Building Code requirements, which will be
further reviewed prior to issuance of building permits. Therefore, the project will not be
detrimental or injurious to properties or improvements in the vicinity, and will not be
detrimental to public health, safety, general welfare, or convenience.
2. The proposal is consistent with the purposes of Chapter 19.168, the General Plan,
any specific plan, zoning ordinances, applicable planned development permit,
conditional use permits, variances, subdivision maps or other entitlements to use
which regulate the subject property including, but not limited to, adherence to the
following specific criteria:
a) Abrupt changes in building scale should be avoided. A gradual transition
related to height and bulk should be achieved between new and existing
buildings.
All buildings proposed are within the maximum height allowed by the General Plan.
The rear and front setbacks are smaller than those required by the zoning district since
the density bonus provisions of state law allow a project which provides a certain
percentage of affordable units, to waive any number of development standards which
would preclude development of the project as designed. The City does not have the
ability to require changes to the project as designed to comply with either the minimum
setback requirements. However, the proposed townhomes are proposing to plant trees
along Bandley Drive for visual screening.
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b) In order to preserve design harmony between new and existing building and in
order to preserve and enhance property values, the materials, textures and
colors of new building should harmonize with adjacent development by being
consistent or compatible with design and color schemes with the future
character of the neighborhoods and purposes of the zone in which they are
situated. The location, height and materials of walls, fencing, hedges and screen
planting should harmonize with adjacent development. Unsightly storage
areas, utility installations and unsightly elements of parking lots should be
concealed. The planting of ground cover or various types of pavements should
be used to prevent dust and erosion, and the unnecessary destruction of existing
healthy trees should be avoided. Lighting for development should be adequate
to meet safety requirements as specified by the engineering and building
departments, and provide shielding to prevent spill-over light to adjoining
property owners.
The architectural style is a contemporary residential design which utilizes a high-
contrast color palette paired with a mix of vertical siding and smooth-finish masonry.
The elevations feature staggered building planes and recessed balconies that provide
visual depth, while dark-trimmed windows add a modern aesthetic. This approach
emphasizes a minimalist aesthetic through simple forms and a cohesive blend of neutral
textures. The development will plant replacement trees, which when mature, will help
to screen the building mass along Bandley Drive, and from the neighboring properties.
Lighting for the development will be reviewed as part of the project construction
documents to ensure that they meet safety requirements while avoiding spill-over light
to adjacent properties and meet applicable Dark Sky standards. The proposed windows
are consistent with the City’s bird-safe ordinance as well.
c) The number, location, color, size, height, lighting and landscaping of outdoor
advertising signs and structures shall minimize traffic hazards and shall
positively affect the general appearance of the neighborhood and harmonize
with adjacent development; and
No signage is proposed as part of this project.
d) With respect to new projects within existing residential neighborhoods, new
development should be designed to protect residents from noise, traffic, light
and visually intrusive effects by use of buffering, setbacks, landscaping, walls
and other appropriate design measures.
The project is not within an existing residential neighborhood.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, subject to the conditions which are enumerated in this
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Resolution, beginning on PAGE 5 herein, and subject to the conditions contained in all
other Resolutions approved for this Project.
The application for an Architectural and Site Approval, Application No. ASA-2025-016,
is hereby approved, 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-2025-016 as set forth in the Minutes of the City Council
Meeting of June 2, 2026 Meeting, 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 “10268 Bandley Drive Cupertino”
consisting of 75 sheets labeled as, A0.00– A8.1, C1.0 – C7.0, L1.1 – L9.1, INT1 to
INT2, PRSL1 to PRSL2, PM, and TM-1, drawn by WHA Architects, Giacalone
Design Services, CBG Civil Engineers Surveyors, and R3 Studios, except as may
be amended by conditions in this resolution.
2. ACCURACY OF PROJECT PLANS
The applicant/property owner is responsible to verify all pertinent property data
including but not limited to property boundary locations, building setbacks,
property size, building square footage, any relevant easements and/or
construction records. Any misrepresentation of any property data may invalidate
this approval and may require additional review.
3. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. TM-2025-008, and TR-2025-033
shall be applicable to this approval.
4. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on
the first page of the building plans.
5. DEVELOPMENT APPROVAL
The project is granted approval to construct:
a. 27 townhomes including 5 dedicated as units affordable to moderate- and
median-income households;
b. 5 guest parking spaces;
c. Common private outdoor recreation space;
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d. Landscaping in designated locations with the use of the approved plant
pallette including native and drought-tolerant plants;
6. DENSITY BONUS WAIVERS AND CONCESSIONS
As allowed through the state’s Density Bonus law, the project is eligible for one
concession and unlimited waivers, as approved via this permit. The project is
granted one concession and 4 waivers as requested and indicated on the approved
project plans as follows:
a. Waiver to deviate from the front setback identified in the Cupertino Municipal
Code; and
b. Waiver to deviate from the rear setback identified in the Cupertino Municipal
Code; and
c. Waiver to deviate from the landscape planter requirement identified in the
Cupertino Municipal Code.
d. Waiver to deviate from the landscape setback requirement identified in the N.
De Anza Conceptual Plan.
e. Concession to deviate from the General Plan policy for the North De Anza
Special Area to maintain a primarily office, and research and development
uses.
7. AFFORDABLE UNITS
The project shall include 3 units affordable to median-income (80-100% of Area
Median Income) households and 2 units affordable to moderate-income (100-120%
of Area Median Income) households as determined by the City’s BMR Mitigation
Manual. An in-lieu fee shall be paid for 0.4 units prior to issuance of Building
Permits.
8. BMR AGREEMENT
Prior to the recordation of a final map or issuance of any residential building
permit, an affordable housing agreement shall be recorded against the property.
The affordable housing agreement shall include, but not be limited to the
following, in compliance with the BMR Housing Mitigation Manual:
a. Total number of BMR units, type, location (site map), square footage, number
of bedrooms, and construction scheduling of market-rate and BMR units;
b. Provisions to ensure concurrent construction and completion of BMR units and
market-rate units;
c. Affordability levels for each BMR unit;
d. Price for BMR units as provided for in the BMR mitigation manual;
e. Provisions for income certification and screening of potential occupants of
BMR units;
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f. Restriction control mechanism;
g. Financing of ongoing administrative and monitoring costs;
h. Other reasonably required provisions to implement the Affordable Housing
Plan.
9. BMR UNIT TERMS OF AFFORDABILITY
Prior to occupancy, the proposed project shall record covenants that require the
units to be sold at prices that are affordable to moderate and median levels for a
period not less than 99 years from the date of first occupancy of the unit.
10. FINAL ARCHITECTURAL DETAILS AND EXTERIOR BUILDING MATERIALS
The final building exterior plan shall closely resemble the details shown on the
original approved plans. The final building design and exterior treatment plans
(including but not limited to details on exterior color, materials, architectural
treatments, doors, windows, lighting fixtures, and/or embellishments) shall be
reviewed and approved by the Director of Community Development prior to
issuance of building permits and through a materials board prior to application to
ensure quality and consistency. Any exterior changes determined to be substantial
by the Director of Community Development shall either require a modification to
this permit or a new permit based on the extent of the change.
Future changes to the exterior building materials/treatments must be reviewed
and approved by the Property Owner’s Association. However, any changes to the
building materials that do not match the approved materials shall require an
amendment to this permit or a new permit.
11. DESIGN MODIFICATION
Prior to the issuance of any building permit for vertical construction, the applicant
shall retain a qualified professional acoustical engineer to conduct an acoustic
analysis of the project plans. The acoustical engineer must certify in writing to the
Director of Community Development that the proposed building envelope design,
including walls, doors, and windows, will achieve interior noise levels that do not
exceed 45 dB CNEL (Community Noise Equivalent Level) within all habitable
residential rooms. This requirement and subsequent certification are mandated to
ensure full compliance with the City's noise standards pursuant to Cupertino
Municipal Code Chapter 10. The developer shall install an 8-foot-tall sound-
attenuating fence or other similar noise-mitigating features along the southern
property line.
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12. BICYCLE PARKING
The applicant shall provide bicycle parking and bike racks for the project in
accordance with the approved plans and with the City’s Parking Regulations
under Chapter 19.124 of the Cupertino Municipal Code.
13. BUILDING AND FIRE CODE
The applicant shall apply for and obtain building permits to allow the construction
of the approved project. The applicant shall provide information and plans to
allow the Building Official and the Fire Marshall or their designee that the
proposed plans comply with Building and Fire Codes in effect at the time of
application for a building permit.
14. PRE-CONSTRUCTION MEETING AND CONSTRUCTION MANAGEMENT
PLAN
A demolition and construction management plan shall be submitted and reviewed
prior to building permit issuance. Prior to commencement of construction
activities, the applicant shall arrange for a pre-construction meeting with the
pertinent departments (Building, Planning, and Public Works) to review the
prepared construction management plan, to ensure that construction complies
with the conditions of approval, staging of construction equipment is appropriate,
tree protection measures are in place, public access routes are identified, and noise
and dust control measures are established. The plan shall include but not be limited
to the following:
a. Appropriate construction staging area
b. Hours of construction
c. Compliance with the City noise ordinance
d. Best management practices
e. Staging of construction equipment shall not occur within 50 feet of any
residential property.
f. Any other measures as determined to be appropriate by the Director of
Community Development
15. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum
extent feasible subject to the Building Official. The applicant shall provide
evidence that materials were recycled prior to issuance of demolition permit final.
16. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS
a. All grading activities shall be limited to the dry season (April 15 to October 1),
unless permitted otherwise by the Director of Public works.
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b. Construction hours and noise limits shall be compliant with all requirements
of Chapter 10.48 of the Cupertino Municipal Code.
c. Grading, street construction, underground utility and demolition hours for
work done more than 750 feet away from residential areas shall be limited to
Monday through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to
6 p.m. Grading, street construction, demolition or underground utility work
within 750 feet of residential areas shall not occur on Saturdays, Sundays,
holidays, and during the nighttime period as defined in Section 10.48.053(b) of
the Municipal Code.
d. Construction activities shall be limited to Monday through Friday, 7 a.m. to 8
p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not
allowed on holidays as defined in Chapter 10.48 of the Municipal Code. Night
time construction is allowed if compliant with nighttime standards of Section
10.48 of the Cupertino Municipal Code.
e. Rules and regulations pertaining to all construction activities and limitations
identified in this permit, along with the name and telephone number of an
applicant appointed disturbance coordinator, shall be posted in a prominent
location at the entrance to the job site.
f. The applicant shall be responsible for educating all contractors and
subcontractors of said construction restrictions.
The applicant shall comply with the above grading and construction hours and
noise limit requirements unless otherwise indicated.
17. FORMATION OF A HOMEOWNER’S ASSOCIATION
A Homeowner’s Association shall be formed to maintain the common areas of the
property. The Conditions, Covenants and Restrictions (CC&Rs) shall be reviewed
and approved by the Director of Community Development and the City Attorney
prior to recordation. The following terms shall be incorporated into the
Association’s Conditions, Covenants and Restrictions:
The members/board shall meet at a minimum of once/year
The Association dues shall cover:
o Maintenance of common area on the property, in compliance with the
approved project and conditions of approval, including hardscaping,
landscaping (including development trees) private streets, parking,
landscaping and accessory facilities and amenities, such as trash bins/areas,
common amenity areas, tree grates, outside trash bins, fences, etc.
o Building and site repair on a regular schedule, or as otherwise necessary,
and building renovation and replacement as necessary to ensure that the
property is maintained.
o Permits, including tree removal permits, required for maintenance and
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repair of facilities and other improvements in the common areas.
Any changes to the CC&R’s must be reviewed and approved by the City.
Disbanding of the Association shall require an amendment to the permit.
Inclusion of a notice of neighboring uses. A disclosure to residents moving into
the property that the sites around them are mixed-use, residential, industrial,
and commercial existing areas, including non-residential character and
commercial and industrial uses, including but not limited to approved trash
loading areas, permitted uses, including the storage of hazardous materials,
delivery schedules, hours of activity that may be outside of standard business
hours, and associated noise levels
18. PUBLIC ACCESS REQUIREMENTS
In accordance with Mobility Element Policies M-2.5 and M-3.2 of the 2015-2040
Cupertino General Plan in effect in January 2024, the applicant shall maintain
public access to the privately maintained streets and walkways where public
access easements are shown on the Vesting Tentative Map.
19. INGRESS EGRESS EASEMENT
The property shall maintain a reciprocal ingress easement access easement for the
property owner to the north and shall maintain shared driveway access as
approved on the plans for the property owner to the south.
20. PUBLIC ART REQUIREMENT
Public art shall be provided for the project in accordance with General Plan Policy
2-66 and the City’s Public Art Ordinance (Chapter 19.148 of the Cupertino
Municipal Code). The minimum expenditure for the artwork, including, but not
limited to design, fabrication, and installation is one (1) percent of the construction
valuation for valuation up to $100 million, and 0.9% in excess of $100 million. The
project pro forma shall be provided to the City to confirm the project budget. The
public art plans (including location and design) shall be reviewed by the Fine Arts
Commission during the building permit stage, in advance of final occupancy.
Once approved by the Fine Arts Commission, the public artwork shall be installed
to the satisfaction of the City prior to final occupancy.
In the event the developer or property owner determines that the placement of
artwork on a particular property may not be feasible, the developer or property
owner may apply to the City for an in-lieu payment alternative as indicated in
Chapter 19.148 of the Cupertino Municipal Code, subject to review of the Fine Arts
Commission and the City Council. The in-lieu payment shall be 1.25% of the
construction valuation.
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21. PUBLIC ART MAINTENANCE REQUIREMENT
In accordance with the requirements of Municipal Code Chapter 19.128, the
property owner shall maintain approved public artwork in good condition
continuously after its installation, as determined appropriate by the City.
Maintenance shall include all related landscaping, lighting, and upkeep, including
the identification plaque. Artwork required or approved cannot be removed,
except for required maintenance or repair, unless approved by the City; at which
time the City may require replacement or relocation of the artwork. In the event
that the artwork is relocated in the public right-of-way, a maintenance agreement
with the City shall be required.
22. COMMON OPEN SPACE
The residential common open space shall provide amenities for passive and/or
active recreation as shown in approved plans and shall not be retained as or
converted to only a passive hardscaped or landscaped area.
23. SETBACK AND LANDSCAPE AREAS
Approved setback and landscaped areas shall remain free and clear of any
accessory structures that have not been approved as part of this project.
24. LANDSCAPE INSTALLATION REPORT
The project is subject to all provisions delineated in the Landscape Ordinance
(CMC, Chapter 14.15). A landscape installation audit shall be conducted by a
certified landscape professional after the landscaping and irrigation system have
been installed. The findings of the assessment shall be consolidated into a
landscape installation report.
The landscape installation report shall include but is not limited to: inspection to
confirm that the landscaping and irrigation system are installed as specified in the
landscape and irrigation design plan, system tune-up, system test with
distribution uniformity, reporting overspray or run-off that causes overland flow,
and preparation of an irrigation schedule.
The landscape installation report shall include the following statement: “The
landscape and irrigation system have been installed as specified in the landscape
and irrigation design plan and complies with the criteria of the ordinance and the
permit.”
25. LANDSCAPE AND IRRIGATION MAINTENANCE
Per the Landscape Ordinance (CMC, Chapter 14.15), a maintenance schedule shall
be established and submitted to the Director of Community Development or
his/her designee, either with the landscape application package, with the
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landscape installation report, or any time before the landscape installation report
is submitted.
a. Schedules should take into account water requirements for the plant
establishment period and water requirements for established landscapes.
b. Maintenance shall include, but not be limited to, the following: routine
inspection; pressure testing, adjustment and repair of the irrigation system;
aerating and de-thatching turf areas; replenishing mulch; fertilizing; pruning;
replanting of failed plants; weeding; pest control; and removing obstructions
to emission devices.
c. Failed plants shall be replaced with the same or functionally equivalent plants
that may be size-adjusted as appropriate for the stage of growth of the overall
installation. Failing plants shall either be replaced or be revived through
appropriate adjustments in water, nutrients, pest control or other factors as
recommended by a landscaping professional.
26. LANDSCAPE PROJECT SUBMITTAL
Prior to issuance of building permits, the applicant shall submit a full Landscape
Documentation Package, per sections 14.15.050 A, B, C, and D of the Landscape
Ordinance, for projects with landscape area 500 square feet or more or elect to
submit a Prescriptive Compliance Application per sections 14.15.040 A, B, and C
for projects with landscape area between 500 square feet and 2,500 square feet.
The Landscape Documentation Package or Prescriptive Compliance Application
shall be reviewed and approved to the satisfaction of the Director of Community
Development prior to issuance of building permits, and additional requirements
per sections 14.15.040 D, E, F, and G or 14.15.050 E, F, G, H, and I will be required
to be reviewed and approved prior to final inspections. Native planting shall
incorporate 50% to 75% of the landscaping.
27. LANDSCAPE AND IRRIGATION PLANS
The applicant shall submit detailed landscape and irrigation plans to be reviewed
and approved by Community Development prior to issuance of building permits.
The landscape plan shall include water conservation and pesticide reduction
measures in conformance with Chapter 14.15, Landscape Ordinance, and the
pesticide control measures referenced in Chapter 9.18, Stormwater Pollution
Prevention and Watershed Protection, of the Cupertino Municipal Code.
28. SITE IMPROVEMENTS
All proposed site improvements shall be completed prior to final occupancy of any
structures approved in conjunction with the project.
29. DARK SKY COMPLIANCE AND/OR BIRD SAFE COMPLIANCE
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Prior to issuance of Building Permits, the applicant/property owner shall submit
final plans in compliance with the approved lighting plans to comply with
development standards of Cupertino Municipal Code Section 19.102.030 Bird-Safe
Development Requirements and Section 19.102.040 Outdoor Lighting
Requirements. In the event changes are proposed from the approved plans, said
changes must be reviewed and approved by the Director of Community
Development or their designee. The applicant shall provide all documentation
required to determine compliance with the Municipal Code. The final lighting
plan (including a detailed photometric plan) shall be reviewed and approved by
the Director of Community Development prior to building permit issuance. A
report from a licensed lighting engineer may be required to confirm all exterior
lighting throughout the site complies with the City’s Ordinance.
30. TRANSFORMERS ON PRIVATE PROPERTY
Electrical transformers, telephone cabinets and similar equipment shall be placed
in underground vaults, inside buildings, or as required by PG&E. The developer
must receive written approval from both the Public Works Department and the
Community Development Department prior to installation of any above ground
equipment. Should above ground equipment be permitted by the City, equipment
and enclosures shall be screened with fencing and landscaping such that said
equipment shall not encroach into the public right of way and is not visible from
public street areas, as determined by the Community Development Department
Transformers shall not be located in the front or side building setback area, unless
it is the only acceptable location allowed by PG&E.
31. UTILITY STRUCTURE PLAN
Prior to issuance of building permits, the applicant shall work with staff to provide
a detailed utility plan to demonstrate screening or undergrounding of all new
utility structures [including, but not limited to backflow preventers (BFP), fire
department connections (FDC), post-indicator valves (PIV), and gas meters] to the
satisfaction of the Director of Community Development, Public Works, Fire
Department, and applicable utility agencies.
32. EQUIPMENT 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. The height of the screening shall be taller than the height of the
mechanical equipment that it is designed to screen but may not exceed the overall
height approved of that structure. A line of sight plan may be required to
demonstrate that the equipment will not be visible from any public right-of-way.
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The location of the equipment and necessary screening shall be reviewed and
approved by the Director of Community Development prior to issuance of
building permits.
33. VOLATILE ORGANIC COMPOUND EMISSIONS FROM PAINT
Prior to issuance of the first building permit, the Applicant shall include a note on
all plans where paint specifications or other design specifications are listed, that
the project design will incorporate only low-VOC paint (i.e., 50 grams per liter
[g/L] or less) for interior and exterior wall architectural coatings.
34. AVOID NESTING BIRDS DURING CONSTRUCTION
Prior to issuance of any demolition, grading and building permit, indicate the
following on all construction plans:
a. Demolition, construction, ground-disturbing, and tree removal/pruning
activities shall be scheduled to be completed prior to nesting season (February
1 through August 31), if feasible.
b. If demolition, construction, ground-disturbing, or tree removal/pruning
activities occur during the nesting season (February 1 and August 31),
preconstruction surveys shall be conducted as follows:
i. No more than 7 days prior to the start of demolition, construction, ground-
disturbing, or tree removal/pruning activities, in order to identify any
active nests with eggs or young birds on the site and surrounding area
within 100 feet of construction or tree removal activities.
ii. Preconstruction surveys shall be repeated at 14-day intervals until
demolition, construction, ground-disturbing, or tree removal/pruning
activities have been initiated in the area, after which surveys can be
stopped. As part of the preconstruction survey(s), the surveyor shall inspect
all trees and other possible nesting habitats in, and immediately adjacent
to, the construction areas for active nests, while ensuring that they do not
disturb the nests as follows:
1) For projects that require the demolition or construction one single-
family residence, ground disturbing activities affecting areas of up to
500 square feet, or the removal of up to three trees, the property owner
or a tree removal contractor, if necessary, is permitted to conduct the
preconstruction surveys to identify if there are any active nests. If any
active nests with eggs or young birds are identified, the project applicant
shall retain a qualified ornithologist or biologist to identify protective
measures.
2) For any other demolition, construction and ground disturbing activity
or the removal of four or more trees, a qualified ornithologist or
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biologist shall be retained by the project applicant to conduct the
preconstruction surveys.
iii. If the preconstruction survey does not identify any active nests with eggs
or young birds that would be affected by demolition, construction, ground-
disturbing or tree removal/pruning activities, no further mitigating action
is required. If an active nest containing eggs or young birds is found
sufficiently close to work areas to be disturbed by these activities, their
locations shall be documented, and the qualified ornithologist or biologist
shall identify protective measures to be implemented under their direction
until the nests no longer contain eggs or young birds.
iv. Protective measures may include, but are not limited to, establishment of
clearly delineated exclusion zones (i.e., demarcated by identifiable fencing,
such as orange construction fencing or equivalent) around each nest
location as determined by the qualified ornithologist or biologist, taking
into account the species of birds nesting, their tolerance for disturbance and
proximity to existing development. In general, exclusion zones shall be a
minimum of 300 feet for raptors and 75 feet for passerines and other birds.
The active nest within an exclusion zone shall be monitored on a weekly
basis throughout the nesting season to identify signs of disturbance and
confirm nesting status. The radius of an exclusion zone may be increased
by the qualified ornithologist or biologist, if project activities are
determined to be adversely affecting the nesting birds. Exclusion zones may
be reduced by the qualified ornithologist or biologist only in consultation
with California Department of Fish and Wildlife. The protection measures
and buffers shall remain in effect until the young have left the nest and are
foraging independently or the nest is no longer active.
v. A final report on nesting birds and raptors, including survey methodology,
survey date(s), map of identified active nests (if any), and protection
measures (if required), shall be prepared by the qualified ornithologist or
biologist and submitted to the Director of Community Development or his
or her designee, through the appropriate permit review process (e.g.,
demolition, construction, tree removal, etc.), and be completed to the
satisfaction of the Community Development Director prior to the start of
demolition, construction, ground-disturbing, or tree removal/pruning
activities.
35. NOISE LEVELS AND ABATEMENT
Project uses and all equipment installed on the site shall comply with the City’s
Community Noise Control Ordinance at all times. Installation of any mechanical
or other equipment shall be evaluated to determine that the installation meets the
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City’s Community Noise Control Ordinance. Any documentation or studies
required to determine this shall be provided by the applicant as his/her sole
expense. Should the project exceed any of the stipulated maximum noise levels
outlined in the City’s Community Noise Control Ordinance, an acoustical
engineer may be required to submit noise attenuation measures to the satisfaction
of the Director of Community Development at the applicant’s expense.
36. NOISE AND VIBRATION NOTICE
At least 10 days prior to the start of any demolition, ground disturbing, or
construction activities, the project applicant/contractor shall send notices of the
planned activity by first class mail as follows:
a. For projects on sites that are more than 0.5 acres or four or more residential
units the notices shall be sent to off-site businesses and residents within 500
feet of the project site;
b. For projects on sites between 0.25 to 0.5 acres, or two or three residential units
(not including Accessory Dwelling Units) notices shall be sent to off-site
businesses and residents within 250 feet of the project site; or
c. For projects on sites less than 0.25 acres or one residential unit, the notices shall
be sent to off-site businesses and residents within 100 feet of the project site.
The notification shall include a brief description of the project, the activities that
would occur, the hours when activity would occur, and the construction period’s
overall duration. The notification should include the telephone numbers of the
contractor’s authorized representatives that are assigned to respond in the event of
a noise or vibration complaint. The City will provide mailing addresses for the
Applicant’s use. The project applicant shall provide the City with evidence of
mailing of the notice, upon request. If pile driving, see additional noticing
requirements below.
37. NOISE AND VIBRATION SIGNAGE
At least 10 days prior to the start of any demolition, ground disturbing, or
construction activities, the project applicant/contractor shall ensure that a sign
measuring at least four feet by six feet shall be posted on construction fencing at
the entrance(s) to the job site, clearly visible to the public, and include the
following:
a. Permitted construction days and hours;
b. A description of proposed construction activities;
c. Telephone numbers of the City’s and contractor’s authorized representatives
that are assigned to respond in the event of a noise or vibration complaint; and
d. Contact information for City’s and contractor’s authorized representatives that
are assigned to respond in the event of a complaint related to fugitive dust,
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pursuant to the requirements for compliance with BAAQMD’s CEQA Air
Quality Guidelines.
If the authorized contractor’s representative receives a complaint, they shall
investigate, take appropriate corrective action, and report the complaint and the
action taken to the City within three business days of receiving the complaint.
38. NOISE DURING CONSTRUCTION
Prior to issuance of any demolition, grading or building permit, include on plans
a note that, during project construction, the project applicant shall incorporate the
following measures to reduce noise during construction and demolition activity:
a. The project applicant and contractors shall prepare and submit a Construction
Noise Control Plan to the City’s Planning Department for review and approval
prior to issuance of the first permit. The Construction Noise Plan shall
demonstrate compliance with daytime and nighttime decibel limits pursuant
to Chapter 10.48 (Community Noise Control) of Cupertino Municipal Code.
The details of the Construction Noise Control Plan shall be included in the
applicable construction documents and implemented by the on-site
Construction Manager. Noise reduction measures selected and implemented
shall be based on the type of construction equipment used on the site, distance
of construction activities from sensitive receptor(s), site terrain, and other
features on and surrounding the site (e.g., trees, built environment) and may
include, but not be limited to, temporary construction noise attenuation walls,
high quality mufflers. During the entire active construction period, the
Construction Noise Control Plan shall demonstrate that compliance with the
specified noise control requirements for construction equipment and tools will
reduce construction noise in compliance with the City’s daytime and nighttime
decibel limits.
b. Select haul routes that avoid the greatest amount of sensitive use areas and
submit to the City of Cupertino Public Works Department for approval prior
to the start of the construction phase.
c. Signs will be posted at the job site entrance(s), within the on-site construction
zones, and along queueing lanes (if any) to reinforce the prohibition of
unnecessary engine idling. All other equipment will be turned off if not in use
for more than 5 minutes.
d. During the entire active construction period and to the extent feasible, the use
of noise producing signals, including horns, whistles, alarms, and bells will be
for safety warning purposes only. The construction manager will use smart
back-up alarms, which automatically adjust the alarm level based on the
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background noise level or switch off back-up alarms and replace with human
spotters in compliance with all safety requirements and law.
39. EXCESSIVE NOISE AND VIBRATIONS
Per General Plan Policy HS-8.3, construction contractors shall use the best
available technology to minimize excessive noise and vibration from construction
equipment such as pile drivers, jack hammers, and vibratory rollers during
construction.
40. FUGITIVE DUST CONTROL
Prior to issuance of the any demolition, grading, or building permit, include on all
permit plans, the full text of each of the Bay Area Air Quality Management
District’s Basic Control Measures from the latest version of BAAQMD’s CEQA Air
Quality Guidelines, as subsequently revised, supplemented, or replaced, to
control fugitive dust (i.e., particulate matter PM2.5 and PM10) during demolition,
ground disturbing activities and/or construction.
41. ARCHAEOLOGICAL RESOURCES AND TRIBAL CULTURAL RESOURCES
Prior to the issuance of any demolition, grading or building permit involving soil
disturbance, the project applicant shall provide written verification, including the
materials provided to contractors and construction crews, to the City confirming
that contractors and construction crews have been notified of basic archaeological
site indicators, the potential for discovery of archaeological resources, laws
pertaining to these resources, and procedures for protecting these resources as
follows:
a. Basic archaeological site indicators that may include, but are not limited to,
darker than surrounding soils of a friable nature; evidence of fires (ash,
charcoal, fire affected rock or earth); concentrations of stone, bone, or shellfish;
artifacts of stone, bone, or shellfish; evidence of living surfaces (e.g., floors);
and burials, either human or animal.
b. The potential for undiscovered archaeological resources or tribal cultural
resources on site.
c. The laws protecting these resources and associated penalties, including, but
not limited to, the Native American Graves Protection and Repatriation Act of
1990, Public Resources Code Section 5097, and California Health and Safety
Code Section 7050 and Section 7052.
d. The protection procedures to follow should construction crews discover
cultural resources during project-related earthwork, include the following:
i. All soil disturbing work within 25 feet of the find shall cease.
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ii. The project applicant shall retain a qualified archaeologist to provide and
implement a plan for survey, subsurface investigation, as needed, to define
the deposit, and assessment of the remainder of the site within the project
area to determine whether the resource is significant and would be affected
by the project.
iii. Any potential archaeological or tribal cultural resources found during
construction activities shall be recorded on appropriate California
Department of Parks and Recreation forms by a qualified archaeologist. If
the resource is a tribal cultural resource, the consulting archaeologist shall
consult with the appropriate tribe, as determined by the Native American
Heritage Commission, to evaluate the significance of the resource and to
recommend appropriate and feasible avoidance, testing, preservation or
mitigation measures, in light of factors such as the significance of the find,
proposed project design, costs, and other considerations. The archeologist
shall perform this evaluation in consultation with the tribe.
42. HUMAN REMAINS AND NATIVE AMERICAN BURIALS
Prior to issuance of the any demolition, grading and building permits that involve
soil disturbance, include on plans a note that, during project construction, the
project applicant shall comply with California Health and Safety Code Section
7050.5 and California Public Resources Code Section 5097.98.
a. In the event of discovering human remains during construction activities, there
shall be no further excavation or disturbance of the site within a 100-foot radius
of the remains, or any nearby area reasonably suspected to overlie adjacent
remains.
b. The Santa Clara County Coroner shall be notified immediately and shall make
a determination as to whether the remains are Native American.
c. If the Santa Clara County Coroner determines that the remains are not subject
to his authority, he shall notify the Native American Heritage Commission
(NAHC) within 24 hours.
d. The NAHC shall attempt to identify descendants (Most Likely Descendant) of
the deceased Native American.
e. The Most Likely Descendant has 48 hours following access to the project site to
make recommendations or preferences regarding the disposition of the
remains. If the Most Likely Descendant does not make recommendations
within 48 hours after being allowed access to the project site, the owner shall,
with appropriate dignity, reinter the remains in an area of the property secure
from further disturbance and provide documentation about this determination
and the location of the remains to the NAHC and the City of Cupertino.
Alternatively, if the owner does not accept the Most Likely Descendant’s
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recommendations, the owner or the descendent may request mediation by the
NAHC. Construction shall halt until the mediation has concluded.
43. GREEN BUILDING
The project shall be constructed in accordance with the City’s Green Building
Ordinance (Chapter 16.58 of the Cupertino Municipal Code). The applicant shall
obtain LEED Silver certification, be GPR certified at a minimum of 50 points, or an
alternative reference standard in accordance with the ordinance since the building
size is over 50,000 square feet. Third party LEED or GPR certification or alternative
reference standard is required per the ordinance criteria and costs associated with
third-party review shall be paid by the applicant.
44. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies
with regard to the proposed project for additional conditions and requirements.
Any misrepresentation of any submitted data may invalidate an approval by the
Community Development Department.
45. INDEMNIFICATION
As part of the application, to the fullest extent permitted by law, the applicant shall
agree to indemnify, defend with the attorneys of the City’s choice, and hold
harmless the City, its City Council, and its officers, employees, and agents
(collectively, the “indemnified parties”) from and against any liability, claim,
action, cause of action, suit, damages, judgment, lien, levy, or proceeding
(collectively referred to as “proceeding”) brought by a third party against one or
more of the indemnified parties or one or more of the indemnified parties and the
applicant related to any Ordinance, Resolution, or action approving the project,
the related entitlements, environmental review documents, finding or
determinations, or any other permit or approval authorized for the project. The
indemnification shall include but not be limited to damages, fees, and costs
awarded against the City, if any, and cost of suit, attorneys’ fees, and other costs,
liabilities, and expenses incurred in connection with such proceeding whether
incurred by the Applicant, the City, or the parties initiating or bringing such
proceeding.
The applicant shall agree to (without limitation) reimburse the City its actual
attorneys’ fees and costs incurred in defense of the litigation. Such attorneys’ fees
and costs shall include amounts paid to the City’s outside counsel and shall
include City Attorney time and overhead costs and other City staff overhead costs
and any costs directly related to the litigation reasonably incurred by City. The
applicant shall likewise agree to indemnify, defend, and hold harmless the
Resolution No. 26-069
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indemnified parties from and against any damages, attorneys’ fees, or costs
awards, including attorneys’ fees awarded under Code of Civil Procedure section
1021.5, assessed or awarded against the indemnified parties. The Applicant shall
cooperate with the City to enter a Reimbursement Agreement to govern any such
reimbursement.
The Applicant shall agree to (without limitation) reimburse the City for all costs
incurred in additional investigation or study of, or for supplementing, redrafting,
revising, or amending, any document (such as an Environmental Impact Report,
negative declaration, specific plan, or general plan amendment) if made necessary
by proceedings challenging the project approvals and related environmental
review, if the applicant desires to continue to pursue the project.
The Applicant shall agree that the City shall have no liability to the Applicant for
business interruption, punitive, speculative, or consequential damages.
46. 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.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
Except for otherwise noted, the following conditions must be completed and/or
submitted prior to Final Map recordation.
47. LOT MERGER
Prior to final acceptance of the project, Developer shall merge the parcels created
for the private street network into one lot as may be required by the Director of
Public Works or shall include language in the Covenants, Conditions, and
Restrictions (CC&R) to provide for City Manager review and approval of any
amendments to the CC&R.
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48. STREET IMPROVEMENTS
Street improvements along the project frontage will be required to the satisfaction
of the Director of Public Works. Street improvements, grading and drainage plans
must be completed and approved prior to Final map approval.
Street improvements may include, but not be limited to, new detached or
meandering sidewalk, new ADA ramp, driveways, utility laterals, and street tree
installations. All improvements must be completed and accepted by the City prior
to Building Final Occupancy or Street Improvement Encroachment Permit
acceptance whichever comes first.
Additional comments will be provided and shall be incorporated prior to Final
Map approval.
49. ACCEPTANCE OF PROPERTY RIGHTS
The Public Works Director, or his/her designee, shall have the authority to accept
all offers of dedications, easements, quitclaims and other property rights and
interests on behalf of the City.
50. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in
accordance with grades and standards as specified by the Director of Public
Works. All improvements must be completed and accepted by the City prior to
Building Final Occupancy or Street Improvement Encroachment Permit
acceptance whichever comes first.
51. PEDESTRIAN AND BICYCLE IMPROVEMENTS
Developer shall provide pedestrian and bicycle related improvements (e.g.
walkway and bicycle racks, etc.) consistent with the Cupertino Bicycle
Transportation Plan and the Pedestrian Transportation Plan, and as approved by
the Director of Public Works. All improvements must be completed and accepted
by the City prior to Building Final Occupancy or Street Improvement
Encroachment Permit acceptance whichever comes first.
52. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the Director of Public
Works. 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.
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53. GRADING
Grading shall be as approved and required by the Director of Public Works in
accordance with Chapter 16.08 of the Cupertino Municipal Code.
54. DRAINAGE
Drainage shall be provided to the satisfaction of the Director of Public Works and
satisfy any requirements from the environmental analysis. Hydrology and pre-
and post-development hydraulic calculations must be provided to indicate
whether additional storm water control measures are to be constructed or
renovated. The storm drain system may include, but is not limited to, subsurface
storage of peak stormwater flows (as needed), bioretention basins, vegetated
swales, and hydrodynamic separators to reduce the amount of runoff from the site
and improve water quality. The storm drain system shall be designed to detain
water on-site (e.g., via buried pipes, retention systems or other approved systems
and improvements) as necessary to avoid an increase of the ten percent flood
water surface elevation to the satisfaction of the Director of Public Works. Any
storm water overflows or surface sheeting should be directed away from
neighboring private properties and to the public right of way as much as
reasonably possible.
All storm drain inlets shall be clearly marked with the words “No Dumping –
Flows to Creek” using permanently affixed metal medallions or equivalent, as
approved by the Environmental Programs Division.
Additional comments will be provided and shall be incorporated prior to Final
Map approval.
55. C.3 REQUIREMENTS
C.3 regulated improvements are required for all projects creating and/or replacing
5,000 S.F. or more of impervious surface, collectively over the entire project site.
The developer shall reserve a minimum of 4% of developable surface area for the
placement of low impact development measures, for storm water treatment,
unless an alternative storm water treatment plan, that satisfies C.3 requirements,
is approved by the Director of Public Works.
The developer must include the use and maintenance of site design, source control
and storm water treatment Best Management Practices (BMPs), which must be
designed per approved numeric sizing criteria. A Storm Water Management Plan
and a Storm Water Facilities Operation, Maintenance and Easement Agreement,
and certification of ongoing operation and maintenance of treatment BMPs are
each required.
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All storm water management plans are required to obtain certification from a City
approved third party reviewer.
If the Project is subject to CC&R and Homeowners Association (HOA), CC&R
must also include languages pertaining to the stormwater treatment measures.
56. SUBDIVISION IMPROVEMENT AGREEMENT
The project developer shall enter into a Subdivision Improvement Agreement with
the City of Cupertino providing for payment of fees, including but not limited to
checking and inspection fees, storm drain fees, transportation impact fees, park
dedication fees and fees for under grounding of utilities. Said agreement and fees
shall be executed and paid prior to Final map approval.
Fees:
a. Checking & Inspection Fees: Per FY 25-26 fee schedule ($6,203 or 5% of
improvement costs)
b. Grading Permit: Per FY 25-26 fee schedule ($5,365 or 6% of
improvement costs)
c. Tract Map Fee: Per FY 25-26 fee schedule ($15,013)
d. Storm Drainage Fee: Per FY 25-26 fee schedule ($4,548 per AC +
$345 per unit)
e. Transportation Impact Fee: Per FY 25-26 fee schedule: (townhome: $4,215
per unit).
f. Encroachment Permit Fee: Per FY 25-26 fee schedule ($3,895 or 5% of
improvement costs)
g. Park Fees: Per FY 25-26 fee schedule: $60,000 per unit
($1,320,000 based on 22 units, 5 BMR units waived)
h. Storm Management Plan Fee: Per FY 25-26 fee schedule ($2,432)
i. Street Tree Fee: By Developer or Per FY 25-26 fee schedule:
$562 per tree
Bonds:
a. Faithful Performance Bond: 100% of Off-site Improvements
b. Labor & Material Bond: 100% of Off-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.
57. FINAL MAP
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A final map will be subject to City Council approval and shall be recorded prior
to issuance of building permits. Existing buildings must be demolished prior to
recordation of the final map as building(s) cannot straddle between lot lines.
58. TRANSPORTATION
The Project is subject to the payment of Transportation Impact Fees under City’s
Transportation Impact Fee Program (Chapter 14.02 of the Cupertino Municipal
Code).
59. PARKS
The residential units are subject to the payment of parkland fees in-lieu of parkland
dedication per Chapter 13.08 and Chapter 18.24 of the Cupertino Municipal Code
The Below Market Rate (BMR) Housing Mitigation Program Procedural Manual,
which was last amended by City Council on July 2, 2024 per Resolution 24-067,
authorizes the waiver of park fees for BMR units. Pursuant to Resolution 24-067,
parkland dedication in-lieu fees for the 5 BMR units proposed for this project are
hereby waived.
60. SURVEYS
A Boundary Survey and a horizontal control plan will be required for all new
construction to ensure the proposed building will be set based on the boundary
survey and setback requirements.
61. TRASH, RECYCLING AND COMPOST ENCLOSURES
Trash enclosure plans must be designed in accordance with the City’s “Public
Works Guidelines posted at www.cupertino.org/nowaste, and to the satisfaction of
the Environmental Programs Manager. Clearance by the Public Works
Department is required prior to obtaining a building permit. (CMC 9.18.210 H &
K)
Applicant shall enter into an agreement with the City that indemnifies and holds
harmless both the City and the refuse and recycling collection company (Recology)
from and against any harm, damage or maintenance that may occur or become
necessary to onsite paving stone driveway surfaces.
62. OPERATIONS & MAINTENANCE AGREEMENT
Developer shall enter into an Operations & Maintenance Agreement with the City
prior to Final Map approval. The Agreement shall include the operation and
maintenance for non-standard appurtenances in the public road right-of-way that
may include, but is not limited to, stormwater treatment facilities, landscaping,
street trees, sidewalk, pavers, and street lights.
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63. TRAFFIC CONTROL PLAN
The developer must submit a traffic control plan by a Registered Traffic Engineer
to be approved by the City. The plan shall include a temporary traffic control plan
for work in the right of way as well as a routing plan for all vehicles used during
construction. All traffic control signs must be reviewed and approved by the City
prior to commencement of work. The City has adopted Manual on Uniform Traffic
Control Devices (MUTCD) standards for all signage and striping work throughout
the City.
64. WORK SCHEDULE
Every 6 months, the developer shall submit a work schedule to the City to show
the timetable for all grading/erosion control work in conjunction with this project.
65. UNDERGROUND UTILITIES
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 to the satisfaction of the Director of Public Works or
his/her designee. Developer shall submit detailed plans showing utility
underground provisions. Said plans shall be subject to prior approval of the
affected Utility provider and the Director of Public Works.
66. TRANSFORMERS & CABINETS
Electrical transformers, telephone cabinets and similar equipment shall be placed
in underground vaults, or as required by PG&E. The developer must receive
written approval from both the Public Works Department and the Community
Development Department prior to installation of any above ground equipment.
Should above ground equipment be permitted by the City, equipment and
enclosures shall not encroach into the public right-of-way and shall be screened
with fencing and landscaping such that said equipment is not visible from public
street areas, as determined by the Community Development Department.
Transformers shall not be located in the front or side building setback area.
67. STREET TREES
Street trees shall be planted within the Public Right of Way to the satisfaction of
the Director of Public Works and shall be of a type approved by the City in
accordance with Ordinance No. 125.
68. WATER BACKFLOW PREVENTERS
Domestic and Fire Water Backflow preventers and similar above ground
equipment shall be placed away from the public right of way and site driveways
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to a location approved by the Cupertino Planning Department, Santa Clara
County Fire Department and the water company as shown on plans.
69. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the
City.
70. SANTA CLARA COUNTY FIRE DEPARTMENT
A letter of clearance for the project shall be obtained from the Santa Clara County
Fire Department prior to issuance of building permits. Clearance should include
written approval of the location of any proposed Fire Backflow Preventers, Fire
Department Connections and Fire Hydrants (typically Backflow Preventers
should be located on private property adjacent to the public right of way, and fire
department connections must be located within 100’ of a Fire Hydrant).
71. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire
Department as needed.
72. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP plans
shall be included in grading and street improvement plans.
73. NPDES CONSTRUCTION GENERAL PERMIT
When and where it is required by the State Water Resources Control Board
(SWRCB), the developer must obtain a Notice of Intent (NOI) from the SWRCB,
which encompasses preparation of a Storm Water Pollution Prevention Plan
(SWPPP), use of construction Best Management Practices (BMPs) to control storm
water runoff quality, and BMP inspection and maintenance.
74. EROSION CONTROL PLAN
Developer must provide an approved erosion control plan by a Registered Civil
Engineer. This plan should include all erosion control measures used to retain
materials on site. Erosion control notes shall be stated on the plans.
75. CALIFORNIA WATER SERVICE COMPANY CLEARANCE
Provide California Water Service Company approval for water connection, service
capability and location and layout of water lines and backflow preventers prior to
Final Map approval.
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76. DEDICATION OF UNDERGROUND WATER RIGHTS
Developer shall “quit claim” to the City all rights to pump, take or otherwise
extract water from the underground basin or any underground strata in the Santa
Clara Valley.
77. SANITARY DISTRICT
A letter of clearance or sign off of street improvement plans for the project shall be
obtained from the Cupertino Sanitary District prior to Final Map approval.
78. UTILITY EASEMENTS
Clearance approvals from the agencies with easements on the property (including
PG&E, AT&T, and California Water Company, and/or equivalent agencies) will be
required prior to Final Map approval.
SECTION V: CONDITIONS ADMINISTERED BY THE ENVIRONMENTAL
PROGRAMS DIVISION
Except for otherwise noted, the following conditions must be completed and/or
submitted prior to Final Map recordation.
79. STORM DRAIN SYSTEM POLLUTANT CONTROLS
Please identify all exterior storm drain inlets, including bioretention area overflow
catch basins and linear trench drains, in the Final Stormwater Management Plan
(SWMP). Full trash capture systems are required to prevent litter from entering
the City’s storm drain system and/or any adjacent creeks or diversion channels.
Systems and devices must be approved by the California State Regional Water
Quality Control Board (RWQCB) and selected from the San Francisco Bay RWQCB
Certified Full Capture System List. The systems must be installed and maintained
(cleaned) in accordance with the SWMP, manufacturer specifications, and
provisions of the San Franscisco Bay RWQCB NPDES permit. The property owner
must provide official written record of cleaning and maintenance to the City upon
request.
80. DRAIN INLET MARKERS
All exterior storm drain inlets on the parcel must be clearly marked with “No
Dumping Flows to Creek” or “No Dumping Flows to Bay”. An example of drain
inlet markers may be viewed at the following: www.cupertino.org/greendev
81. FIRE SUPPRESSION SYSTEM OR WATER LINE FLUSHING
If fire suppression system or water line flushing will be conducted as part of the
scope of permitted work, complete and submit the Planned Water Discharge Form
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(www.cupertino.org/greendev) to the Environmental Programs Division several
business days in advance of the scheduled discharge.
82. PCB (POLYCHLORINATED BIPHENYLS) MANAGEMENT AND MITIGATION
At the time of building permit application, PCB and remediation is required prior
to obtaining a demolition permit. Structures built or remodeled between January
1, 1940 and December 31, 1980 must be tested for PCB presence. All demolition
permit applicants, including residential, must complete the PCB Screening
Assessment Form to determine if the structure being demolished is deemed an
applicable structure. Additional information concerning PCB screening
requirements may be viewed at www.cupertino.org/greendev. Additional
information concerning assessment and testing requirements, qualified
consultants to perform sampling, testing, and reporting may be viewed at
https://scvurppp.org/pcbs-demo-permit/. No demolition permit will be issued
until all required PCB documents have been accurately completed, submitted to,
and approved by the Environmental Programs division of the Public Works
Department.
83. CONSTRUCTION AND DEMOLITION DEBRIS RECYCLING AND RECOVERY
At the time of building permit application, a completed construction and
demolition (C&D) Debris Recovery Plan (DRP) must be submitted. All debris
disposal and recycling from the construction project must be tracked throughout
the duration of the project. Project applicants and contractors must use Green Halo
(Cupertino.wastetracking.com) to create their Plan and to submit all construction
waste generation tonnage information. A hold on issuance of the building permit
will be placed until the Plan is submitted and approved. A hold will be placed on
the final inspection until all waste tonnage information for the project has been
entered into Green Halo and approved by the Environmental Programs Division.
SECTION VI: CONDITIONS ADMINISTERED BY THE SCC FIRE DEPT.
Except for otherwise noted, the following conditions must be completed and/or
submitted prior to Final Map recordation.
84. FIRE FLOW REQUIREMENTS
Fire flow requirement is 2,125 gpm and shall be met from 2 hydrants. Fire flow
calcs shown on Preliminary Fire Flow Calculation sheet. Hydrant authorization
for new hydrants shall be approved by CalWater and reviewed by SCCFD prior
to combustible construction and building permit approval.
85. FIRE SPRINKLERS
Fire sprinklers noted on sheet C6 as a deferred submittal.
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86. FIRE LANE IDENTIFICATION REQUIRED
The minimum clear width of fire department access roads shall be 20 feet. Fire
apparatus access roads shall be designated and marked as a fire lane as set forth
in Section 22500.1 of the California Vehicle Code. Shown on sheet C6.
87. FIRE APPARATUS ACCESS ROADWAY REQUIRED
Installations shall conform to Fire Department Standard Details and Specifications
sheet A-1. (CFC Sec. 503). Shown on sheet C6.
88. GROUND LADDER ACCESS REQUIREMENTS
Landscaping shall not be allowed to interfere with the required access. CFC Sec.
503 and 1029 NFPA 1932 Sec. 5.1.8 through 5.1.9.2. Shown on sheet C6.
89. ADDRESS IDENTIFICATION
New and existing buildings shall have approved address numbers, building
numbers or approved building identification placed in a position that is plainly
legible and visible from the street or road fronting the property. Numbers shall
be a minimum of 6 inches (101.6 mm) high with a minimum stroke width of 0.5
inch (12.7 mm). Where access is by means of a private road and the building cannot
be viewed from the public way, a monument, pole or other sign or means shall be
used to identify the structure. Address numbers shall be maintained. CFC Sec.
505.1.
90. CONSTRUCTION SITE FIRE SAFETY
All construction sites must comply with applicable provisions of the CFC Chapter
33 and our Standard Detail and Specification S1-7. Provide appropriate notations
on subsequent plan submittals, as appropriate to the project. CFC Chp. 33.
91. WATER SUPPLY REQUIREMENTS
Potable water supplies shall be protected from contamination caused by fire
protection water supplies. It is the responsibility of the applicant and any
contractors and subcontractors to contact the water purveyor supplying the site of
such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water-based fire
protection systems, and/or fire suppression water supply systems or storage
containers that may be physically connected in any manner to an appliance
capable of causing contamination of the potable water supply of the purveyor of
record. Final approval of the system(s) under consideration will not be granted by
this office until compliance with the requirements of the water purveyor of record
are documented by that purveyor as having been met by the applicant(s). 2022
CFC Sec. 903.3.5 and Health and Safety Code 1311
Resolution No. 26-069
Page 30
PASSED AND ADOPTED at a regular meeting of the City Council of the City of
Cupertino this 2nd day of June, 2026, by the following vote:
Members of the City Council
AYES: Moore, Chao, Fruen, Mohan, Wang
NOES: None
ABSENT: None
ABSTAIN: None
_______
Kitty Moore, Mayor
City of Cupertino
Date
___________________________
Lauren Sapudar, City Clerk
__6/11/2026_____________________
Date
6/11/2026