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101-Staff Report.pdf
COMMUNITY DEVELOPMENT DEPARTMENT CITY HALL 1010300TORRE AVENUE • CUPERTINO, CA 95014-3255 TELEPHONE: (408)777-3308www.cupertino.org CITYCOUNCILSTAFFREPORT Meeting:January 4, 2011 Subject Applicationformodificationofanexistingmixed-usedevelopment(M-2010-08)locatedat 19501-19507StevensCreekBoulevard(Metropolitan). RecommendedAction ConsideraModification(M-2010-08)totheUsePermitfortheMetropolitanmixed-use development. Description Applications:M-2010-08 Applicant:JaneVaughan(CupertinoHousingPartners,LLC)&JennyCheung Location:19501- 19507 StevensCreekBlvd(Metropolitan),APN: 316-49-999 ApplicationSummary:Amendment(M-2010-08)toaModificationapplication(M-2010-03)of apreviouslyapprovedUsePermit(U-2003-04)toamendConditionNo.2(Parking)toallowthe parkingrequirementstobeincorporatedintoanappropriatealternatelegaldocumentinlieuof thecovenants,conditionsandrestrictions(CC&Rs). Background OnDecember14,2010,thePlanningCommissionrecommendedapproval(Pleasesee AttachmentA,PlanningCommissionResolutionNo.6620)oftheamendment(M-2010-08)as requestedbytheapplicantona4-1vote(CommissionerLeevoteno)withtheadditionalfriendly amendmenttoaddJennyCheung,thenewpropertyownerof19505StevensCreekBoulevard (retailbuildingA),asanapplicant,inadditiontoJaneVaughan,representingCupertinoHousing Partnerswhoistheowneroftheotherretailbuildingat19501StevensCreekBoulevard(retail buildingB). TheCommissionerwho dissented did not provideanexplanationforthe vote. OnOctober5,2010,theCityCouncilapprovedaModification(M-2010-03)toapreviously approvedUsePermit(U-2003-04)andExceptiontotheHeartoftheCitySpecificPlan(EXC- 2010-03)toallowthefollowing: 1.Upto40%ofthetotalretailspaceasnon-retailrestrictedtoBuildingB(19501Stevens CreekBoulevard);and 2.Allowmedicaluseasanon-retailuse,withstafftoworkwiththeapplicanttodetermine thecorrectparkingcountforsurfaceparkingandundergroundparkingtoaccommodate medical use. Oneoftheconditions(ConditionNo.2)associatedwithM-2010-03alsorequiresthatthe CC&Rsofthedevelopmentbeamendedandrecordedtorequireemployeesoftheretail commercialusestoparkintheexistingavailableandunusedparkingspacesintheunderground parkinggarage,andthatsuchparkingmustbestripedforretailuseonly(PleaseseeAttachment B,CityCouncilActionLetter datedOctober 7, 2010foradditional details). Discussion Theapplicants,includingbothpropertyownersoftheretailbuildings,arerequestingapprovalof themodification(SeeAttachmentC,Applicant’sJustificationLetter)toamendtheparking condition(ConditionNo.2)toallowanalternatelegaldocument,aParkingLicenseAgreement (SeeAttachmentsDandE,DraftParkingLicenseAgreementsforbothretailbuildingslocatedat 19501and19505StevensCreekBoulevard)toberecordedthatmemorializestheparking requirements,ratherthantheCC&Rs.TheproposedchangestoConditionNo.2areoutlinedin theDecember 14, 2010 PlanningCommission staffreport(SeeAttachmentF). Thereasonsfortherequestinclude: 1.ChangingtheCC&Rsisdifficultbecauseitwouldrequireapprovalofall107residential ownersandtheirlendersasmembers ofthe homeowners’association. 2.Theundergroundsharedparkingarrangementiscontrolledviaaneasement,notbythe CC&Rs. TheCityAttorneyandstaffhavereviewedandsupportthedraftParkingLicenseAgreementsto fulfilltherequirementsoftheproposedamendedcondition.AsrecommendedbytheCity Attorney,aconditionwasadded(ConditionNo.3)requiringthepropertyownertoprovide advancenoticeofproposedchangestotheagreements,aswellasacopyofanydocument recordedinthefuturerelatedtoparking.Theapplicanthasthislanguageaddressingthis requirementintothedraftParkingLicenseAgreementswhichwillsubsequentlyberecordedif theCouncilapprovesthismodification. Follow up on theDepartment of Real EstateNotificationCondition AspartoftheconditionsofapprovalforM-2010-03,theCouncilrequiredtheapplicanttowork withstafftoreconcilepaperworkthatnotifiestheDepartmentofRealEstatethattheCity recognizesthereareonlytworetailcondominiumunits,consistingoftheretailbuildingAand buildingB. TheapplicanthassubmitteddraftDeclarationsofRestrictiveCovenants(SeeAttachmentsGand H),oneforeachbuilding,thattheapplicantwillrecordandsendtotheDepartmentofReal Estatewithacoverlettertoclarifythatseparateretailspacesineachretailbuildingcannotbe ownedbydifferentpropertyownerssinceeachretailbuildingisconsideredonecondominium unit. _____________________________________ Preparedby:AkiHondaSnelling,SeniorPlanner Reviewedby:GaryChao,CityPlannerandAartiShrivastava,CommunityDevelopment Director ApprovedforSubmissionby:DavidW.Knapp,CityManager Attachments:A.PlanningCommissionResolutionNo. 6620 B.CityCouncilActionLetter ofOctober 7, 2010 C.Applicant’sJustificationLetter D.DraftParkingLicenseAgreementforBuildingA E.DraftParkingLicenseAgreementforBuildingB F.PlanningCommission staffreport ofDecember14, 2010 G.Declaration ofRestrictiveCovenantforBuildingA H.Declaration ofRestrictiveCovenantforBuildingB