15. Public Storage
i'~
,.\~~,
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
(408) 777-3308
Fax: (408) 777-3333
I
CUPERJINO
I
Community Development
Department
Summary
Agenda Item No.6
Agenda Date: July 18, 2006
Application: U-2006-03, ASA-2006-05, EA-2006-06
Applicant: Timothy Reeves, on behalf of Public Storage
Owner: Public Storage, Inc.
Location: 20565 Valley Green Drive, APN 326-10-044
Application Summary:
. USE PERMIT AND ARCHITECTURAL & SITE APPROV AL to demolish an
existing 53,890 square foot, single-story storage facility and construct a 164,841
square foot, four-story storage facility.
. ENVIRONMENTAL DETERMINATION: Negative Declaration recommended.
The project will have no significant, adverse environmental impacts with the
proposed mitigation measures.
RECOMMENDATION:
The Planning Commission recommended the following to the City Council based upon
the previous development proposal for a 155,253 square foot, three-story storage
facility:
1. Approve the Negative declaration, file number EA-2006-06.
2. Approve the Use permit application, file number U-2006-03, in accordance with
Resolution No. 6387.
3. Approve the Architectural and site approval, file no. ASA-2006-05, in accordance
with Resolution No. 6388.
Project Data:
General Plan Designation:
Zoning Designation:
Specific Plan:
Site Area:
Ind ustrialj Residential
P (CG, ML, Res 4-10)
North De Anza Boulevard Special Center
130,469 square feet (2.99 acres)
;S"- /
Applications: U-2006-03, ASA-2006-05, EA-2006-06
Public Storage
Page 2
July 18, 2006
Existing Building SF:
Proposed Building SF:
Total Building SF:
Net Addition:
Building Coverage:
Floor Area Ratio:
Building Height:
Required Parking:
Provided Parking:
Hours of Operation (Storage):
Hours of Operation (Office):
Total Employees:
Employees at anyone time:
53,890 square feet (to be demolished)
Building A: 46,700 square feet
Building B: 68,640 square feet
Building C: 49,501 square feet
164,841 square feet
110,951 square feet
35.7%
1.24
53 ft. 8 in. (exceeds 45 ft. max:. height allowed)
N/A
68 spaces
6:00 a.m. - 9:00 p.m. (same as existing hours)
9:00 a.m. - 5:00 p.m. (same as existing hours)
5 employees
2 employees
Environmental Assessment: Negative Declaration
BACKGROUND
At the May 16, 2006 meeting, the City Council considered an application by Public
Storage to demolish its existing one-story storage facility located off of Valley Green
Drive and construct a new storage facility consisting of two three-story buildings
totaling 155,253 square feet.
On a 4-0 vote (Council member Mahoney was absent), the City Council discussed and
continued this item, directing Public Storage to revise its plans based upon the
Council's comments.
Since the May 16th meeting, the applicant has redesigned the project. Public Storage
conducted neighborhood meetings on June 15th and June 29th inviting Apple, Pinn
Brothers, and residents of the Valley Green Drive apartment complex and the single-
family residential neighborhood on Acadia Court to discuss their project. Notices were
sent out to each individual resident of the Valley Green Drive apartment complex.
No residents or property owners attended the June 15th meeting; however, one resident
did attend the June 29th meeting. The resident expressed concerns about possible
additional traffic on Valley Green Drive on nights when the nearby restaurants are
busy. However, he generally expressed support for the project.
;S-2...
Applications: U-2006-03, ASA-2006-05, EA-2006-06
Public Storage
Page 3
July 18,2006
For tonight's meeting, the City provided a half-mile radius noticing for the project.
Additionally, individual notices were sent to each resident of the Valley Green Drive
Apartment complex, in addition to the property owner of the apartment complex.
DISCUSSION
The following is a matrix indicating the City Council's directions from the May 16th
meeting, the applicant's subsequent responses and staff's responses upon review of the
revised plans:
City Council Direction Applicant's ResDonse ComDliancelStaff's Comments
Applicant should meet with Apple, Pinn Neighborhood meetings were held on Applicant complied with Council's direction
Bros. and adjacent Valley Green Apartment June 15 and June 29.
residents
City should provide wider public noticing N/A City sent half-mile radius notices and included all
area for next meeting, including all Valley Valley Green Dr. Apartment residents
Green Dr. Aoartment residents
Reduce building height or increase Bui]ding setback from Pinn Bros. Applicant has not complied with Council's direction
setbacks from the adjacent residential uses; condo site is increased from 39 ft to regarding reduction of building height or increased
Max. 45 ft height is acceptable. 60 ft from shared driveway access; setbacks from adjacent residential uses, except for
Building setback from Valley Green increased setbacks from Pinn Bros. condos,
Dr. Apt. complex is reduced from 50
ft to 25 ft. Height increase above 45 ft exceeds General Plan
height limitation; A General Plan Amendment is
Height is increased by 10.5 ft from required to exceed the height limitation.
43 ft to 53.5 ft. Alternative
elevations indicate a 2 ft. height Staff recommends that Building C be set back and/or
increase from 43 ft to 45 ft. reduced in height to address Council's direction and
that the alternative elevations be considered, keeping
the max. heililit to 45 ft.
Construct 3 buildings shorter in length Three buildings are now proposed; Proposal of three buildings complies with Council's
rather than 2 longer buildings building length is shortened from 370 direction.
ft. to 245 ft.
Provide attractive architectural Buildings have been designed to Staff believes that project has been enhanced with
enhancements and address visibility match existing Pinn Bros. condo large two story glass features at the entrances to the
impacts development. Photo simulations buildings and architectural elements to match the
have been submitted to show adjacent Pinn Bros. condos. Photo simulations show
visibility impacts of site. limited visibility of buildings due to surrounding
landscaoing,
Incorporate trail access through property New pedestrian "trai]" access has Staff believes that objective of "trail" access is
been provided along south perimeter achieved with the pedestrian walkway along southern
of property, perimeter. Staff recommends a condition that a
public access easement be required that links the Oak
Park Village public access to the 60 ft wide mini-
park at the entryway and to the pedestrian trail access
along the southern oerimeter of the site.
Provide additional landscaping on site, Landscaping is increased from 24% Staff believes that the additional landscaping fulfills
to 30% coverage. Additional trees Council's direction with the double row of trees.
and landscaping are added on the Staff recommends that trees be planted which provide
east, north and south sides of the site. canopy coverage over the pedestrian trail along the
Also, a new mini-park and trail southern perimeter of the site.
access are included.
The loss of office allocation to Applicant maintains project is a Staffreconnnends reducing the building square
accommodate this use is of concern. public benefit. Square footage has footage allocation for this project based on a parking
been increased from ]55,000 to demand or trip generation ratio of a storage facility as
164,000 sf. comoared to a conventional office use.
Remove the in-lieu fee N/A Staff recommends removing the condition for an in-
lieu fee
/5-3
Applications: U-2006-03, ASA-2006-05, EA-2006-06
Public Storage
Page 4
July 18, 2006
Attached to the report (See Exhibit A) are some comments from Council member
Sandoval. These comments include recommendations to architecturally enhance the
buildings and provide sufficient landscaping on site. In particular, a recommendation is
made to green-screen the buildings, allowing landscaping to grow and cover the walls
of the buildings.
Revised Site and Architectural Plans
The revised plans propose construction of three buildings, two that are four stories and
one that is three stories, totaling 164,841 square feet. Building A, the building to the
east, is proposed to be a 46,700 square foot, four-story building. Building B, the middle
building, is proposed to be a 68,640 square foot, four-story building. Building C, the
building to the west, is a 49,501 square foot, three-story building. The maximum length
of the newly revised buildings is 245 feet. The previous plans proposed a maximum
building length of 370 feet for each building.
The entrance to the site has been modified by moving the driveway to the southern
perimeter of the site. Currently, the driveway entrance is located along the northern
perimeter of the site and is hidden behind the existing storage buildings. This allows the
front building facades and entrances of the storage buildings, which are the more
architecturally enhanced elevations of the buildings, to face the existing Apple office
buildings to the south, making the buildings more publicly visible. However, this also
brings the buildings closer to the freeway than previously proposed. The setback along
the northern property line is reduced from 60 feet to 13 feet.
The maximum height of the new buildings is 58 feet 4 inches, which exceeds the
maximum height limitation of 45 feet for buildings in this area per the General Plan.
The General Plan only allows height limitations to be exceeded for rooftop mechanical
equipment and utility structures. To consider this additional height, a determination
could not be made on this project tonight until an application for a General Plan
Amendment is submitted and subsequently approved by the City Council.
The applicant explained that the additional height above 45 feet provides for
architectural relief and articulations to match the adjacent Pinn Brothers condominium
project and serves to screen roof top equipment.
An alternative plan (See Plan Set) has been provided that brings the building height
down to 45 feet. This will require roof screens for roof top equipment that will exceed
the 45-foot building height, but will allow the buildings to be consistent with the
General Plan.
Public Storage indicates that they have added the fourth floors to accommodate the loss
of storage units they would have had with the longer buildings per the previous plans
and to make the project financially feasible. This addition also results in a total square
footage increase of 9,600 square feet to the project.
/5-"-/
Applications: U-2006-03, ASA-2006-05, EA-2006-06
Public Storage
Page 5
July 18, 2006
Landscaping/Trail Access
The site plan indicates the incorporation of additional landscaping. The revised
landscape plan provides 30% landscape coverage. A new 60 foot wide landscaped
pedestrian mini-park has been added along the eastern front entryway to enhance and
soften the visual impact of the new storage buildings and provide an additional buffer
area between the storage buildings and the Pinn Brothers condominium project.
Further, a landscaped pedestrian pathway along the southern perimeter of the site has
been added to create a "trail" access along the entire length of the site. The pedestrian
pathway will be enhanced by the existing trees adjacent to the parking lot on the Apple
office side of the property and with the addition of a significant number of Red Maple
trees, shrubs and groundcover on the Public Storage side of the property. Staff believes
that this new pedestrian pathway will serve as a sufficient "trail" access through the
property, meeting the objectives of a trail access as previously recommended by staff.
Staff, however, recommends that the applicant be required to record a public access
easement on the mini-park and the pedestrian trail that connects to the public access
provided on the Oak Park Village condominium site. Additionally, staff recommends
that benches be provided within the landscaped pedestrian pathway to enhance use of
the pathway, and that clinging vines be added along the new wrought iron fencing to
be installed along the southern perimeter of the site to soften the visual impact of the
buildings. Further, staff recommends that the trees be planted in double rows and that
the trees be of a type that provides canopy coverage over the walkway.
The northern and western perimeters of the site will also be enhanced by additional
landscaping. The conceptual landscape plan shows that 15 gallon Red Maple trees will
be planted along the northern and western property lines.
Development Allocation
The proposed project as a storage facility is a semi-industrial use; therefore, the
allocation comes from the available office/industrial development allocation of the N.
De Anza Boulevard Employment Center area.
Staff is concerned about the limited development allocation that will be available in the
N. De Anza Boulevard area if the 110,951 square feet of net new building area of this
proposed project is deducted from the available office/industrial development
allocation. The current available office/industrial allocation is 218,185 square feet. With
the allocation deduction of the Public Storage project and the forthcoming Any
Mountain project, the availability for future office/ industrial developments in the area
will be substantially reduced.
;s-S'
Applications: U-2006-03, ASA-2006-05, EA-2006-06
Public Storage
Page 6
July 18,2006
Currently Available Allocation:
Minus Public Storage Allocation:
Remaining after Public Storage:
Minus Any Mountain:
Remaining after both projects:
218,185 sf
- 110,951 sf
107,234 sf
- 33,000 sf
74,234 sf
To offset this impact on the available office allocation and to more accurately reflect the
limited amount of traffic and employees this project will generate, staff recommends
that the City Council consider reducing the building square footage allocation for this
project based on a parking demand or trip generation ratio of a storage facility as
compared to a conventional office use. Staff will provide details on these options at the
meeting.
Letter from Pinn Brothers
The City received an email from Greg Pinn (See Exhibit D) on July 11, 2006 stating that
Pinn Brothers supports the revised storage facility plans and that their initial concerns
have been addressed. Pinn Brothers also indicated that they support the passive park
to be added on the east side of the site and the new pedestrian "trail" access.
Environmental Determination
The Environmental Review Committee reviewed this project on April 12, 2006 and
recommended approval of the negative declaration based upon consideration of the
previous plans as a two-building, 155,253 square foot storage facility. Although the
project has been revised and has slightly increased its square footage by 9,600 square
feet, staff believes that there are no substantial environmental differences between the
previous plans and the newly proposed plans.
Staff Recommendation
Staff recommends that the City Council approve the Use Permit, Architectural and Site
Approval, and Negative Declaration in accordance with Planning Commission
Resolution Nos. 6387 and 6388 with the following additional revisions and additional
conditions:
1. Update the project approval to allow demolition of the existing storage facility
and construction of a new 164,841 square foot storage facility, consisting of one
three-story building and two four-story buildings, with 68 parking spaces.
2. Approve the alternative version (See Plan Set) of the elevations and require
compliance with the maximum 45-foot height limitation per the General Plan.
3. Require that Building C be set back or reduced in height along the west side of
the building facing the adjacent Valley Green Drive apartment complex.
4. Consider reducing the building square footage allocation for this project based
upon a parking demand or trip generation ratio of a storage facility.
/s-~
Applications: U-2006-03, ASA-2006-05, EA-2006-06
Public Storage
Page 7
July 18, 2006
5. Require a public access easement connecting the new mini-park at the eastern
entryway to the site and new pedestrian trail along the southern perimeter of the
property to the Oak Park Village pedestrian access.
6. Add benches in the pedestrian pathway to be created along the southern
perimeter of the site.
7. Require that a double row of trees be provided within the pedestrian "trail"
walkway along the southern perimeter of the site. Trees shall be of a type that
will provide canopy cover over the trail walkway.
8. Plant clinging vines along the wrought iron fencing to be constructed along the
southern perimeter of the site.
9. Remove the condition requiring the in-lieu fee.
10. Add the following additional Public Works Department conditions:
a. Street Widening
Street widening, improvements and dedications shall be provided in
accordance with City Standards and specifications and as required by the
City Engineer.
b. 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.
c. 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.
d. Traffic Signs
Traffic control signs shall be placed at locations specified by the City.
e. 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.
f. 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.
g. 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.
h. Fire Protection
Fire sprinklers shall be installed in any new construction to the approval
of the City.
1. Underground Utilities
/S-7
Applications: U-2006-03, ASA-2006-05, EA-2006-06
Public Storage
Page 8
July 18, 2006
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.
J. NPDES Construction General Permit
The applicant must file for a NOI (Notice of Intent) and must prepare a
Storm Water Pollution Prevention Plan with the State Water Resources
Conh"ol Board. The city must obtain documentation that the process has
been completed.
For copies of the Construction General Permit, the NOI and additional
permit information consult the state Water Resources Control Board web
site at:
h!!p:1 www.swrcb.ca.gov/stormwtr/construction.htm
k. Amended Development Best Management Practices (BMP Requirements).
i. Permanent Stormwater Quality BMPs Required
In accordance with chapter 9.18, Stormwater Pollution Prevention and
Watershed Protection, of the City Code, all development and redevelopment
projects shall include permanent BMPs in order to reduce the water quality
impacts of stormwater runoff from the entire site for the life of the project.
ii. Stormwater Management Plan Required
The applicant shall submit a Stormwater Management Plan for this project.
The permanent storm water quality best management practices (BMPs)
included in this plan shall be selected and designed in accordance with chapter
9.18, Stormwater Pollution Prevention and Watershed Protection, of the City
Code.
iii. BMP Agreements
The applicant and the City shall enter into a recorded agreement and covenant
running with the land for perpetual BMP maintenance by the property
owners(s). In addition, the owner(s) and the City shall enter into a recorded
easement agreement and covenant running with the land allowing City access
at the site for BMP inspection.
iv. Hydromodification Plan (HMP) Required
The applicant must provide a comprehensive plan to control any combination
of on-site, off-site and in-stream control measures incorporated into specific
redevelopment projects in order to reduce stormwater runoff so as to not
increase the erosion potential of the receiving watercourse over the pre-project
condition.
IS~?
Applications: U-2006-03, ASA-2006-05, EA-2006-06
Public Storage
Page 9
July 18, 2006
1. !!!!provement 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. Improvements Permit: $3r540 min or 6% of Off-site
Improvement Costs
b. Grading Permit: $ 2,060 min or 6% of On-site Improvement
Costs
c. Development Maintenance Deposit: $1,000.00
d. Storm Drainage Fee: $4,013.40
e. Power Cost: N / A
f. Map Checking Fees: N/ A
g. Park Fees: N/ A
Bonds:
a. On & Off-Site Improvements Bond: 100% Labor/Material Bond,
100% Performance Bond
-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.
** Developer is required to pay for one-year power cost for streetlights
ENCLOSURES
Planning Commission Resolutions Nos. 6387 and 6388
Exhibit A: Council member Sandoval's comments
Exhibit B: City Council Report of May 16, 2006, with attachments
Exhibit C: City Council Minutes of May 16, 2006
Exhibit D: Letter from Pinn Brothers dated July 11, 2006
Plan Set, including Alternative Elevations
Prepared by: Aki Honda, Senior Planner
Submitted by:
Approved by:
Steve Piasecki
Director, Community Development
~
David W. Knapp
City Manager
/5"-9
U-2006-03
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6387
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROVAL OF A USE PERMIT TO DEMOLISH AN EXISTING
53,890 SQUARE FOOT, SINGLE-STORY STORAGE FACILITY AND CONSTRUCT A
155,253 SQUARE FOOT, THREE-STORY STORAGE FACILITY ACCESSED FROM
V ALLEY GREEN DRIVE (PUBLIC STORAGE).
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
3) The proposed development is consistent with the North De Anza Boulevard
Special Center area.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby approved, subject to the
conditions which are enumerated in this Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. U-2006-03 as set forth in the Minutes of the Planning Commission Meeting of May
9,2006, and are incorporated by reference as though fully set forth herein.
IS- -10
Resolution No. 6387
Page 2
U-2006-03
May 9, 2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
U-2006-03 (EA-2006-06)
Timothy Reeves (Public Storage)
20565 Valley Green Drive
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits submitted by RHL Design
Group, Inc. dated March 21, 2006, consisting of 21 sheets including a Site Plan,
Floor Plans, Elevations, Colored Elevations, and Preliminary Landscape Plan,
except as may be amended by the Conditions contained in this Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct two new three-story buildings consisting of
74,511 square feet for Building A and 80,742 square feet for Building B for use as
a mini-stora"ge facility.
3. PARKING ' ,
The applicant shall provide a minimum of 80 parking spaces on site, in
accordance with the parking study prepared on March 20, 2006 by TJKM
Transportation Consultants.
4. LANDSCAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be
reviewed and approved by the Design Review Committee (DRC) that:
a. Provide additional trees within the landscape area on the Cal Trans
Interstate 280 right-of-way adjacent to the northern property line of the
project site. The applicant shall work with Cal Trans to secure approval
for planting of these trees along the project site on Cal Trans property.
b. Provide additional trees within the planter areas on site and around the
perimeter of the site to mitigate the privacy impacts of the project from
the adjacent residential neighborhoods.
c. Provide landscaping along the masomy wall separating the project site
from adjacent residential uses. Landscaping shall consist of a combination
of trees, shrubs and/or climbing vines that will enhance the privacy
screening for the adjacent residential uses.
IS-II
Resolution No. 6387
Page 3
U-2006-03
May 9, 2006
5. TREE PROTECTION
As part of the demolition or building permit drawings, a tree protection plan
shall be prepared by a certified arborist for the trees to be retained. In addition,
the following measures shall be added to the protection plan:
~ For trees to be retained, chain link fencing and other root protection shall
be installed around the dripline of the tree prior to any project site work.
~ No parking or vehicle traffic shall be allowed under root zones, unless
using buffers approved by the Project Arborist.
~ No trenching within the critical root zone area is allowed. If trenching is
needed in the vicinity of trees to be retained, the City's consulting arborist
shall be consulted before any trenching or root cutting beneath the
dripline of the tree.
~ Wood chip mulch shall be evenly spread inside the tree projection fence to
a four-inch depth.
~ Tree protection conditions shall be posted on the tree protection barriers.
~ Retained trees shall be watered to maintain them in good health.
~ A covenant on the property shall be recorded that identifies all the
protected trees, prior to final occupancy.
The tree protection measures shall be inspected and approved by the certified
arborist prior to issuance of building permits. The City's consulting arborist shall
inspect the trees to be retained and shall provide reviews before building permit
stage, during construction and before final occupancy of the garage. A report
ascertaining the good health of the trees mentioned above shall be provided
prior to issuance of final occupancy.
6. TREE PROTECTION BOND
All trees that are not required to be removed shall be covered by a tree protection
bond. A tree protection bond in the amount of $50,000 shall be provided prior to
issuance of demolition or building permits.
7. LANDSCAPE REVIEW
The applicant shall submit a comprehensive landscaping plan, including water
conservation and pesticide reduction measures, in conformance with Chapter
14.15, Xeriscape Landscaping and the pesticide control measures referenced in
Chapter 9.18, Stormwater Pollution Prevention and Wartershed protection, of the
City Municipal Code.
8. BICYCLE PARKING
The applicant shall provide bicycle parking and bike racks for the proposed
project. The number of bicycle parking spaces and location of bike racks shall be
determined by the Director of Community Development.
IS-/:2-
Resolution No. 6387
Page 4
U-2006-03
May 9, 2006
9. UNUSED BUILDING MATERIALS
In lieu of disposing of unused building materials for the construction of the
project, the applicant shall be required to recycle the unused building materials.
10. BUILDING MATERIAL RECYCLING
The existing building and site materials shall be recycled to the maximum extent
possible subject to the review by the Building Official. Proof of recycling shall be
submitted to the City for review prior to final occupancy.
11. DEMOLITION REQUIREMENT
All existing structures on the site shall be removed prior to or concurrently with
project construction. The developer shall assume the responsibility to obtain all
required demolition permits in accordance with City Ordinances. The applicant
shall agree to site inspection by the Historical Society if requested.
12. MASONRY WALL
A six-foot masonry wall shall be provided on the project's mutual boundary with
residentially zoned or used property. Said wall shall be at least six feet in height
as measured from highest adjoining grade; greater height may be required if the
project creates noise impacts that will require an acoustical consultant report.
13. SCREENING
All mechanical and other equipment on the building or on the site shall be
, screened so they are not visible from public street areas or adjoining
developments. Screening materials/colors shall match building features and
materials. The height of the screening shall be taller than the height of the
mechanical equipment that it is designed to screen. The location of equipment
and necessary screening shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits.
14. TRASH AND DELIVERY ACTIVITIES
A detailed refuge and truck delivery plan must be prepared by the applicant.
The plan shall specify locations of trash facilities, refuge pick up schedules and
truck delivery schedules and routes. All trash facilities must be screened and
enclosed to the satisfaction of Public Works Department. The final plan shall be
submitted to the City for review and approval prior to issuance of building
permits.
/5-/3
Resolution No. 6387
Page 5
U-2006-03
May 9, 2006
15. CONSTRUCTION MANAGEMENT PLAN
A comprehensive construction operation plan must be submitted to the City for
review and approval prior to issuance of grading and building permits
addressing the following:
~ Staging area
~ Tree protection
~ Construction hours and limits
~ Construction vehicle and truck routes
~. Dust and erosion control
~ Garbage and debris container location and pick up schedule
~ Signage advising contractors of the restrictions
~ Construction equipment and construction vehicle parking locations
In addition to the construction management plan described above, the following
additional construction activity limitations apply:
~ No grading is allowed during the.rainy season - October through April.
~ On Saturdays, grading, street construction, demolition, underground utility
work and other construction work that directly involves motorized
vehicular equipment are prohibited.
~ On Sundays, construction is prohibited.
~ Staging of construction equipment shall not occur within 250 feet of
residential property
16. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER
EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions.
Pursuant to Government Code Section 66020(d) (1), these Conditions constitute
written notice of a statement of the amount of such fees, and a description of the
dedications, reservations, and other exactions. You are hereby further notified
that the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section
66020(a), has begun. If you fail to file a protest within this 90-day period
complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
17. SIGNAGE
Signage is not approved with this permit application. Signage shall conform to
the City Sign Code.
18. RECYCLING FACILITIES
The developer shall make provisions for recycling facilities, which shall be in
accordance with Chapter 19.81 of the Cupertino Municipal Code.
IS-Ii
Resolution No. 6387
Page 6
U-2006-03
May 9, 2006
19. PUBLIC ART
Prior to occupancy, the applicant shall set aside .25% (up to $100,000) of the total
project budget for on-site art. The plan shall be reviewed and approved by the
Fine Arts Commission and installed prior to issuance of final occupancy permits.
20. PERVIOUS PAVERS
The applicant shall install pervious pavers in lieu of asphalt pavement on site, if
they are in compliance with Fire Department requirements.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
21. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP
plans shall be included in your building plan submittals.
22. EROSION CONTROL PLAN
The applicant must provide an erosion control plan with the building permit
submittals. The City must approve this plan prior to the commencement of any
construction on site.
23. BUILDING PERMIT APPLICATION
The applicant will be required to obtain Public Works Department approval for
any on site construction via the building permit process. A storm drain fee of
$4,013.40 would be required in addition to the standard fees assessed in
accordance with the Public Works Department review.
24. DRAINAGE
All drainage shall be provided to the satisfaction of the City Engineer.
25. ABANDONED WATER WELLS
The property owner shall seal abandoned or unused water wells if the City, after
consultation with the Santa Clara Valley Water District, determines that said
abandoned or unused water wells have a potential to contaminate the water
supply.
26. SANITARY DISTRICT
The applicant shall be required to comply with the requirements of the
Cupertino Sanitary District, which shall include the following:
a. Abandonment of the existing sewer service for the project site to the
property line. The abandonment plans shall be submitted to and
reviewed by the Sanitary District.
b. Additional Sanitary District fees and/ or permits shall be required for the
proposed improvements.
/.5--/S
Resolution No. 6387
Page 7
U-2006-03
May 9, 2006
c. Improvement plans for the subject property shall be reviewed by the
District. A District Plan Checking and Inspection Deposit may be
required.
PASSED AND ADOPTED this 9th day of May 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
COMMISSIONERS: Chairperson Miller, Vice Chair Giefer, Saadati, Wong
Chien
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
NOES:
ABST AIN:
ABSENT:
ATTEST:
APPROVED:
/ s/Steve Piasecki
Steve Piasecki
Director of Community Development
/ s/Marty Miller
. Marty Miller, Chairperson
Planning Commission
G:\Planning\PDREPORT\RES\2006\ U-2006-03 res.doc
/s-/t:.
ASA-2006-05
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6388
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROV AL OF AN ARCHITECTURE AND SITE APPROV AL TO
DEMOLISH AN EXISTING 53,890 SQUARE FOOT, SINGLE STORY STORAGE
FACILITY AND CONSTRUCT A 155,253 SQUARE FOOT, THREE STORY STORAGE
FACILITY ACCESSED FROM V ALLEY GREEN DRIVE (PUBLIC STORAGE)
-----------------------------.....----------------------------.....---------------
-------------------------.-------------------------------------------------
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for an Architectural and Site Approval, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has, held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
3) The proposed development is consistent with the North De Anza Boulevard
Special Center
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Architectural and Site Approval is hereby
approved, subject to the conditions which are enumerated in this Resolution beginning
on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. ASA-2006-05 as set forth in the Minutes of the Planning Commission Meeting of
May 9,2006, and are incorporated by reference as though fully set forth herein.
/S-/7
Resolution No. 6388
Page 2
ASA-2006-05
May 9,2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-05
Timothy Reeves (Public Storage)
20565 Valley Green Drive
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits submitted by RHL Design
Group, Inc. dated March 21, 2006, consisting of 21 sheets including a Site Plan,
Floor Plans, Elevations, Colored Elevations, and Preliminary Landscape Plan,
except as may be amended by the Conditions contained in this Resolution.
. '
2. DEVELOPMENT APPROV AL
Approval. is granted to construct two new three-story buildings consisting of
74,511 square ,feet for Building A and 80,742 square feet for Building B for use as
a mini-storage facility. .
3. PARKING
The applicant shall provide a 'minimum of 80' parking spaces on site, in
accordance with the parking study prepared on March 20, 2006 by TJKM
Transportation Consultants.
4. LANDSCAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be
reviewed and approved by the Design Review Committee (DRC) that:
a. Provide additional trees within the landscape area on the Cal Trans
Interstate 280 right-of-way adjacent to the northern property line of the
project site. The applicant shall work with Cal Trans to secure approval
for planting of these trees along the project site on Cal Trans property.
b. Provide additional trees within the planter areas on site and around the
perimeter of the site to mitigate the privacy impacts of the project from
the adjacent residential neighborhoods.
c. Provide landscaping along the masonry wall separating the project site
from adjacent residential uses. Landscaping shall consist of a combination
of trees, shrubs and/or climbing vines that will enhance the privacy
screening for the adjacent residential uses.
IS -/ K
Resolution No. 6388
Page 3
ASA-2006-05
May 9, 2006
5. TREE PROTECTION
As part of the demolition or building permit drawings, a tree protection plan
shall be prepared by a certified arborist for the trees to be retained. In addition,
the following measures shall be added to the protection plan:
)i;- For trees to be retained, chain link fencing and other root protection shall
be installed around the drip line of the tree prior to any project site work.
~ No parking or vehicle traffic shall be allowed under root zones, unless
using buffers approved by the Project Arborist.
~ No trenching within the critical root zone area is allowed. If trenching is
needed in the vicinity of trees to be retained, the City's consulting arborist
shall be consulted before any trenching or root cutting beneath the
dripline of the tree.
~ Wood chip mulch shall be evenly spread inside the tree projection fence to
a four-inch depth.
~ Tree protection conditions shall be posted on the tree protection barriers.
~ Retained trees shall be watered to maintain. them in good health.
~ A covenant on the property shall be recorded that identifies all the
protected trees, prior to final occupancy.
The tree protection measures shall be inspected and approved by the certified
arborist prior to issuance of building permits. The City's consulting arborist shall
inspect the trees to be retained and shall provide reviews before building permit
stage, during construction and before final occupancy of the garage. A report
ascertaining the good health of the trees mentioned above shall be provided
prior to issuance of final occupancy.
6. TREE PROTECTION BOND
All trees that are not required to be removed shall be covered by a tree protection
bond. A tree protection bond in the amount of $50,000 shall be provided prior to
issuance of demolition or building permits. .
7. LANDSCAPE REVIEW
The applicant shall submit a comprehensive landscaping plan, including water
conservation and pesticide reduction measures, in conformance with Chapter
14.15, Xeriscape Landscaping and the pesticide control measures referenced in
Chapter 9.18, Stormwater Pollution Prevention and Wartershed protection, of the
City Municipal Code.
8. BICYCLE PARKING
IS-/7
Resolution No. 6388
Page 4
ASA-2006-05
May 9, 2006
The applicant shall provide bicycle parking and bike racks .for the proposed
project. The number of bicycle parking spaces and location of bike racks shall be
determined by the Director of Community Development.
9. UNUSED BUILDING MATERIALS
In lieu of disposing of unused building materials for the construction of the
project, the applicant shall be required to recycle the unused building materials.
10. BUILDING MATERIAL RECYCLING
The existing building and site materials shall be recycled to the maximum extent
possible subject to the review by the Building Official. Proof of recycling shall be
submitted to the City for review prior to final occupancy.
11. DEMOLITION REQUIREMENT
All existing structures on the site shall be removed prior to or concurrently with
project construction. The developer shall assume the responsibility to obtain all
required demolition permits in accordance with City Ordinances. The applicant
shall agree to site inspection by the Historical Society if requested.
12. MASONRY WALL
A six-foot masonry wall shall be provided on the project's mutual boundary with
residentially zoned or used property. Said wall shall be at least six feet in height
as measured from highest adjoining grade; greater height may be required if the
project creates noise impacts that will require an acoustical consultant report.
13. SCREENING
All mechanical and other equipment on the building or on the site shall be
screened so they are not visible from public street areas or adjoining
developments. Screening materialsj colors shall match building features and
materials. The height of the screening shall be taller than the height of the
mechanical equipment that it is designed to screen. The location of equipment
and necessary screening shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits.
14. TRASH AND DELIVERY ACTIVITIES
A detailed refuge and truck delivery plan must be prepared by the applicant.
The plan shall specify locations of trash facilities, refuge pick up schedules and
truck delivery schedules and routes. All trash facilities must be screened and
enclosed to the satisfaction of Public Works Department. The final plan shall be
submitted to the City for review and approval prior to issuance of building
permits.
15-020
Resolution No. 6388
Page 5
ASA-2006-05
May 9, 2006
15. CONSTRUCTION MANAGEMENT PLAN
A comprehensive construction operation plan must be submitted to the City for
review and approval prior to issuance of grading and building permits
addressing the following:
}- Staging area
).> Tree protection
}- Construction hours and limits
}- Construction vehicle and truck routes
}- Dust and erosion control
}- Garbage and debris container location and pick up schedule
).> Signage advising contractors of the restrictions
).> Construction equipment and construction vehicle parking locations
In addition to the construction management plan described above, the following
additional construction activity limitations apply:
).> No grading is allowed during the rainy season - October through April.
}- On Saturdays, grading, street construction, demolition, underground utility
work and other construction work that directly involves motorized
vehicular equipment are prohibited.
}- On Sundays, construction is prohibited.
}- Staging of construction equipment shall not occur within 250 feet of
residential property
16. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER
EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions.
Pursuant to Government Code Section 66020( d) (1), these Conditions constitute
written notice of a statement of the amount of such fees, and a description of the
dedications, reservations, and other exactions. You are hereby further notified
that the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section
66020(a), has begun. If you fail to file a protest within this 90-day period
complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
17. SIGNAGE
Signage is not approved with this permit application. Signage shall conform to
the City Sign Code.
18. RECYCLING FACILITIES
The developer shall make provisions for recycling facilities, which shall be in
accordance with Chapter 19.81 of the Cupertino Municipal Code.
/5-.2/
Resolution No. 6388
Page 6
ASA-2006-05
May 9, 2006
19. PUBLIC ART
Prior to occupancy, the applicant shall set aside .25% (up to $100,000) of the total
project budget for on-site art. The plan shall be reviewed and approved by the
Fine Arts Commission and installed prior to issuance of final occupancy permits.
20. PERVIOUS PAVERS
The applicant shall install pervious pavers in lieu of asphalt pavement on site, if
they are in compliance with Fire Department requirements.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
21. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP
plans shall be included in your building plan submittals.
22. EROSION CONTROL PLAN
The applicant must provide an erosion control plan with the building permit,
submittals. The City must approve this plan prior to the commencement of any .
construction on site.
23. BUILDING PERMIT APPLICATION ., .,
The applicant will be required to obtain Public Works Department approval for
any on site construction via the building permit process. A storm drain fee of
$4,013.40 would be required in addition to the standard fees assessed in
accordance with the Public Works Department review.
24. DRAINAGE
All drainage shall be provided to the satisfaction of the City Engineer.
25. ABANDONED WATER WELLS
The property owner shall seal abandoned or unused water wells if the City, after
consultation with the Santa Clara Valley Water District, determines that said
abandoned or unused water wells have a potential to contaminate the water
supply.
26. SANITARY DISTRICT
The applicant shall be required to comply with the requirements of the
Cupertino Sanitary District, which shall include the following:
a. Abandonment of the existing sewer service for the project site to the
property line. The abandonment plans shall' be submitted to and
reviewed by the Sanitary District.
b. Additional Sanitary District fees andj or permits shall be required for the
proposed improvements.
/s--<~
Resolution No. 6388
Page 7
ASA-2006-05
May 9, 2006
c. Improvement plans for the subject property shall be reviewed by the
District. A District Plan Checking and Inspection Deposit may be
required.
PASSED AND ADOPTED this 9th day of May 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
COMMISSIONERS: Chairperson Miller, Vice Chair Giefer, Saadati, Wong
Chien
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
NOES:
ABSTAIN:
ABSENT:
ATTEST:
APPROVED:
/ s/Steve Piasecki
Steve Piasecki
Director of Community Development
/ s / Marty Miller
Marty Miller, Chair
Planning Commission
G: \ Planning \ PDREPORT\ RES \ 2006 \ ASA-2006-05.doc
/$-023
devek@cupertino.org, 7/12/06 1:09 PM -0700, Storage unit development
To: devek@cupertino.org
Fran: Dolly Sandoval <dolly@dollysandoval.cOll'l>
Subject: Storage unit developDSmt
Co;
Bee:
EXHIDIT A
Attaclln'ents:
Hi Dave -
As you know, I'll be on vacation during the meeting of July 20th. I wanted to briefly inform you
about my feelings on one of the agenda topics: the proposed 4-story storage unit developoent that you
and I briefly discussed this morning.
When this item came before the city council earlier this year, I had several concerns which included
the massing of the building, the architectural design of the building, the impact on the surrounding
neighbors and the issue of appropriate land use.
Since there is already an existing facility on the grounds, I feel the land. use issue has been
settled. If we were talking about open, undeveloped land, perhaps this would be an issue open to
debate. Whether the facility is one two or four stories is sanewhat imnaterial at this point.
Regarding the impacts of the neighbors: I have not seen the staff report, so I do not know if the
applicant met with the existing neighbors, conmereial and residential. I hope they did since that was
part of the council direction. I am presuming that list included saoeone fran the Pion Brothers
company to get buy-in of the future tenants of cupertino.
I understand from our conversation that the massing issue has been addressed, and while I have not yet
seen the plans, breaking the developnent up into 3 buildings was a desire I stated at our earlier
JJBeting.
The last thought I want to stress to you is that the architectural and landscaping designs need to be
top-notch. Since this developtent will be noticeable to surrounding tenants and holrewoners, i believe
the buildings need to be green-screened, as in covered with ivy, trees, ate. We have asked that of
Valleo mall and their parking garage - and I would expect this design to follow suit. I don't want
another plain concrete building four stories high to be approved - there DIlst be nice landscaping to
offset the concrete exterior. I am envisioning plants that are not just on the ground - but growing
up the buildings.
Thanks, Dave. I'll see you when I return.
Cheers,
Dolly
Printed for Dolly Sandoval <dolly@dollysandovaLcODl>
1
/s--;(~
Exhibit B
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
(408) 777-3308
Fax: (408) 777-3333
!~.~. ~;k\....1
" ~\
'.,'.. ~'-j
CITY OF
CUPEIQ"INO
Community Development
Department
Summary
Agenda Item No. _
Agenda Date: May 16, 2006
Application: U-2006-03, ASA-2006-05, EA-2006-06
Applicant; Timothy Reeves, on behalf of Public Storage
Owner: Public Storage, Inc.
Location: 20565 Valley Green Drive, APN 326-10-044
Application Summary:
. USE PERMIT AND ARCHITECTURAL & SITE APPROVAL to demolish an
existing 53,890 square foot, single-story storage facility and construct a 155,253
square foot, three-story storage facility.
. ENVIRONMENTAL DETERMINATION: Negative Declaration recommended.
The project will have no significant, adverse envirorunental impacts with the
proposed mitigation measures.
RECOMMENDATION:
The Planning Commission recommends that the City Council:
1. Approve the Negative declaration, file number EA-2006-06.
2. Approve the Use permit application, file number U-2006-03, in accordance with
Resolution No. 6387.
3. Approve the Architectural and site approval, file no. ASA-2006-05, in accordance
with Resolution No. 6388.
Project Data:
General Plan Designation:
Zoning Designation:
Specific Plan:
Site Area:
Existing Building SF:
Proposed Building SF:
Ind ustrialj Residential
P (CG, ML, Res 4-10)
North De Anza Boulevard Special Center
130,469 square feet (2.99 acres)
53,890 square feet (to be demolished)
Building A: 74,511 square feet
Building B: 80,742 square feet
Total Building SF: 155,253 square feet
/S--.;}. S-
Applications: U-2006-03, ASA-2006-05, EA-2006-06
Public Storage
Page 2
May 16, 2006
Building Coverage:
Floor Area Ratio:
Building Height:
Required Parking:
Provided Parking:
Hours of Operation (Storage):
Hours of Operation (Office):
Total Employees:
Employees at anyone time:
39.6%
1.19
43 feet maximum, 45 allowed
NjA
80 spaces
6:00 a.m. - 9:00 p.m. (same as existing hours)
9:00 a.m. - 5:00 p.m. (same as existing hours)
5 employees
2 employees
Environmental Assessment: Negative Declaration
BACKGROUND
At its meeting of May 9, 2006, the Planning Commission voted (5-0) to recommend
approval of the project to demolish all of the existing buildings on site and construct
two new three-story storage buildings for Public Storage. The project site is accessed
from Valley Green Drive by a 30-foot wide driveway easement and is surrounded by
Interstate 280 to the north, existing two-story office buildings and Valley Green Drive to
the south, a condominium development (Oak Park Village) under construction to the
east and the Valley Green Apartment complex to the west.
DISCUSSION
The Planning Commission felt that the project provides a good community benefit and
differed with staff's interpretation that the project would conflict with the intent of the
General Plan's policy for the maintenance of cohesive commercial centers and office
parks per Policy 2-44 of the Land Use/Community Design Element of the General Plan
(See Exhibit C). The Commission's comments were:
1. The project fulfills a community need for storage facility uses for both businesses
and residents and is an established use in the area.
2. The $10 million in property improvements is a substantial investment for the
company and for the business community. Public Storage representatives stated
that this project is the company's largest capital improvement project.
3. The buildings have been designed to architecturally match the adjacent Oak Park
Village condominium development to be constructed and will blend in with the
surrounding uses.
4. The building massing/ scale is large and the buildings are very long. Some of the
Commissioners asked if the building could be broken up into 3 buildings or if
the height along portions of the east and west elevations of the buildings facing
the residential developments could be lowered to a two-story height to lessen
massing impacts onto adjacent properties.
/ S-2(..
Applications: U-2006-03, ASA-2006-05, EA-2006-06
Public Storage
Page 3
May 16, 2006
5. The adjacent two-story office buildings were built in the 60's and 70's and appear
to be in need of redevelopment. There should be some thought as to whether the
policies for maintaining cohesive office parks includes expanding older-style
office buildings of this type.
6. It does not make sense to prevent Public Storage from developing a storage
facility on the basis that there might be redevelopment of this site as offices.
7. Pervious pavers should be considered in lieu of asphalt paved driveways on site.
8. Landscaping should be enhanced on site with additional trees on site and along
the Interstate 280 right-of-way.
9. The City should investigate the possibility of developing a user fee for the
storage units, similar to a TOT (Transient Oriented Tax) that is applied to hotel
uses.
The Commission also added additional conditions of approval to the project including:
1. Additional trees on site and on the Interstate 280 right-of-way.
2. Final landscaping plans to be reviewed and approved by the Design Review
Committee.
3. Pervious pavers to be used in lieu of asphalt paved driveways on site, if in
compliance with Fire Department regulations.
Staff's Position on the Policy on Maintaining Cohesive Commercial Centers and
Office Parks
Staff believes that the project conflicts with intent of the General Plan policy to maintain
cohesive commercial center and office parks because the mini-storage facility is a non-
office use that would significantly intensify storage facility use on the property by
nearly tripling the amount of storage building area, and thereby precluding future
redevelopment of the expansion of the adjacent office park. Staff also believes that the
project will offer very little public and community benefit as it is will generate only a
minimal amount of retail sales tax from its incidental sales of packing/boxing supplies
and it is substantially inconsistent with adjacent residential uses (Valley Green
Apartment complex and the Oak Park Village condominiums).
Development Allocation
The project as a storage facility is a semi-industrial type of use and will require an
allocation from the N. De Anza Boulevard Employment Center area. Since office square
footage includes industrial uses, the project will use an allocation of the additional
101,363 net square feet of storage building area from the office square footage
allocation. This leaves a remaining office balance of 116,822 square feet for future
development in the N. De Anza area. The office balance should be reserved for fiscally
positive commercial and office uses.
IS-~7
Applications: U-2006-03, ASA-2006-05, EA-2006-06
Public Storage
Page 4
May 16, 2006
Trail Access
The policies for maintaining cohesive commercialj office parks provide for visible
pedestrian connections and accessibility to park/ plaza or open space areas. Staff
believes that a trail access could fulfill this policy and would enhance the project as a
community benefit. The trail access could be created along the northern property line
adjacent to the existing Santa Clara Valley Water District channel and along the
Interstate 280 right-of-way. The trail could provide access to a possible future trail
extension access to Valley Green Drive and also connect to the pedestrian walkway
through the Oak Park Village project to De Anza Boulevard. Although this is a policy
directive primarily for conversion of commercialj office parks to residential uses, staff
believes this connection is appropriate since the use will be "locked in" for many years.
Staff recorrunends that the applicant study the possibility of incorporating a trail access
on site along the site's northern property line or working with the adjacent Santa Clara
Valley Water District to determine the possibility for creating a trail access on the Water
District side of the property line if Public Storage cannot be accommodate the trail on its
property .
Fiscal Impacts
The Director of Administrative Services has determined that the estimated the property
tax benefit to the City for the $10 million in building improvements will only be $4,450,
based upon a total property tax each year of $111,410. The retail sales tax generation is
also considered inconsequential because the site generates only a minimal amount of
retail sales from packing/boxing supplies. Therefore, while a significant investment is
being made by Public Storage, there is negligible fiscal benefit to the City from this use.
The City Council could consider applying an in-lieu fee of $2/ square foot to the project
to offset the loss in future office area from the development allocation within the N. De
Anza Boulevard area and to satisfy the intent of the cohesive office parks fiscal policy.
The project will require a substantial allocation from office area in the N. De Anza
Boulevard area as mentioned above.
If the in-lieu fee were applied to the additional 101,363 net square footage of the
development, the total fee applied to the project would be $202,726 annually. The
applicant could recover this fee from the rental of the storage units. The project is
proposing approximately 1,168 storage units. If the cost were applied to the rental fee of
the storage units, the cost would translate to about $174/year, or about $14.50/month
additional to the rental fee of the storage units. The applicant should be asked the
feasibility of incorporating this provision into their proposal.
.A9jacent Office Park
The existing office buildings along Valley Green Drive to the south of the project site are
two-story office buildings that were constructed in 1975. The one-story office buildings
that Apple is occupying on the north and south sides of Valley Green Drive were also
jS-...<.?
Applications: U-2006-03, ASA-2006-05, EA-2006-06
Public Storage
Page 5
May 16, 2006
constructed around the same time. As mentioned by the Commission, these buildings
have an older architectural style that appear to be in need of redevelopment. Although
the Commission raised this point as a means to support the project, staff would like to
also raise this point as a means to demonstrate how the project conflicts with the intent
of the policies for cohesive commercial/ office parks. If these buildings are in need of
redevelopment and their respective properties have the potential for redeveloping in
the future with new buildings, staff believes that the 3-acres of the Public Storage
project site could even more likely be incorporated into future office park area, thereby
expanding office uses in the area and meeting the objectives of the cohesive
commercial! office park policies.
Visibility, FAR and Architecture
The 43-foot maximum height of the building will be prominently visible from the
surrounding uses. The massing of the buildings is extensive due to the three-story
height, and will be particularly noticeable due to the surrounding two-story buildings
to the south (Apple offices) and west (Valley Green Apartments) and the lengthy 370
foot long fa<;ades along the north and south elevations of each building.
Additionally, the site will be developed at a Floor Area Ratio (FAR) of 1.19 which
further intensifies the visual massing of the buildings. Typical office developments have
FARs under .40. The project also includes a substantial amount of paved areas around
the buildings for driveway access and parking, which leaves only the remaining
perimeter of the site for landscaping to provide some visual softening of the buildings.
The Commission asked if the length of the building could be broken up by having three
separate buildings and if the building heights could be lowered to two-story heights for
portions of the east and west elevations of the buildings facing the residential uses to
help mitigate these massing and visibility issues. Although the Commission did not
vote to require these changes, staff supports these comments and recommends further
breaking up the building lengths by having four buildings.
While the applicant has made good efforts to architecturally design the buildings, staff
believes that additional architectural enhancements on the buildings could provide
more superior architectural designs, which is in keeping with the goals of the cohesive
commercialj office parks policy. The adjacent Oak Park Village condominium's design
incorporates significant window area and proposes a substantially stucco exterior (See
Exhibit D). Staff recommends that the buildings be redesigned to provide additional
window area similar to the Oak Park Village condos and that a greater variety of
building materials and base treatments be chosen that are more compatible to
residential and office building uses, rather than industrial look of the split face concrete
block. Greater variation in wall articulations than the five-foot offsets would also help
to alleviate the massing issues.
IS -c2 9
Applications: U-2006-03, ASA-2006-05, EA-2006-06
Public Storage
Page 6
May 16, 2006
Staff Recommendation
Staff believes that with additional enhancements and modifications, the project could
provide additional public and community benefit that would make the project better
meet the intent of the policy for maintaining cohesive commercialj office parks. Staff
recommends that the City Council continue this item for two months to allow the
applicant time to conduct studies and modify plans based upon the following
recommendations by staff:
1. Break up the length and massing of the existing buildings by developing 3 or 4
smaller size buildings in lieu of the 2 lengthy and large buildings.
2. Lower the height of the buildings to 2-story heights, particularly along the east
and west property lines adjacent to the residential complexes.
3. Provide substantial architectural enhancements, including greater wall
articulations and building offsets, additional window areas, use of a greater
variety of building materials and base treatments that are more compatible to the
surrounding office and residential buildings, rather than the industrial look of
split face concrete block.
4. Apply a $2/square foot annual in-lieu fee based upon the total square footage of
the project.
5. Create a trail access along the northern property line to connect to the pedestrian
walkway through Oak Park Village to De Anza Boulevard and provide access to
a possible future trail to Valley Green Drive.
ENCLOSURES
Planning Commission Resolutions Nos. 6387 and 6388
Exhibit A: Planning Commission Staff Report dated May 9, 2006
Exhibit B: Letter submitted by Pinn Brothers
Exhibit C: Policy on Maintaining Cohesive Commercial Centers and Office Parks
Exhibit D: Elevation comparison between Public Storage and Oak Park Village condos
Plan Set
Prepared by: Aki Honda, Senior Planner
Approved by:
-
JiJi
David W. Knapp
City Manager
Steve Piasecki
Director, Community Development
G:\Planning\PDREPORT\ CC\ U-2006-03 CC Report, Public Storage.doc
;S--30
U-2006-03
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6387
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROVAL OF A USE PERMIT TO DEMOLISH AN EXISTING
53,890 SQUARE FOOT, SINGLE-STORY STORAGE FACILITY AND CONSTRUCT A
155,253 SQUARE FOOT, THREE-STORY STORAGE FACILITY ACCESSED FROM
V ALLEY GREEN DRIVE (PUBLIC STORAGE).
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
3) The proposed development is consistent with the North De Anza Boulevard
Special Center area.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby approved, subject to the
conditions which are enumerated in this Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. U-2006-03 as set forth in the Minutes of the Planning Commission Meeting of May
9,2006, and are incorporated by reference as though fully set forth herein.
;s-31
Model Resolution
Page 2
U-2006-03
May 9, 2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
U-2006-03 (EA-2006-06)
Timothy Reeves (Public Storage)
20565 Valley Green Drive
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits submitted by RHL Design
Group, Inc. dated March 21, 2006, consisting of 21 sheets including a Site Plan,
Floor Plans, Elevations, Colored Elevations, and Preliminary Landscape Plan,
except as may be amended by the Conditions contained in this Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct two new three-story buildings consisting of
74,511 square feet for Building A and 80,742 square feet for Building B for use as
a mini-storage facility.
3. PARKING
The applicant shall provide a mInImUm of 80 parking spaces on site, in
accordance with the parking study prepared on March 20, 2006 by TJKM
Transportation Consultants.
4. LANDSCAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be
reviewed and approved by the Design Review Committee (DRC) that:
a. Provide additional trees within the landscape area on the Cal Trans
Interstate 280 right-of-way adjacent to the northern property line of the
project site. The applicant shall work with Cal Trans to secure approval
for planting of these trees along the project site on Cal Trans property.
b. Provide additional trees within the planter areas on site and around the
perimeter of the site to mitigate the privacy impacts of the project from
the adjacent residential neighborhoods.
c. Provide landscaping along the masonry wall separating the project site
from adjacent residential uses. Landscaping shall consist of a combination
of trees, shrubs and/ or climbing vines that will enhance the privacy
screening for the adjacent residential uses.
IS-3.:2..
Model Resolution
Page 3
U-2006-03
May 9, 2006
5. TREE PROTECTION
As part of the demolition or building permit drawings, a tree protection plan
shall be prepared by a certified arborist for the trees to be retained. . In addition,
the following measures shall be added to the protection plan:
>- For trees to be retained, chain link fencing and other root protection shall
be installed around the dripline of the tree prior to any project site work.
>- No parking or vehicle traffic shall be allowed under root zones, unless
using buffers approved by the Project Arborist.
>- No trenching within the critical root zone area is allowed. If trenching is
needed in the vicinity of trees to be retained, the City's consulting arborist
shall be consulted before any trenching or root cutting beneath the
dripline of the tree.
)- Wood chip mulch shall be evenly spread inside the tree projection fence to
a four-inch depth.
)- Tree protection conditions shall be posted on the tree protection barriers.
>- Retained trees shall be watered to maintain them in good health.
>- A covenant on the property shall be recorded that identifies all the
protected trees, prior to final occupancy.
The tree protection measures shall be inspected and approved by the certified
arborist prior to issuance of building permits. The City's consulting arborist shall
inspect the trees to be retained and shall provide reviews before building permit
stage, during construction and before final occupancy of the garage. A report
ascertaining the good health of the trees mentioned above shall be provided
prior to issuance of final occupancy.
6. TREE PROTECTION BOND
All trees that are not required to be removed shall be covered by a tree protection
bond. A tree protection bond in the amount of $50,000 shall be provided prior to
issuance of demolition or building permits.
7. LANDSCAPE REVIEW
The applicant shall submit a comprehensive landscaping plan, including water
conservation and pesticide reduction measures, in conformance with Chapter
14.15, Xeriscape Landscaping and the pesticide control measures referenced in
Chapter 9.18, Stormwater Pollution Prevention and Wartershed protection, of the
City Municipal Code.
8. BICYCLE PARKING
The applicant shall provide bicycle parking and bike racks for the proposed
project. The number of bicycle parking spaces and location of bike racks shall be
determined by the Director of Community Development.
IS-33
Model Resolution
Page 4
U-2006-03
May 9, 2006
9. UNUSED BUILDING MATERIALS
In lieu of disposing of unused building materials for the construction of the
project, the applicant shall be required to recycle the unused building materials.
10. BUILDING MATERIAL RECYCLING
The existing building and site materials shall be recycled to the maximum extent
possible subject to the review by the Building Official. Proof of recycling shall be
submitted to the City for review prior to final occupancy.
11. DEMOLITION REQUIREMENT
All existing structures on the site shall be removed prior to or concurrently with
project construction. The developer shall assume the responsibility to obtain all
required demolition permits in accordance with City Ordinances. The applicant
shall agree to site inspection by the Historical Society if requested.
12. MASONRY WALL
A six-foot masonry wall shall be provided on the project's mutual boundary with
residentially zoned or used property. Said wall shall be at least six feet in height
as measured from highest adjoining grade; greater height may be required if the
project creates noise impacts that will require an acoustical consultant report.
13. SCREENING
All mechanical and other equipment on the building or on the site shall be
screened so they are not visible from public street areas or adjoining
developments. Screening materials/colors shall match building features and
materials. The height of the screening shall be taller than the height of the
mechanical equipment that it is designed to screen. The location of equipment
and necessary screening shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits.
14. TRASH AND DELIVERY ACTIVITIES
A detailed refuge and truck delivery plan must be prepared by the applicant.
The plan shall specify locations of trash facilities, refuge pick up schedules and
truck delivery schedules and routes. All trash facilities must be screened and
enclosed to the satisfaction of Public Works Department. The final plan shall be
submitted to the City for review and approval prior to issuance of building
permits.
/.6--.3 'f
Model Resolution
Page 5
U-2006-03
May 9, 2006
15. CONSTRUCTION MANAGEMENT PLAN
A comprehensive construction operation plan must be submitted to the City for
review and approval prior to issuance of grading and building permits
addressing the following:
}> Staging area
);> Tree protection
);> Construction hours and limits
);> Construction vehicle and truck routes
);> Dust and erosion control
);> Garbage and debris container location and pick up schedule
);> Signage advising contractors of the restrictions
);> Construction equipment and construction vehicle parking locations
In addition to the construction management plan described above, the following
additional construction activity limitations apply:
);> No grading is allowed during the rainy season - October through April.
);> On Saturdays, grading, street construction, demolition, underground utility
work and other construction work that directly involves motorized
vehicular equipment are prohibited.
);> On Sundays, construction is prohibited.
);> Staging of construction equipment shall not occur within 250 feet of
. residential property
16. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER
EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions.
Pursuant to Government Code Section 66020( d) (1), these Conditions constitute
written notice of a statement of the amount of such fees, and a description of the
dedications, reservations, and other exactions. You are hereby further notified
that the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section
66020(a), has begun. If you fail to file a protest within this 90-day period
complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
17. SIGNAGE
Signage is not approved with this permit application. Signage shall conform to
the City Sign Code.
18. RECYCLING FACILITIES
The developer shall make provisions for recycling facilities, which shall be in
accordance with Chapter 19.81 of the Cupertino Municipal Code.
/5-35
Model Resolution
Page 6
U-2006-03
May 9, 2006
. 19. PUBLIC ART
Prior to occupancy, the applicant shall set aside .25% (up to $100,000) of the total
project budget for on-site art. The plan shall be reviewed and approved by the
Fine Arts Commission and installed prior to issuance of final occupancy permits.
20. PERVIOUS PAVERS
The applicant shall install pervious pavers in lieu of asphalt pavement on site, if
they are in compliance with Fire Department requirements.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
21. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP
plans shall be included in your building plan submittals.
22. EROSION CONTROL PLAN
The applicant must provide an erosion control plan with the building permit
submittals. The City must approve this plan prior to the commencement of any
construction on site.
23. BUILDING PERMIT APPLICATION
The applicant will be required to obtain Public Works Department approval for
any on site construction via the building permit process. A storm drain fee of
$4,013.40 would be required in addition to the standard fees assessed in
accordance with the Public Works Department review.
24. DRAINAGE
All drainage shall be provided to the satisfaction of the City Engineer.
25. ABANDONED WATER WELLS
The property owner shall seal abandoned or unused water wells if the City, after
consultation with the Santa Clara Valley Water District, determines that said
abandoned or unused water wells have a potential to contaminate the water
supply.
26. SANITARY DISTRICT
The applicant shall be required to comply with the requirements of the
Cupertino Sanitary District, which shall include the following:
a. Abandonment of the existing sewer service for the project site to the
property line. The abandonment plans shall be submitted to and
reviewed by the Sanitary District.
b. Additional Sanitary District fees and! or permits shall be required for the
proposed improvements.
/S-3'
Model Resolution
Page 7
U-2006-03
May 9, 2006
c. Improvement plans for the subject property shall be reviewed by the
District. A District Plan Checking and Inspection Deposit may be
required.
PASSED AND ADOPTED this 9th day of May 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
COMMISSIONERS: Chairperson Miller, Vice Chair Giefer, Saadati, Wong
Chien
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
NOES:
ABST AIN:
ABSENT:
ATTEST:
APPROVED:
I s I Steve Piasecki
Steve Piasecki
Director of Community Development
Is/Marty Miller
Marty Miller, Chairperson
Planning Commission
G: \ Planning \ PD REPO R T\ RES \ 2006 \ U-2006-03 res. doc
/5-3 7
ASA-2006-05
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6388
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROVAL OF AN ARCHITECTURE AND SITE APPROVAL TO
DEMOLISH AN EXISTING 53,890 SQUARE FOOT, SINGLE-STORY STORAGE
FACILITY AND CONSTRUCT A 155,253 SQUARE FOOT, THREE-STORY STORAGE
FACILITY ACCESSED FROM VALLEY GREEN DRIVE (PUBLIC STORAGE).
SECTION 1: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for an Architectural and Site Approval, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
3) The proposed development is consistent with the North De Anza Boulevard
Special Center area.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Architectural and Site Approval is hereby
approved, subject to the conditions which are enumerated in this Resolution beginning
on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. ASA-2006-05 as set forth in the Minutes of the Planning Commission Meeting of
May 9, 2006, and are incorporated by reference as though fully set forth herein.
10'-38"
Model Resolution
Page 2
ASA-2006-05
May 9, 2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-05 (EA-2006-06)
Timothy Reeves (Public Storage)
20565 Valley Green Drive
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits submitted by RHL Design
Group, Inc. dated March 21, 2006, consisting of 21 sheets including a Site Plan,
Floor Plans, Elevations, Colored Elevations, and Preliminary Landscape Plan,
except as may be amended by the Conditions contained in this Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct two new three-story buildings consisting of
74,511 square feet for Building A and 80,742 square feet for Building B for use as
a mini-storage facility.
3. PARKING
The applicant shall provide a mmlmum of 80 parking spaces on site, in
accordance with the parking study prepared on March 20, 2006 by TJKM
Transportation Consultants.
4. LANDSCAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be
reviewed and approved by the Design Review Committee (DRC) that:
a. Provide additional trees within the landscape area on the Cal Trans
Interstate 280 right-of-way adjacent to the northern property line of the
project site. The applicant shall work with Cal Trans to secure approval
for planting of these trees along the project site on Cal Trans property.
b. Provide additional trees within the planter areas on site and around the
perimeter of the site to mitigate the privacy impacts of the project from
the adjacent residential neighborhoods.
c. Provide landscaping along the masonry wall separating the project site
from adjacent residential uses. Landscaping shall consist of a combination
of trees, shrubs and/ or climbing vines that will enhance the privacy
screening for the adjacent residential uses.
15-39
Model Resolution
Page 3
ASA-2006-05
May 9r 2006
5. TREE PROTECTION
As part of the demolition or building permit drawings, a tree protection plan
shall be prepared by a certified arborist for the trees to be retained. In addition,
the following measures shall be added to the protection plan:
};> For trees to be retained, chain link fencing and other root protection shall
be installed around the drip line of the tree prior to any project site work.
};> No parking or vehicle traffic shall be allowed under root zones, unless
using buffers approved by the Project Arborist.
};> No trenching within the critical root zone area is allowed. If trenching is
needed in the vicinity of trees to be retained, the City's consulting arborist
shall be consulted before any trenching or root cutting beneath the
dripline of the tree.
};> Wood chip mulch shall be evenly spread inside the tree projection fence to
a four-inch depth.
};> Tree protection conditions shall be posted on the tree protection barriers.
};> Retained trees shall be watered to maintain them in good health.
};> A covenant on the property shall be recorded that identifies all the
protected trees, prior to final occupancy.
The tree protection measures shall be inspected and approved by the certified
arborist prior to issuance of building permits. The City's consulting arborist shall
inspect the trees to be retained and shall provide reviews before building permit
stage, during construction and before final occupancy of the garage. A report
ascertaining the good health of the trees mentioned above shall be provided
prior to issuance of final occupancy.
6. TREE PROTECTION BOND
All trees that are not required to be removed shall be covered by a tree protection
bond. A tree protection bond in the amount of $50,000 shall be provided prior to
issuance of demolition or building permits.
7. LANDSCAPE REVIEW
The applicant shall submit a comprehensive landscaping plan, including water
conservation and pesticide reduction measures, in conformance with Chapter
14.15, Xeriscape Landscaping and the pesticide control measures referenced in
Chapter 9.18, Stormwater Pollution Prevention and Wartershed protection, of the
City Municipal Code.
8. BICYCLE PARKING
The applicant shall provide bicycle parking and bike racks for the proposed.
project. The number of bicycle parking spaces and location of bike racks shall be
determined by the Director of Community Development.
IS-~O
Model Resolution
Page 4
ASA-2006-05
May 9, 2006
9. UNUSED BUILDING MATERIALS
In lieu of disposing of unused building materials for the construction of the
project, the applicant shall be required to recycle the unused building materials.
10. BUILDING MATERIAL RECYCLING
The existing building and site materials shall be recycled to the maximum extent
possible subject to the review by the Building Official. Proof of recycling shall be
submitted to the City for review prior to final occupancy.
11. DEMOLITION REQUIREMENT
All existing structures on the site shall be removed prior to or concurrently with
project construction. The developer shall assume the responsibility to obtain all
required demolition permits in accordance with City Ordinances. The applicant
shall agree to site inspection by the Historical Society if requested.
12. MASONRY WALL
A six-foot masonry wall shall be provided on the project's mutual boundary with
residentially zoned or used property. Said wall shall be at least six feet in height
as measured from highest adjoining grade; greater height may be required if the
project creates noise impacts that will require an acoustical consultant report.
13. SCREENING
All mechanical and other equipment on the building or on the site shall be
screened so they are not visible from public street areas or adjoining
developments. Screening materials/ colors shall match building features and
materials. The height of the screening shall be taller than the height of the
mechanical equipment that it is designed to screen. The location of equipment
and necessary screening shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits.
14. TRASH AND DELIVERY ACTIVITIES
A detailed refuge and truck delivery plan must be prepared by the applicant.
The plan shall specify locations of trash facilities, refuge pick up schedules and
truck delivery schedules and routes. All trash facilities must be screened and
enclosed to the satisfaction of Public Works Department. The final plan shall be
submitted to the City for review and approval prior to issuance of building
permits.
/s-4/
Model Resolution
Page 5
ASA-2006-05
May 9, 2006
15. CONSTRUCTION MANAGEMENT PLAN
A comprehensive construction operation plan must be submitted to the City for
review and approval prior to issuance of grading and building permits
addressing the following:
};> Staging area
};> Tree protection
};> Construction hours and limits
};> Construction vehicle and truck routes
};> Dust and erosion control
};> Garbage and debris container location and pick up schedule
};> Signage advising contractors of the restrictions
};> Construction equipment and construction vehicle parking locations
In addition to the construction management plan described above, the following
additional construction activity limitations apply:
};> No grading is allowed during the rainy season - October through April.
};> On Saturdays, grading, street construction, demolition, underground utility
work and other construction work that directly involves motorized
vehicular equipment are prohibited.
};> On Sundays, construction is prohibited.
};> Staging of construction equipment shall not occur within 250 feet of
residential property
16. NOTICE OF FEES, DEDICATIONS, RESERV ATIONS OR OTHER
EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions.
Pursuant to Government Code Section 66020(d) (1), these Conditions constitute
written notice of a statement of the amount of such fees, and a description of the
dedications, reservations, and other exactions. You are hereby further notified
that the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section
66020(a), has begun. If you fail to file a protest within this 90-day period
complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
17. SIGNAGE
Signage is not approved with this permit application. Signage shall conform to
the City Sign Code.
18. RECYCLING FACILITIES
The developer shall make provisions for recycling facilities, which shall be in
accordance with Chapter 19.81 of the Cupertino Municipal Code.
/S-L/2.
Model Resolution
Page 6
ASA-2006-05
May 9, 2006
19. PUBLIC ART
Prior to occupancy, the applicant shall set aside .25% (up to $100,000) of the total
project budget for on-site art. The plan shall be reviewed and approved by the
Fine Arts Commission and installed prior to issuance of final occupancy permits.
20. PERVIOUS PAVERS
The applicant shall install pervious pavers in lieu of asphalt pavement on site, if
they are in compliance with Fire Department requirements.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
21. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP
plans shall be included in your building plan submittals.
22. EROSION CONTROL PLAN
The applicant must provide an erosion control plan with the building permit
submittals. The City must approve this plan prior to the commencement of any
construction on site.
23. BUILDING PERMIT APPLICATION
The applicant will be required to obtain Public Works Department approval for
any on site construction via the building permit process. A storm drain fee of
$4,013.40 would be required in addition to the standard fees assessed in
accordance with the Public Works Department review.
24. DRAINAGE
All drainage shall be provided to the satisfaction of the City Engineer.
25. ABANDONED WATER WELLS
The property owner shall seal abandoned or unused water wells if the City, after
consultation with the Santa Clara Valley Water District, determines that said
abandoned or unused water wells have a potential to contaminate the water
supply.
26. SANITARY DISTRICT
The applicant shall be required to comply with the requirements of the
Cupertino Sanitary District, which shall include the following:
a. Abandonment of the existing sewer service for the project site to the
property line. The abandonment plans shall be submitted to and
reviewed by the Sanitary District.
b. Additional Sanitary District fees andj or permits shall be required for the
proposed improvements.
/.s-/f3
Model Resolution
Page 7
ASA-2006-05
May 9, 2006
c. Improvement plans for the subject property shall be reviewed by the
District. A District Plan Checking and Inspection Deposit may be
required.
PASSED AND ADOPTED this 9th day of May 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chairperson
Planning Commission
G:\ Planning \ PDREPORT\ RES \2006\ASA-2006-05.doc
I" -L/~
EXHIBIT A
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Agenda Date:
Applicant:
Owner:
Location:
U-2006-03, ASA-2006-05, EA-2006-06
May 9, 2006
Timothy Reeves, on behalf of Public Storage
Public Storage, Inc.
20565 Valley Green Drive~ APN 326-10-044
APPLICATION SUMMARIES:
USE PERMIT and ARCHITECTURAL & SITE APPROV AL to demolish an existing
53,890 square foot, single-story storage facility and construct a 155,253 square foot,
three-story storage facility.
RECOMMENDATION:
Staff recommends that the Planning Commission recommend to the City Council:
i. Approval of the negative declaration, file no. EA-2006-06
2. Denial of the Use Permit, file no. U-2006-03, based on the model resolution.
3. Denial of the Architectural & Site Approval, file no. ASA-2006-05, based on the
model resolution.
Proj ect Data:
General Plan Designation:
Zoning Designation:
Specific Plan:
Site Area:
Existing Building SF:
Proposed Building SF:
Industrial/ Residential
P (CG, ML, Res 4-10)
North De Anza Boulevard Special Center
130,469 square feet (2.99 acres)
53,890 square feet (to be demolished)
Building A: 74,511 square feet
Building B: 80,742 square feet
Total Building SF: 155,253 square feet
Building Coverage:
Floor Area Ratio:
Building Height:
Required Parking:
Provided Parking:
Hours of Operation (Storage):
Hours of Operation (Office):
Total Employees:
Employees at anyone time:
39.6%
1.19
43 feet maximum, 45 allowed
N/A
80 spaces
6:00 a.m. - 9:00 p.m. (same as existing hours)
9:00 a.m. - 5:00 p.m. (same as existing hours)
5 employees
2 employees
Environmental Assessment: Negative Declaration
/s-.tIS-
U-2006-03, ASA-2006-05, ~A-2006-06
Page 2
May 9, 2006
BACKGROUND:
Development of the site will require removal of all of the existing mini-storage
buildings on the property, consisting of nine single-story buildings with an associated
rental office. The project site is surrounded by Interstate 280 to the north, existing two-
story office buildings and Valley Green Drive to the south, a condominium
development (Oak Park Village) under construction to the east and a multiple-family
residential neighborhood to the west. The site is accessed from Valley Green Drive by a
30-foot wide driveway easement that is on the adjacent properties to the south and east.
DISCUSSION:
Site Layout.
The proposed project is comprised of two three-story buildings in the center of the
property. Building A is proposed to be 74,511 square feet and will include 631 storage
units with an associated 1,100 square foot rental office. Building B is proposed to be
80,742 square feet with 537 rental units. Eighty parking spaces will be provided around
the new buildings. Landscaping will be provided along the perimeter of the site.
The site is located within a Planned Development zoning district, which does not
provide setback standards. The proposed project will have a setback of 51 feet from the
northern property line (adjacent to Interstate 280), a 15 foot rear yard setback from the
southern property line, a 54 foot setback from the eastern property line (that includes
half of the 30-foot driveway easement) and 50 feet from the western property line
(adjacent to the multiple-family residential neighborhood).
Architecture and Building Materials.
The architecture of the buildings has been designed to be compatible with the Oak Park
Village condominium development with respect to wall articulations, building shapes
and variation of wall heights. The proposed buildings provide considerable wall
articulations to break up the 370-foot wall lengths of each building.
Additionally, varying wall heights have been proposed by incorporating different roof
shapes and wall heights. The buildings' heights are consistent with the adjacent three-
story, 45-foot height Oak Park Village development. However, the existing two-story
office buildings to the south are considerably lower, with a height of approximately 33
feet to the top of roof and 36 feet to the top of parapet.
The building materials include use of stucco EIFs (exterior insulation and finish
systems), split face concrete masonry blocks, cornice treatments and metal awnings.
The applicant is proposing to use a combination of gray, sand, and white colors for the
building. Metal awnings are proposed to be painted orange to match the corporate logo
color of Public Storage.
/s--Ljc,
U-2006-03, ASA-2006-05, -,A-2006-06
Page 3
May 9, 2006
Although the buildings have been designed to be compatible with the surrounding
uses, staff believes they will appear industrial, with a significant amount of three-story
high wall area without windows and significant use of concrete split face masonry
block units. Therefore, the proposed project will still appear somewhat different from
the surrounding developments. The Oak Park Village condominiums will have a
significant amount of window area and will have a stucco exterior, as do the existing
two-story office buildings to the south.
Staff is also concerned about the height of the proposed buildings as they will be
prominently visible from Interstate 280, the new condominium development currently
under construction to the east, the existing residential neighborhood to the west and the
two-story office buildings occupied by Apple to the south.
Landscaping.
Existing landscaped areas include a planter area adjacent to the rental office building at
the entrance to the project site, some redwood trees along the northern property line at
the entrance to the site, and a five-foot landscaped area with redwood and fern pine
trees. Landscape screening of the" site benefits from the landscaping on adjacent
properties, including eucalyptus trees in a planter area on the adjacent property to the
south and mature trees planted in the Interstate 280 right-of-way landscape area
between the freeway and the project site.
The conceptual landscape plan provides enhanced landscaping, due to additional
setbacks provided by the new buildings. No existing trees will be removed. The
landscape plan provides for new and extended landscape planter areas around the
perimeter of the site, including a 10-foot wide planter along the northern property line,
a 1S-foot wide planter along the southern property line, a 25-foot planter along the
western property line and a 30-foot planter along the eastern property line.
Additionally, planter areas will be installed between parking spaces along the northern
elevation of the building to accommodate new magnolia trees.
Staff finds that although the applicant is significantly increasing landscape area along
the perimeter of the project site, the number of trees to be added appears minimal. If
the Planning Commission recommends approval of the project, staff recommends that
the Commission require additional trees on the site.
Public Art. The recently adopted General Plan requires that new projects of 50,000
square feet or more contribute 1/4% of their construction valuation toward public art. If
the Planning Commission recommends approval of the project, a condition of approval
requires public art for this project.
/s-J/ 7
U-2006-03, ASA-2006-0E>, ->A-2006-06
Page 4
May 9, 2006
Parking.
The City's parking ordinance does not include a parking requirement for storage
facilities. As a result, a parking study was prepared by TJKM Transportation
Consultants to determine the parking demands of the project. The study was based
upon analysis of the entry/exit log data for the month of March and driveway counts
collected during the evening peak period between 4:00 p.m. and 6:00 p.m. on a
weekday.
The study was also based upon a total projected building square footage of
approximately 204,000 square feet and 83 parking spaces. Since preparation of this
parking study, the proposed square footage of the building was reduced to 155,253
square feet and 80 parking spaces. Staff believes that the proposed number of parking
spaces will be sufficient to accommodate the use.
North De Anza Special Center
The project site is located in the North De Anza Special Center area. Per the General
Plan, this area focuses on development activities including office, industrial, research
and development with supporting commercial and residential uses. Developments in
this area are required to adhere to design elements by providing extensive landscape
setbacks/ corridors adjacent to De Anza Boulevard. Since the site has no direct street
frontage, the landscape setback/corridor requirements do not apply.
Maintaining Cohesive Commercial Centers and Office Parks
The General Plan includes policies for the maintenance of cohesive commercial centers
and office parks, which encourage new development and expansion of
commercialj office uses within these areas. The project site is located in an area
identified as an office park.
The proposed mini-storage facility is a non-office use that does not promote these
General Plan policies for maintaining cohesive office parks and, therefore, staff believes
that the project, which will significantly intensify the use of the site as a mini-storage
facility by almost tripling the amount of existing mini-storage building area, will
conflict with these policies. The proposed project will offer very little public and
community benefit, as it is anticipated to generate a minimal amount of retail sales tax
to the City for its sales of packing/boxing supplies, and is substantially inconsistent
with the surrounding uses of the area that include office and multiple-family
residential. More importantly, the substantial intensification of this site will preclude
future development of the site for future expansion of an office park, and particularly a
high tech office park currently occupied by Apple.
Although the applicant has made substantial design changes to provide a design that is
compatible with surrounding buildings, staff believes that the proposed project does
not follow the policies for maintaining cohesive commercialj office parks. Therefore,
/s-i/?
U-2006-03, ASA-2006-0S, -"A-2006-06
Page 5
May 9,2006
staff does not support the proposed project/ particularly since these policies were
developed by the recently adopted General Plan of November 2005, and recommends
that the Planning Commission recommend denial of the project.
Environmental Review.
The Environmental Review Committee (ERC) reviewed this project on April 12, 1006
and recommended approval of a negative declaration for this project. Items discussed
included additional landscaping to be provided on the site, staffing and hours of
operation, and parking.
Enclosures:
Model Resolutions recommending Denial
Model Resolutions recommending Approval
Exhibit A: Public Storage Project Description
Exhibit B: General Plan policy for Maintaining Cohesive Commercial Centers and
Office Parks
Exhibit C: Parking study prepared by TJKM Traffic Consultants dated March 20, 2006
Initial Study and ERC Recommendation
Plan Set
Submitted by: Aki Honda, Senior Planner C- ....J
Approved by: Steve Piasecki, Director of Community Development ~ ~ _
G: CupertinoNT tPlanningIPDREPOR T IpcUsereportsI2006ureports/ciddyU-2006-03.doc
/.s-~9
U-2006-03
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING DENIAL OF A USE PERMIT TO DEMOLISH AN EXISTING 53,890
SQUARE FOOT, SINGLE-STORY STORAGE FACILITY AND CONSTRUCT A 155,253
SQUARE FOOT, THREE-STORY STORAGE FACILITY ACCESSED FROM V ALLEY
GREEN DRIVE (pUBLIC STORAGE).
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or ~ore public hearings on this matter; and
WHEREAS, the applicant has not met the burden of proof required to support said
application; and has not satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
3) The proposed development is consistent with the North De Anza Boulevard
Special Center area.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby recommended for
denial, subject to the conditions which are enumerated in this Resolution beginning on
Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. U-2006-03 as set forth in the Minutes of the Planning Commission Meeting of May
9,2006, and are incorporated by reference as though fully set forth herein.
IS-SO
Model Resolution
Page 2
U-2006-03
1._.J.Y 9, 2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
U-2006-03 (EA-2006-06)
Timothy Reeves (public Storage)
20565 Valley Green Drive
PASSED AND ADOPTED this 9th day of May '2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chairperson
Planning Commission
G: \ Planning \ PDREPORT\ RES \2006\ U-2006-03 res.doc
/s-s-;
ASA-2006-05
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING DENIAL OF AN ARCHITECTURE AND SITE APPROVAL TO
DEMOLISH AN EXISTING 53,890 SQUARE FOOT, SINGLE-STORY STORAGE
FACILITY AND CONSTRUCT A 155,253 SQUARE FOOT, THREE-STORY STORAGE
FACILITY ACCESSED FROM VALLEY GREEN DRIVE (PUBLIC STORAGE).
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has not met the burden of proof required to support said
application; and has not satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
3) The proposed development is consistent with the North De Anza Boulevard
Special Center area.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Architectural and Site Approval is hereby
recommended for denial. subject to the conditions which are enumerated in this
Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. ASA-2006-05 as set forth in the Minutes of the Planning Commission Meeting of
May 9,2006, and are incorporated by reference as though fully set forth herein.
/s-s ;J....
Model Resolution
Page 2
ASA-2006-0S
May 9, 2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-05 (EA-2006-06)
Timothy Reeves (Public Storage)
20565 Valley Green Drive
PASSED AND ADOPTED this 9th day of May 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chairperson
Planning Commission
G: \ Planning \ PD REPORT\ RES \ 2006 \ ASA-2006-05 denial.doc
IS-53
U-2006-03
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROVAL OF A USE PERMIT TO DEMOLISH AN EXISTING
53,890 SQUARE FOOT, SINGLE-STORY STORAGE FACILITY AND CONSTRUCT A
155,253 SQUARE FOOT, THREE-STORY STORAGE FACILITY ACCESSED FROM
V ALLEY GREEN DRIVE (PUBLIC STORAGE).
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; a"nd
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
3) The proposed development is consistent with the North De Anza Boulevard
Special Center area.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby approved, subject to the
conditions which are enumerated in this Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. U-2006-03 as set forth in the Minutes of the Planning Commission Meeting of May
9,2006, and are incorporated by reference as though fully set forth herein.
/ S--S,,-/
Model Resolution
Page 2
U-2006-03
L_.J.Y 9,2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
U-2006-03
Timothy Reeves (Public Storage)
20565 Valley Green Drive
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits submitted by RHL Design
Group, Inc. dated March 21, 2006, consisting of 21 sheets including a Site Plan,
Floor Plans, Elevations, Colored Elevations, and Preliminary Landscape Plan,
except as may be amended by the Conditions contained in this Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct two new three-story buildings consisting of
74,511 square feet for Building A and 80,742 square feet for Building B for use as
a mini-storage facility.
3. PARKING
The applicant shall provide a rrurumum of 80 parking spaces on site, in
accordance with the parking study prepared on March 20, 2006 by TJKM
Transportation Consultants.
4. LANDSCAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be
reviewed and approved by the Design Review Committee (DRC) that:
a. Provide additional trees within the landscape area on the Cal Trans
Interstate 280 right-of-way adjacent to the northern property line of the
project site. The applicant shall work with Cal Trans to secure approval
for planting of these trees along the project site on Cal Trans property.
b. Provide additional trees within the planter areas around the perimeter of
the site to mitigate the privacy impacts of the project from the adjacent
residential neighborhoods.
c. Landscaping shall be provided along the masonry wall separating the
project site from adjacent residential uses. Landscaping shall consist of a
combination of trees, shrubs and/ or climbing vines that will enhance the
privacy screening for the adjacent residential uses.
/~-ss-
Model Resolution
Page 3
U-2006-03
l._..ty 9,2006
5. TREE PROTECTION
As part of the demolition or building permit drawings, a tree protection plan
shall be prepared by a certified arborist for the trees to be retained. In addition,
the following measures shall be added to the protection plan:
~ For trees to be retained, chain link fencing and other root protection shall
be installed around the dripline of the tree prior to any project site work.
~ No parking or vehicle traffic shall be allowed under root zones, unless
using buffers approved by the Project Arborist.
~ No trenching within the critical root zone area is allowed. If trenching is
needed in the vicinity of trees to be retained, the City's consulting arborist
shall be consulted before any trenching or root cutting beneath the
dripline of the tree.
~ Wood chip mulch shall be evenly spread inside the tree projection fence to
a four-inch depth.
~ Tree protection conditions shall be posted on the tree protection barriers.
~ Retained trees shall be watered to maintain them in good health.
~ A covenant on the property shall be recorded that identifies all the
protected trees, prior to final occupancy.
The tree protection measures shall be inspected and approved by the certified
arborist prior to issuance of building permits. The City's consulting arborist shall
inspect the trees to be retained and shall provide reviews before building permit
stage, during construction and before final occupancy of the garage. A report
ascertaining the good health of the trees mentioned above shall be provided
prior to issuance of final occupancy.
6. TREE PROTECTION BOND
All trees that are not required to be removed shall be covered by a tree protection
bond. A tree protection bond in the amount of $50,000 shall be provided prior to
issuance of demolition or building permits.
7. LANDSCAPE REVIEW
The applicant shall submit a comprehensive landscaping plan, including water
conservation and pesticide reduction measures, in conformance with Chapter
14.15, Xeriscape Landscaping and the pesticide control measures referenced in
Chapter 9.18, Stormwater Pollution Prevention and Wartershed protection, of the
City Municipal Code.
8. BICYCLE PARKING
The applicant shall provide bicycle parking and bike racks for the proposed
project. The number of bicycle parking spaces and location of bike racks shall be
determined by the Director of Community Development.
/.s--s-'
Model Resolution
Page 4
U-2006-03
1._..tY 9, 2006
9. UNUSED BUILDING MATERIALS
In lieu of disposing of unused building materials for the construction of the
project, the applicant shall be required to recycle the unused building materials.
10. BUILDING MATERIAL RECYCLING
The existing building and site materials shall be recycled to the maximum extent
possible subject to the review by the Building Official. Proof of recycling shall be
submitted to the City for review prior to final occupancy.
11. DEMOLITION REQUIREMENT
All existing structures on the site shall be removed prior to or concurrently with
project construction. The developer shall assume the responsibility to obtain all
required demolition permits in accordance with City Ordinances. The applicant
shall agree to site inspection by the Historical Society if requested.
12. MASONRY WALL
A six-foot masonry wall shall be provided on the project's mutual boundary with
residentially zoned or used property. Said wall shall be at least six feet in height
as measured from highest adjoining grade; greater height may be required if the
project creates noise impacts that will require an acoustical consultant report.
13. SCREENING
All mechanical and other equipment on the building or on the site shall be
screened so they are not visible from public street areas or adjoining
developments. Screening materials/colors shall match building features and
materials. The height of the screening shall be taller than the height of the
mechanical equipment that it is designed to screen. The location of equipment
and necessary screening shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits.
14. TRASH AND DELIVERY ACTIVITIES
A detailed refuge and truck delivery plan must be prepared by the applicant.
The plan shall specify locations of trash facilities, refuge pick up schedules and
truck delivery schedules and routes. All trash facilities must be screened and
enclosed to the satisfaction of Public Works Department. The final plan shall be
submitted to the City for review and approval prior to issuance of building
permits.
/ ~-s 7
Model Resolution
Page 5
U-2006-03
l._~y 9, 2006
15. CONSTRUCTION MANAGEMENT PLAN
A comprehensive construction operation plan must be submitted to the City for
review and approval prior to issuance of grading and building permits
addressing the following:
);> Staging area
);> Tree protection
);> Construction hours and limits
);> Construction vehicle and truck routes
);> Dust and erosion control
);> Garbage and debris container location and pick up schedule
);> Signage advising contractors of the restrictions
);> Construction equipment and construction vehicle parking locations
In addition to the construction management plan described above, the following
additional construction activity limitations apply:
);> No grading is allowed during the rainy season - October through April.
);> On Saturdays, grading, street construction, demolition, underground utility
work and other construction work that directly involves. motorized
vehicular equipment are prohibited.
);> On Sundays, construction is prohibited.
);> Staging of construction equipment shall not occur within 250 feet of
residential property
16. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER
EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions.
Pursuant to Government Code Section 66020(d) (1), these Conditions constitute
written notice of a statement of the amount of such fees, and a description of the
dedications, reservations, and other exactions. You are hereby further notified
that the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section
66020(a), has begun. If you fail to file a protest within this 90-day period
complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
17. SIGNAGE
Signage is not approved with this permit application. Signage shall conform to
the City Sign Code.
18. RECYCLING FACILITIES
The developer shall make provisions for recycling facilities, which shall be in
accordance with Chapter 19.81 of the Cupertino Municipal Code.
IS-.5"K
Model Resolution
Page 6
U-2006-03
1,_..:lY 9, 2006
19. PUBLIC ART
Prior to occupancy, the applicant shall set aside .25% (up to $100,000) of the total
project budget for on-site art. The plan shall be reviewed and approved by the
Fine Arts Commission and installed prior to issuance of final occupancy permits.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
20. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP
plans shall be included in your building plan submittals.
21. EROSION CONTROL PLAN
The applicant must provide an erosion control plan with the building permit
submittals. The City must approve this plan prior to the commencement of any
construction on site.
22. BUILDING PERMIT APPLICATION
The applicant will be required to obtain Public Works Department approval for
any on site construction via the building permit process. A storm drain fee of
$4,013.40 would be required in addition to the standard fees assessed in
accordance with the Public Works Department review.
23. DRAINAGE
All drainage shall be provided to the satisfaction of the City Engineer.
24. ABANDONED WATER WELLS
The property owner shall seal abandoned or unused water wells if the City, after
consultation with the Santa Clara Valley Water District, determines that said
abandoned or unused water wells have a potential to contaminate the water
supply.
25. SANITARY DISTRICT
The applicant shall be required to comply with the requirements of the
Cupertino Sanitary District, which shall include the following:
a. Abandonment of the existing sewer service for the project site to the
property line. The abandonment plans shall be submitted to and
reviewed by the Sanitary District.
b. Additional Sanitary District fees and/ or permits shall be required for the
proposed improvements.
c. Improvement plans for the subject property shall be reviewed by the
District. A District Plan Checking and Inspection Deposit may be
required.
/S-S9
Model Resolution
Page 7
U-2006-03
1,_..I.Y 9, 2006
PASSED AND ADOPTED this 9th day of May 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chairperson
Planning Commission
G: \ Planning \ PD REPO R T\ RES \ 2006 \ U-2006-02 res.doc
/s-c,o
ASA-2006-05
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROVAL OF AN ARCHITECTURE AND SITE APPROVAL TO
DEMOLISH AN EXISTING 53,890 SQUARE FOOT, SINGLE-STORY STORAGE
FACILITY AND CONSTRUCT A 155,253 SQUARE FOOT, THREE-STORY STORAGE
FACILITY ACCESSED FROM VALLEY GREEN DRIVE (PUBLIC STORAGE).
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, arid will not be detrimental to the
public health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
3) The proposed development is consistent with the North De Anza Boulevard
Special Center area.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby approved, subject to the
conditions which are enumerated in this Resolution beginning on Page 2 thereof; and
That the subconc1usions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. ASA-2006-05 as set forth in the Minutes of the Planning Commission Meeting of
May 9, 2006, and are incorporated by reference as though fully set forth herein.
/s-~!
Model Resolution
Page 2
ASA-2006-05
May 9,2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-05 (EA-2006-06)
Timothy Reeves (Public Storage)
20565 Valley Green Drive
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits submitted by RHL Design
Group, Inc. dated March 21, 2006, consisting of 21 sheets including a Site Plan,
Floor Plans, Elevations, Colored Elevations, and Preliminary Landscape Plan,
except as may be amended by the Conditions contained in this Resolution.
2. DEVELOPMENT AffROV AL
Approval is granted to construct two new three-story buildings consisting of
74,511 square feet for Building A and 80,742 square feet for Building B for use as
a mini-storage facility.
3. PARKING
The applicant shall provide a nunImum of 80 parking spaces on site, in
accordance with the parking study prepared on March 20, 2006 by TJKM
Transportation Consultants.
4. LANDSCAPE PLAN
The. applicant shall submit detailed landscape and irrigation plans to be
reviewed and approved by the Design Review Committee (DRC) that:
a. Provide additional trees within the landscape area on the Cal Trans
Interstate 280 right-of-way adjacent to the northern property line of the
project site. The applicant shall work with Cal Trans to secure approval
for planting of these trees along the project site on Cal Trans property.
b. Provide additional trees within the planter areas around the perimeter of
the site to mitigate the privacy impacts of the project from the adjacent
residential neighborhoods.
c. Landscaping shall be provided along the masonry wall separating the
project site from adjacent residential uses. Landscaping shall consist of a
combination of trees, shrubs andj or climbing vines that will enhance the
privacy screening for the adjacent residential uses.
/s-(.:J-
Model Resolution
Page 3
ASA-2006-05
May 9,2006
5. TREE PROTECTION
As part of the demolition or building permit drawings, a tree protection plan
shall be prepared by a certified arborist for the trees to be retained. In addition,
the following measures shall be added to the protection plan:
> For trees to be retained, chain link fencing and other root protection shall
be installed around the dripline of the tree prior to any project site work.
> No parking or vehicle traffic shall be allowed under root zones, unless
using buffers approved by the Project Arborist.
>- No trenching within the critical root zone area is allowed. If trenching is
needed in the vicinity of trees to be retained, the City's consulting arborist
shall be consulted before any trenching or root cutting beneath the
dripline of the tree.
> Wood chip mulch shall be evenly spread inside the tree projection fence to
a four-inch depth.
>- Tree protection conditions shall be posted on the tree protection barriers.
> Retained trees shall be watered to maintain them in good health.
>- A covenant on the property shall be recorded that identifies all the
protected trees, prior to final occupancy.
The tree protection measures shall be inspeCted and approved by the certified
arborist prior to issuance of building permits. The City's consulting arborist shall
inspect the trees to be retained and shall provide reviews before building permit
stage, during construction and before final occupancy of the garage. A report
ascertaining the good health of the trees mentioned above shall be provided
prior to issuance of final occupancy.
6. TREE PROTECTION BOND
All trees that are not required to be removed shall be covered by a tree protection
bond. A tree protection bond in the amount of $50,000 shall be provided prior to
issuance of demolition or building permits.
7. LANDSCAPE REVIEW
The applicant shall submit a comprehensive landscaping plan, including water
conservation and pesticide reduction measures, in conformance with Chapter
14.15, Xeriscape Landscaping and the pesticide control measures referenced in
Chapter 9.18, Stormwater Pollution Prevention and Wartershed protection, of the
City Municipal Code.
8. BICYCLE PARKING
The applicant shall provide bicycle parking and bike racks for the proposed
project. The number of bicycle parking spaces and location of bike racks shall be
determined by the Director of Community Development.
Is-t.3
Model Resolution
Page 4
ASA-2006-05
May 9, 2006
9. UNUSED BUILDING MATERIALS
In lieu of disposing of unused building materials for the construction of the
project, the applicant shall be required to recycle the unused building materials.
10. BUILDING MATERIAL RECYCLING
The existing building and site materials shall be recycled to the maximum extent
possible subject to the review by the Building Official. Proof of recycling shall be
submitted to the City for review prior to final occupancy.
11. DEMOLITION REQUIREMENT
All existing structures on the site shall be removed prior to or concurrently with
project construction. The developer shall assume the responsibility to obtain all
required demolition permits in accordance with City Ordinances. The applicant
shall agree to site inspection by the Historical Society if requested.
12. MASONRY WALL
A six-foot masonry wall shall be provided on the project's mutual boundary with
residentially zoned or used property. Said wall shall be at least six feet in height
as measured from highest adjoining grade; greater height may be required if the
project creates noise impacts that will require an acoustical consultant report.
13. SCREENING
All mechanical and other equipment on the building or on the site shall be
screened so they are not visible from public street areas or adjoining
developments. Screening materialsj colors shall match building features and
materials. The height of the screening shall be taller than the height of the
mechanical equipment that it is designed to screen. The location of equipment
and necessary screening shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits.
14. TRASH AND DELIVERY ACTIVITIES
A detailed refuge and truck delivery plan must be prepared by the applicant.
The plan shall specify locations of trash facilities, refuge pick up schedules and
truck delivery schedules and routes. All trash facilities must be screened and
enclosed to the satisfaction of Public Works Department. The final plan shall be
submitted to the City for review and approval prior to issuance of building
permits.
/ S-~ ~
Model Resolution
Page 5
ASA-2006-05
May 9, 2006
15. CONSTRUCTION MANAGEMENT PLAN
A comprehensive construction operation plan must be submitted to the City for
review and approval prior to issuance of grading and building permits
addressing the following:
);> Staging area
);> Tree protection
);> Construction hours and limits
);> Construction vehicle and truck routes
);> Dust and erosion control
)> Garbage and debris container location and pick up schedule
);> Signage advising contractors of the restrictions
);> Construction equipment and construction vehicle parking locations
In addition to the construction management plan described above, the following
additional construction activity limitations apply:
)> No grading is allowed during the rainy season - October through ApriL
);> On Saturdays, grading, street construction, demolition, underground utility
work and other construction work that directly involves motorized
vehicular equipment are prohibited.
)> On Sundays, construction is prohibited.
.>- Staging of construction equipment shall not occur within 250 feet of
residential property
16. NOTICE OF FEES, DEDICATIONS; RESERVATIONS OR OTHER
EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements; and other exactions.
Pursuant to Government Code Section 66020(d) (1), these Conditions constitute
written notice of a statement of the amount of such fees, and a description of the
dedications, reservations, and other exactions. You are hereby further notified
that the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section
66020(a), has begun. If you fail to file a protest within this 90-day period
complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
17. SIGNAGE
Signage is not approved with this permit application. Signage shall conform to
the City Sign Code.
18. RECYCLING FACILITIES
The developer shall make provisions for recycling facilities, which shall be in
accordance with Chapter 19.81 of the Cupertino Municipal Code.
/S-c'S
Model Resolution
Page 6
ASA-2006-0S
May 9, 2006
19. PUBLIC ART
Prior to occupancy, the applicant shall set aside .25% (up to $100,000) of the total
project budget for on-site art. The plan shall be reviewed and approved by the
Fine Arts Commission and installed prior to issuance of final occupancy permits.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
20. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP
plans shall be included in your building plan submittals.
21. EROSION CONTROL PLAN
The applicant must provide an erosion control plan with the building permit
submittals. The City must approve this plan prior to the commencement of any
construction on site.
22. BUILDING PERMIT APPLICATION
The applicant will be required to obtain Public Works Department approval for
any on site construction via the building permit process. A storm drain fee of
$4,013.40 would be required in addition to the standard fees assessed in
accordance with the Public Works Department review.
23. DRAINAGE
All drainage shall be provided to the satisfaction of the City Engineer.
24. ABANDONED WATER WELLS
The property owner shall seal abandoned or unused water wells if the City, after
consultation with the Santa Clara Valley Water District, determines that said
abandoned or unused water wells have a potential to contaminate the water
supply.
25. SANITARY DISTRICT
The applicant shall be required to comply with the requirements of the
Cupertino Sanitary District, which shall include the following:
a. Abandonment of the existing sewer service for the project site to the
property line. The abandorunent plans shall be submitted to and
reviewed by the Sanitary District.
b. Additional Sanitary District fees andj or permits shall be required for the
proposed improvements.
c. Improvement plans for the subject property shall be reviewed by the
District. A District Plan Checking and Inspection Deposit may be
required.
IS -? (,
Model Resolution
Page 7
ASA-2006-05
May 9, 2006
PASSED AND ADOPTED this 9th day of May 2006, at a Regular Meeting of the
Planning Conunission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chairperson
Planning Commission
G:\Planning\PDREPORT\RES\2006\ U-2006-03 res.doc
/s-- ~ 7
L
John W. Johnson
Co-President
Architect
Brian F. Zita
Co-President
Architect
John B. Hicks
Vice President
&gional Managers
Brad A. Gubser
Jesse E. Macias
Roy W. Pedro
Alan K. Shimabukuro
John W. Strobel
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Offices
ANAHEIM, CA
BELLEVUE, WA
CAMAS, WA
DENVER, CO
MARTINEZ, CA
PETALUMA, CA
ROSEVILLE, CA
SCOTTSDALE, AZ
www.rhldesign.com
ARCHITECTURE' ENGINEERING. ENVIRONMENTAL SERVICES
1340 Arnold Drive, Suite 110, Martinez. CA 94553
T&phone: (925) 313-9700 Facsimile: (925) 313-9709
03/20/06
Public Storage Facility
20565 Valley Green Drive
Cupertino, CA
RE:
Project Description
A storage facility owned by Public Storage currently occupies the 2.995 acre site located at 20565
Valley Green Drive. The site is zoned Planned Development (PD) with an underlying zoning of
Light Industrial (ML). The use as proposed is an allowed use under the ML zoning designation. The
site is surrounded by commercial/offices to the south, and multi family residential on the east and
the west, with Interstate 280 to the north. The facility is very old first generation product, built to
meet the public's need for mini storage. It consists of seven one-story storage unit buildings totaling
about 53,890 square feet. Most of the remaining non-building area is paved except for some
landscaped areas. The facility has one gated entrance. Most facility users currently avail themselves
of the access drive aisle area for loading/unloading activity in the immediate vicinity of their unites).
Public Storage proposes to demolish all single story storage buildings on the property and construct
two new three-story storage buildings totaling approximately 155,253 square feet. Building A is
approximately 74,511 square feet in area and Building B is approximately 80,742 square feet in area.
All storage activities will be fully enclosed within the new buildings with access via secured areas by
code only. Each individual unit will be monitored for security purposes.
In addition to the new buildings Public Storage is making' substantial site improvements including a
fifteen foot landscape planter along the entire southerly property line with pockets as deep as twenty
feet to allow for trellises and additional landscape features. This landscape buffer will have
significant landscaping including trees to provide visual interest and screening of the site. Also
proposed is a 25 foot landscape planter along the westerly property line where the building is setback
50' so as to eliminate the impact of the new buildings on the adjacent neighborhood. On-site parking
will be augmented by the addition of 69 new parking stalls adjacent to the new structures.
The buildings have been designed as suggested by the Planning department to incorporate
architectural features of tbe new multi-family housing project being constructed adjacent to the
subject property. Height of the buildings was limited to three stories as suggested by the Planning
department. The retail store area will be expanded and will sell packing supplies and storage related
accessories to the public in general as well as persons using the facility.
The retail store will be open from 9:30 AM to 6:00 PM seven days a week. The facility will have the
same operating hours as currently allowed by the City. The access gate and lobby doors will lock
down and not be accessible during non-business hours.
Y :IProject\M-N-O-PIPUBIPUBOSO 1 O. O\DOCSlplanning sublproject discnption l.doc
/S-"F
2~34
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LAND USE/COMMUNITY DESIGN
~ Policy 2-39: Partnerships
Encourage the private sectoT to partici-
pate in partnerships with nonprofit or
public agencies to provide community
benefits and services.
~ Policy 240: New Businesses and
Business Retent;o>n
Encourage new businesses and retain
existing businesses that provide need.
ecllocal services and municipal rev.
enues, contrihute to economic vitality
and enhance the City's physical envi-
ronment.
Strategy:
Collaboration with Busines.s Commu-
nity. Collaborate with the business com-
munity to facilitate growth, development
and infrastructure improvements that
benefit residents and businesses through
the City's Economic Development
Committee and other resources.
~ Pollcy-41: Maintain Stream fined
Development Review and Building
Permit Processes
Provide efficienr and timely review of
development proposals, while maintain-
ing quality standards in accordance with
city codes. Look for solutions to prob.-
lems, be responsive to commun.ity con'
cems, promote positive communica-
tions at all levels of review and provide
analysis and advice to decision-makers
to help them make infonned decisions.
Office/Industrial Development
The Valko Industrial Park, North. De
Anza Boulevard, City Center and West
Valley Industrial Park employment areas con-
tain most of Cupertino's office/industrial
Crry OF CUPERTINO GENERAL PLAN
development. Office/industrial areas have
evolved into office/research and develop-
ment, more than industrial. Apple Computer
headquarters and the office/indusrrial facili,
ties of Hewlett Packard are major office
developments in Cupertino. The two office
towers and the mid~rise office buildings at the
intersection of Stevens Creek and De Arna
Boulevards, and the smaller companies in the
West Valley Industrial Park on Bubb Road,
are other significant developments.
Office/industrial development brings prestige
and vitality to the City. However, considera-
tion needs to be given ro maximizing eco.
nomic benefits ro Cupenino, as well.
~ Policy 2-42: Revenue Analysis of
Office Developments
In reviewing office development pro-
posals, encourage office uses and activ-
ities that generate significant revenues
to the City, such as local sales offices,
capturing point of sale internet trat1.S-
actions and business to business rax
revenues. New office development
exceeding 50,000 square feet shall be
approved only if one of these or similar
benefits are provided.
~ Policy 2-43: Conversion of
Offlce/lndustrial Uses to Residential
Evaluate the economic impacts of con-
verting office/industrial uses to residen-
tial uses.
~ Policy 2-44: Maintaining Cohesive
Commercial Cenfers and Office Parks
Cohesive commercial centers and
office parks are necessary to maintain a
healthy sales tax base for the city and
to retain opportunities for existing
businesses to expand in re.sponse to
changing business trends. Cupertino's
major retail commercial centers are
/s-~c;
ECONOMIC DEVELOPMENT
2~35
located at Valleo Fashion Park, The
Marketplace and Portal Plaza centers,
Cupertino Village, the Oaks and the
Crossroads Commercial District; the
office parks are located at Valleo
(North of Highway 280), North De
Anza Boulevard and Bubb Road.
Projecrs with residenrial or quasi-pub-
lic components proposed to replace
some or all of the existing industrial,
office and commercial uses on a site in
these areas will be evaluated on a case
by case basis to detemline if they are
complementary to the overall business
park or shopping center, or otherwise
meet the criteria below. Two~thirds of
the commerciaVoffice square foorage
that is convened to residential uses
shall be allocated to major employers
(companies with Cupertino sales
offices and corporate headquarters).
The remainder of the square footage
shall be allocated to the commercial or
office pool in the subject area.
L Integrate into the existing land use
pattern by:
. Continuing established land use
patterns (e.g. commercial next to
commercial or residential adja-
cent to residential)
. Continuing patterns of building
massing, setbacks and height
. Establishing logical development
patterns bounded by visible nat-
ural or man-made features such
as a public or private road, creek,
freeways etc.
2. Provide visible pedestrianjbicycle
connections to and from existing
uses.
3. Provide a visible and publicly acces-
sible parkjplaz.a or open space area.
4. Orient active building spaces to the
public or private rights of way.
5. Provide superior building design
with h.igh quality natural materials
and building architecture.
6. Dem.onstrate there are sufficient
existing or supplemental locaL rev-
enues to support municipal and
school services needed to serve the
deveLopment.
7. Show that the bu ilding is function-
ally obsolete in a market sense and
cannot be reasonably redeveloped
or marketed into a compatible use
within the surrounding atea, or
show the existing building/use is no
longer complementary to the larger
commercial centet or office park.
8. Show that the develoPluent can
reasonably stand alone as a self-suf-
ficient land use that is otherwise
complementary to existing build-
ings and uses.
9. Show that the residential or quasi-
public use provides an incentive to
incorporate a significant compo-
nent of commercial or office uses
on the site.
"
.com~cial Development
{!tt Cupertino's most significant commer-
cial center is ailco Fashion Park. Because of
the economic cline of the Valko Fashion
Park 1 the City i, itiated a redevelopment
project area there i 2000. Redevelopment
funds will be used to fa ter the revitalization
of this regional shopping nter through mall
expansion, infrastructure im'plrovements, and
economic developm~nt progl~s and provi-
sion of very low, low and I11od~e~income
ClTY OF CUPERT1NO GENERAL PLAN
(j).
v
THE VALLCO
FASH10N PARK
COMMERCIAL
CENTER (POLICY
2-30) T'ROVlDES
ADDlT10NAL
PF.TAlL ON PRO-
POSED USES AND
REGULA'l'10NS FOR
THE V"LLCO
FASHION PAIU(.
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Transportation
Consultants
~';lb-~'S,H:l...;.
:::.:CIa,~:~JJX,.
9809lh st.. 16th Floor
SllCf8II1Elnto, CA 95814-2736
916.449.9095
5900 rnglawood Dr" SuIte 100
Ple!tsanroll, CA 94588.8535
925. 463.0011
!/25.463.3690 fIIX
.Sd=fl[8 HQ.=a
141 SlDny Qr., Me 200
Santa Fross. CA 95401-4110
707.575.5800
707.575.5888 fax
;:";-?.,i-il[)
516 W Shaw Ava, Suire 200
Hesna, CA 93704-2515
559.325.7530
559. 22t494MlIx
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March 20, 2006
Mr. Ahmed Ali
RHL Design Group, Inc.
1340 Arnold Drive
Suite 11 0
Martinez, CA 94553
Email: aali@rhldesign.com
Subject:
PaR"king Study for the Proposed Public Storage FacilitY Exp3lllsion on 20565 VaDey
Green Drive in the City of Cupertino (TJKM Project No. 148-0(9)
Dear Ahmed:
The purpose of this letter is to summarize parking duration and occupancy surVey results for the proposed
expansion of the Public Storage facility located at 20565 Valley Green Drive in the City of Cupertino. The
existing building area at the project site is approximately 53,890 square feet (sqft). There are no striped
parking spaces at the existing facility. However, Public Storage users can park their vehicles in front of their
allotted storage unit for the duration.
The proposed project proposes the demolition of entire existing storage building area and replacing it with
two new tbree.story, storage buildings. The existing single-stOlY buildings A, B, C, D, E and F will be
replaced by two separate three-story buildings A and B of 99,348-sqft and 104,840-sqft respectively. The
resulting new building area will be 204,188 sqft. representing a net building area increase of approximately
150,298 sqft, or a 379 percent increase from existing building area. The site plan of the proposed storage
facility with the new buildings is as shown in Figure L Striped parking spaces are proposed fOf the re-
developed facility. A total of 75 spaces plus eight accessible spaces are shown on the proposed site plan.
Existing Parking Generation
TJKM collected existing driveway counts at the existing facility on Wednesday, March 15,2006 during the
evening peak period between 4:00 and 6:00 p.m. This was done to detennine approximate existing trip
generation at the site and also determine any correlation with the facility's own entry lexit log data at the
security gate of the project driveway. According to the store manager, the busiest or peak period for the
facility is usually during the first week of the month. TJKM obtained the flIst two weeks worth of entry lexit
log data for the month of March 2006 from Cupertino Public Storage manager to analyze peak parking
demand.
The entry/exit log data obtained revealed that peak parking demand occurred on Friday, March 3Id when four
vehicles arrived between 5:53 p.m. and 6:30 p.m.
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City of Cupertino
Public Storage Parking Study
Proposed Site Plan
14l1.Q09 - 3/17106 - VG
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NORTH
Not to Scale
Mr. Ahmed Ali
March 20, 2006
3
The entry/exit log data for the day of March 3,2006 is summarized in a table in Appendix A. The average
parking duration for 1he four vehicles parked at the facility at 6:30 p.m. was approximately 30 minutes. A
graphical chart showing the peak parking accumulation is also included in Appendix A.
The Public Storage gate log for 4:00 and 6:00 p.m. on March 15 indicates one entering vehicle and one
exiting vehicle. These results correspond with TJKM observations for the same day between 4:00 and 6:00
p.m.
Future Parking Activity
A total of 83 parking spaces are proposed at the site, including two loading spaces and eight accessible
spaces per proposed project site plan. Since the proposed project will effectively quadruple the site building
area, it is expected that future parking demand will also be quadruple the existing parking deroai:.d.
Therefore, a parking demand of 16 vehicles (4 pmked vehicles multiplied by 4) can be expected with the
project expansion. The proposed parking area can easily accommodate this expected future demand. Also,
average duration of parked vehicles is expected to be the same as existing conditions.
If you have any questions about our study, please free to call us at (925) 463-0611.
Very Truly Yours,
Gordon Lurn, P.E.
Senior Associate
L/f~IhJ~
Vishnu Gandluru
Transportation Engineer
J:\Jurisdiction\C\Cupertino\148-009 - Public Storage Parking\L032006 Public Storage _ Cupertino,doc
Attachments: Appendix A (Parking Calculation Sheets)
/5- 73
APPENDIX A - PARKING CALCULATION SHEETS
/s- 70/
Cupertino Public Storage Gate Log fOf friday- 03/03106
Wed 3I3/fJ6
Vehicle In out Dunrtlon T/mG Avg. Tota/ln
(mln) Petlod Duratlon
152922 7:24 8:00 0:41
152923 7:44 8:25 0:41
001643 7:59 8:00 0:00
922933 8:03 9:24 1:21
113387 8:38 8:53 0:15 7-9 am 0:36 5
102288 8:58 9:11 0:13
810270 10:01 10:07 0:00
152922 10:03 10:25 0:22
92293a 10:39 10:48 0:09 9-11 a'T\ 0:12 4
102288 11:00 11:17 0:00
139825 11:23 11:32 0:09
706378 12:17 12:24 0:07
131853 12:29 13:26 0:57 11an-2Dm 0:20 4
159117 14:07 14:12 0:00
131653 14:54 15:08 0:14
007070 15:11 15:54 0:43 2-4 pm 0:20 3
142177 16:19 16:42 0:23
142178 16:29 17:11 0:42
100197 16:34 17:48 1:14
007889 16:56 17:11 0:15
102259 17:52 17:57 0:05 4-6 om 0:31 5
922933 17:53 16:30 0:37
922933 18:00 18:59 0:54
005442 .18:21 18:36 0:15
113387 18:30 18:46 0:16 .
402636 19:17 19:30 0:13
702636 19:30 19:45 0:15
001241 19:55 20:00 0:00 6-8 om 0:22 7
~ .. 0:30 ~
Average parking duration at a peak Instance
Count
28
28
0:24
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,
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Summarv:
Average parking duration of vehicles entering and elClting gate In a day = 22 minutes
Average parking duration of vehicles entering and exiting gate at a peak Instance = 30 minutes
CUpertino Public storage_Vehicle Duration_Parkll"l;l Occupancy. Log Data - Wed 030306
T JKM Transportation Consultants
Printed on: 3/1712006
Vishnu Gandluru
proi #148-009
Cupertino Public storage Trip Gen I Parking Study
9:30 PM
9:00 PM
8:30 PM
8:00 PM
7:30 PM
7:00 PM
6:30 PM
6:00 PM
5:30 PM
5:00 PM
4:30 PM
" 4:00 PM
o 3:30 PM
~i: 3:00 PM
CD 2:30 PM
0.. rgg ~~
(\) 1 :00 PM
E 12:30 PM
.- 12:00 PM
II- 11:30 AM
11:00 AM
10:30 AM
10:00 AM
9:30 AM
9:00 AM
8:30 AM
8:00 AM
7:30 AM
7:00 AM
6:30 AM
6:00 AM
........
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Parking Duration at Cupertino Public Storage on 03/03/06
.' ",.... '___OUm__""'._n .-+-~_.- . ..'""~"'.~~. -.... ~----~- .-.... ~-- .. ,-,. . -.
At a peak instance of time - 6:30 I
p.m. four vehicles are parked at
Public Storage for an average ~ -
duration of 30 minutes. ....
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City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
(408) 777-3308
FAX (408) 777-3333
COnlm~~ity D.e~el()pment Department
INITIAL STUDY - ENVIRONMENTAL EVALUATION CHECKLIST ..'
em Of
CUPEI\TINO
Staff Use Only
EA File No.EA-2006-06
Case File No. U-2006-03; ASA-2006-05
PROJECT DESCRIPTION:
Project Title: Public Stora~e
Project Location: 20565 Vallev Green Drive
Project Description: The l2[Qject is a request to demolish the existinq mini-storaqe
buildings at the Public Storaqe facility located on Vallev Green Drive and to construct
two new three-story mini-storaqe buildinqs on site. consistinq of Buildinq A and Buildinq
B. Buildinq A is l2IQPosed to be 74,511 square feet and will accommodate agproximatelv
631 storaqe units and an associated rental/retail sales office. Buildinq B is QIQ.posed to
be 80. 742 square feet and will accommodate agproximately 537 storaqe units.
Environmental Setting:
The new buildings will be constructed at the existinq Public Storaqe facility located north
of Vallev Green Drive. south of Interstate 280 and west of N. De Anza Boulevard. The
site is accessed bv a private driveway from Valley Green Drive and is surrounded by
Interstate 280 to the north. two-stOry high tech office buildinqs to the south occupied by
~ple. a new residential condominium complex under constructed to the east. and
multiple family residential units to the west.
PROJECT DESCRIPTION:
Site Area (ac.) - 130,469 sJ. Building Coverage - 39.12% Exist. Building - 53,890 s.f.
Proposed Bldg. -155.253 sJ. Zone - EJCG.Ml.Res4-10) G.P. Designation - Office/lndustriall
Commercial/Residential
Assessor's Parcel No. - 326-10-044
If Residential, Units/Gross Acre -
Unit Type #3
Applicable Special Area Plans: (Check)
o Manta Vista Design Guidelines
Total# RentaIJOwn Bdrms . Total s.f. Price
NA NA NA NA NA
NA NA NA NA NA
NA NA NA NA NA
Unit Type #1
Unit Type #2
o
S. De Anza Conceptual
x
N. De Anza Conceptual
o
S. Sara-Sunny Conceptual
o
Heart of the City Specific Plan
o
Stevens Creek Blvd. SW & Landscape
If NonRResidential, Building Area - ,155,253 sJ. FAR - 1.19%
Employees/Shift - 2 Parking Required - N/A Parking Provided - 80 spaces
Project Site is Within Cupertino Urban SelVice Area - YES X NO 0
/s- 77
INITIAL STUDY SOURCE LIST
A. CUPERTINO GENERAL PLAN SOURCES
1. Land Use Element
2. Public Safety Element
3. Housing Element
4. Transportation Element
5. Environmental Resources
6. Appendix A- Hillside Development
7. Land Use Map
8. Noise Element Amendment
9. City Ridgeline Policy
10. Constraint Maps
28. Cupertino Sanitary District
29. Fremont Union High School District
30. Cupertino Union School District
31. Pacific Gas and Electric
32. Santa Clara County Fire Department
33. County Sheriff
34. CALTRANS
35. County Transportation Agency
36. Santa Clara Valley Water District
36b Santa Clara Valley Urban Runoff Pollution
Prevention Program
36c San Jose Water Company
B. CUPERTINO SOURCE DOCUMENTS
11. Tree Preservation ordinance 778
12. City Aerial Photography Maps
13. "Cupertino Chronicle" (California History
Center, 1976)
14. Geological Report (site specific)
15. Parking Ordinance 1277
16. Zoning Map
17. Zoning Code/Specific Plan Documents
18. City Noise Ordinance
18b City of Cupertino Urban Runoff Pollution
Prevention Plan
c. CITY AGENCIES Site
19. Community Development Dept. List
20. Public Works Dept.
21. Parks & Recreation Department
22. Cupertino Water Utility
E. OUTSIDE AGENCY DOCUMENTS
37. BAAQMD Survey of Contaminant
Excesses
38. FEMA Flood Maps/SCVWD Flood Maps
39. USDA, "Soils of Santa Clara County"
40. County Hazardous Waste Management
Plan
41. County Heritage Resources Inventory
42. Santa Clara Valley Water District Fuel
Leak Site
43. CalEPA Hazardous Waste and
Substances Site
43b National Pollutant Discharge Elimination
System (NPDES) Municipal Stormwater
Discharge Permit Issued to the City of
Cupertino by the San Francisco Bay
Regional Water Quality Control Board
43c Hydromodification Plan
D. OUTSIDE AGENCIES
23. County Planning Department
24. Adjacent Cities' Planning Departments
25. County Departmental of Environmental
Health
D. OUTSIDE AGENCIES (Continued)
26. Midpeninsula Regional Open Space District
27. County Parks and Recreation Department
F. OTHER SOURCES
44. Project Plan Set/Application Materials
45. Field Reconnaissance '
46. Experience wfproject of similar
scope/characteristics
47. ABAG Projection Series
. '.,.',
. ,';., iNSTRUCTioNs>"
. -- _ " . :; ~.:_1'.; ;':.':;'~'.;: .::.: '~. " . ,: ".., .
'.--
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~ . ,
A. Complete.ill! information requested on the Initial Study Cover page. LEAVE BLANK SPACES
ONLY WHEN A SPECIFIC ITEM IS NOT APPLICABLE.
B. Consult the Initial Study Source List; use the materials listed therein to complete, the checklist
information in Categories A through O.
C. You are encouraged to cite other relevant sources; if such sources are used, job in their title(s)
in the "Source" column next to the question to which they relate.
D. If you check any of the "YES" response to any questions, you must attach a sheet explaining the
potential impact and suggest mitigation if needed.
E. When explaining any yes response, label your answer clearly (Example "N - 3 Historical") Please
try to respond concisely, and place as many explanatory responses as possible on each paqe.
F. Upon completing the checklist, sign and date the Preparer's Affidavit.
G. Please attach the following materials before submitting the Initial Study to the City.
v'Project Plan Set of Legislative Document
v'Location map with site clearly marked
(when applicable)
BE SURE YOUR INITIAL STUDY SUBMITTAL
IS COMPLETE - INCOMPLETE MATERIALS
MAY CAUSEPROCES,SINGDELAY
. ." .
"
/S-7f'
EVALUATION OF EN\ JNMENTAL IMPACTS:
i .. ~-~
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I ISSUES: .!! (J (J .I:(J.t:..~ .l:C,)C,) (J I
-ij:a I- .- _ CO 0 I-lj:co o CO \
I [and Supporting Information Sources] l:: ._ .... .- lJ)'- 00 zOo
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\ -
II. AESTHETICS .. Would the project: I I
I
I
"I i
I
I a) Have a substantial adverse effect on a 0 0 0 [EJ ,
I
! scenic vista? [5,9,24,41,44]
I
, i
! ~
,
I b) Substantially damage scenic resources, 0 0 D [EJ i
1
\ including, but not limited to, trees, rock I
I outcroppings, and historic buildings within a I
i
I state scenic highway? [5,9,11,24,34,41,44]
I c) Substantially degrade the existing visual D 0 D lliI !
I character or quality of the site and its i
"I
,
! surroundings? [1,17,19,44] I
I d) Create a new source of substantial light or 0 0 [8] 0 I
1
i glare, which would adversely affect day or I
1 nighttime views in the area? [1,16,44] I
I
! i
I Items a. b. and c - No Impact . I
\ There are no scenic vistas or scenic resources on the project site; therefore, the proposed project will have no I
I adverse effects on scenic vistas or scenic resources. The proposed project is also not anticipated to degrade I
l the existing visual character of the site, given that the site .is currently developed with existing mini-storage
1 buildings.
I
l'tem d - Less than Siqnificant !
! The proposed three-story buildings will create a new source of light in the area; however, this source of light is i
I not anticipated to adversely or substantially impact the area. The proposed project is anticipated to provide 11
lighting in keeping with the surrounding commercial area; however, due to the location of these buildings
adjacent to residential uses, conditions of approval shall be required to ensure that such lighting does not,
I d I b t . 11 . h I
I a verselv or su s antia IV Impact t e area. !
II. AGRICULTURE RESOURCES: In I
I determining whether impacts to agricultural I
1
I resources are significant environmental I
i
effects, lead agencies may refer to the I
i
California Agricultural Land Evaluation and ,
I
I
,
\ Site Assessment Model (1997) prepared by ,
,
i
I the California Dept. of Conservation as an !
I optional model to use in assessing impacts i
i
\ on agriculture and farmland. Would the I
I
, !
I project: i
- \
, i
! I
I a) Convert Prime Farmland, Unique 0 0 D I"Zl I
! Farmland, or Farmland of Statewide
i Importance (Farmland), as shown on the i
i
I maps prepared pursuant to the Farmland i
I
,
I Mapping and Monitoring Program of the ~~. I
\ !
1 California Resources Agency, to non-
!
Ii agricultural use? [5,7,39] ",
,
, - r-.-----'__ - ~ -----.-- .
I b) Conflict with existing zoning for
[ agricultural use, or a Williamson Act
I contract? [5,7,23]
I_--~-.'_..'--- - ---- --~.._.__."'_.~-~
I
\
I
~____________._____n~~___'___'__ ~._____.._~_L.._____ .-----...------
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.!!! 0 0 .c 0 .- (0 .cOO 0 ,
I ISSUES: I- .c-,,- i
-~~ .- - (0 0 I- .- (0 0 (0
1:._ ..... .- I/) ~ c. c.
\ [and Supporting Information Sources] CI) C E 1/)'- ;: C) c. z
I/)C :;0"- rn C E E
c),~ - CI) C) .- 0 CI) .~- -
i r:Ltn ...Jen 20 ....J(J) i
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I - !
I i
I
! "1
i i
! c) Involve other changes in the existing 0 0 0 llil F
l environment which, due to their location or I
I
I nature, could result in conversion of ,
I
I Farmland, to non-agricultural use? [5,7.39] \
I I
'I
i
]
I Items a throuah c - No Impact
i The project site, as an improved mini~storage facility, is located within a developed urbanized area and has no
,
, "It f I d th f th d. t 'II t . . It II d
I agncu ura an or resources; ere ore, e propose proJec WI no Impact agncu ura an or resources, I
I . 1
\ III. AIR QUALITY - Where available, the I
significance criteria established by the
I
I applicable air quality management or air I
I
,
I pollution control district may be relied upon I
\
, to make the following determinations. Would ,
i
I the project: !
]
] a) Conflict with or obstruct implementation of 0 0 0 llil
i
! the applicable air quality plan? [5,37,42,44] I
! I
I I
I b) Violate any air quality standard or 0 0 0 llil \
! contribute substantially to an existing or
i
I projected air quality violation? [5,37,42,44] i
I
I
I c) Result in a cumulatively considerable net F
0 0 0 IXI. I
increase of any criteria pollutant for which " . \
the project region is non-attainment under an
applicable federal or state ambient air quality I
I
standard (including releasing emissions I
i
,
I which exceed quantitative thresholds for I
i
I ozone precursors)? [4,37,44] i
!
, I
,
\ d) Expose sensitive receptors to substantial 0 0 0 llil
,
,
,
pollutant concentrations? [4,37,44] ,
I
I
1 e) Create objectionable odors affecting a I
0 0 0 IXI I
i
i
i substantial number of people? [4,37,44] )
] I
I Items a throuah e - No Impact I
The proposed mini-storage buildings are not anticipated to conflict with any applicable air quality plan, violate \
any air quality standards, or create objectionable odors within the surrounding area. Standard mitigation I
] measures will be applied to the project as conditions of approval to mitigate odors and dust resulting from i
! construction-related activities. \
I i
, .~__~~~_.___. _._____..~ ~__ "_~~.u_.~__u_~__J
/ S-g-O
i
1 a) Have a substantial adverse effect, either
! directly or through habitat modifications, on
I any species identified as a candidate,
II sensitive, or special status species in local or
i regional plans, policies, or regulations, or by
\ the California Department of Fish and Game
i or U.S. Fish and Wildlife SelVice?
l [5,10,27,44]
I b) Have a substantial adverse effect on any
I
I riparian habitat or other sensitive natural
I community identified in local or regional
\ plans, policies, regulations or by the
i California Department of Fish and Game or
i US Fish and Wildlife SelVice? [5,10,27,44]
1 c) Have a substantial adverse effect on
'I' federally protected wetlands as defined by
I Section 404 of the Glean Water Act
I
I (including, but not limited to, marsh, vernal
I pool, coastal, etc.) through direct removal,
I filling, hydrological interruption, or other
i means? [20,36,44] .
I
I d) Interfere substantially with the movement
of any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors, or
impede the use of native wildlife nursery
\ sites? [5,10,12,21,26]
I
I
I e) Conflict with any local policies or
i ordinances protecting biological resources,
I such as a tree preselVation policy or
1 ordinance? [11,12,41]
I
i
\ f) Conflict with the provisions of an adopted
i Habitat ConselVation Plan, Natural
\ Community ConselVation Plan, or other
i approved local, regional, or state habitat
i conselVation plan? [5,10,26,27]
I
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"~____--.-------.----___.J__~
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i Items a throuoh f - No Impact
I
i The project site is developed as a mini-storage facility. No trees are proposed to be removed In conjunction with this i
i development. Therefore, the proposed project will not have a substantial adverse effect on threatened or endangered:
i_ bi~l?gical resourg~~,___ ~____n~______~ ~___ __.__~___ _... ~____________"_'-----~ ------ ..------- -~~- ..J
/ S- -&>1
.____L_~_~ ~-"--.--------~ . -~-- - ,...--------------~----.-. _._-~-----'---"-----"-'--i
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! ISSUES: -ij::~ I--.-_cuo 1--'- cu o rcs
I c ._ ..... ,- II) := c. zc. I
i [and Supporting Information Sources] Q) l:: E 11)'- 3: 0) C.
1I)l:: :;::'- II) C E E
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, .- ..J .- 2: u
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,
i I
I -
; ,
;
I
i V. CULTURAL RESOURCES.. Would the I
, I
I project:
I a) Cause a substantial adverse change in 0 0 0 IRI
I
I the significance of a historical resource as
I defined in S 15064.5? [5,13,41] i
- i
,
Ii b) Cause a substantial adverse change in i
0 D 0 [8] ;
I
i the significance of an archaeological I
I resource pursuant to S15064.5? [5,13,41] i
i
I
; 1
I c) Directly or indirectly destroy a unique D 0 0 [RJ i
I
I paleontological resource or site or unique
! geologic feature? [5,13,41]
I d) Disturb any human remains, including 0 0 0 [RJ I
I those interred outside of formal cemeteries?
I
I [1,5] I
!
i Items a throu h d - No Imoact I
I q
I
I The site is not within a sensitive archaeological area of the City and has no historical resources on site.
i
I
I 1
I VI. GEOLOGY AND SOILS - Would the
,
;
project: I
i
!
I a) Expose people or structures to potential U\
I substantial adverse effects, including the risk I
i of loss, injury, or death involving: I
I
I i) Rupture of a known earthquake fault, as 0 0 0 tEl l
! delineated on the most recent Alquist-Priolo I
Earthquake Fault Zoning Map issued by the I
I
State Geologist for the area or based on
I other substantial evidence of a known fault? I
I
i Refer to Division of Mines and Geology I
I Special Publication 42. [2,14,44] I
I 1
I Ii) Strong seismic ground shaking? 0 0 0 [8]
\
\
I [2,5,10,44] ,
i
- I
\ iii} Seismic-related ground failure, including 0 0 0 IRI ;
,
I
i liquefaction? [2,5,10,39,44] I
; ;
i
'i iv) Landslides? [2,5,10,39,44] 0 0 [RJ \
J 0 I
---I !
i !
i b} Result in substantial soil erosion or the o 0 0 I [R] .
i
\ loss of topsoil? [2,5.10,44] l____._._~ --.--------- I I
i
1.._--.--. .. --- ....-------.-....----- --------- -------..-.- _.._ ________._____._L._~ __.______1
I s-g,).-
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i ISSUES: -.- 3 I- .- ... ns 0 I- .- 1tI o 1tI
C~ - .- en~C. zc.
1 [and Supporting Information Sources] Q) C E en'- ~ C'l c. i
enC +:l'- en l::: E E i
I o.~- Q) en .- 0 Q) C'l_ - ,
...J .- ~ u .- I
! Q,.U) U) C ...JU)
; I
1 - !
! ,
\
I c) Be located on a geologic unit or soil that is 0 0 0 lID
i
I unstable, or that would become unstable as I
I
! a result of the project, and potentially result I
I
,
I in on- or off-site landslide, lateral spreading, I
] subsidence, liquefaction or collapse?
j [2,5,10,39] I
!
; ~
; I
1 d) Be located on expansive soil, as defined D 0 D IKI
I
in Table 18-1-8 of the Uniform Building Code I
I
I (1997), creating substantial risks to life or
I property? [2,5,10] 0 0 0 0~
I e) Have soils incapable of adequately
I supporting the use of septic tanks or I
1
alternative waste water qisposal systems i
I where sewers are not available for the !
i
i disposal of waste water? [6,9,36,39] I
I !
I Items a throuah e - No Impact
I The proposed project is not anticipated to expose people or structures to rupture of a known I
I earthquake fault, seismic ground shaking, or landslides. According to the Geologic and Seismic \
i Hazards Map of the Cupertino General Plan, the project site is located in a VF, Valley Floor, zone. I
I The VF zone includes all relatively level valley floor terrain with relatively low levels of geologic \
'I hazard risk. Additionally, the project site is not known to have soils incapable of adequately.
supporting the use of septic tanks or alternative wastewater disposal systems. I
I
VII. HAZARDS AND HAZARDOUS
MATERIALS - Would the project:
, I
I
a) Create a significant hazard to the public or 0 0 0 rRI I
the environment through the routine i
I
transport, use, or disposal of hazardous I
materials? [32,40,42,43,44]
b) Create a significant hazard to the public or 0 0 0 IKI I
l
I the environment through reasonably
,
foreseeable upset and accident conditiOns I
I
I involving the release of hazardous materials i
!
i
I into the ~nvironment? [32,40,42,43,~4] .,
i
----------'._"-,_..._~- ____ ____ ._~__~_ '--___-----',_..J
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, .!:S! (.) (.) I
, ,c(.)(.)
I ISSUES: I- (.) C)"",
......- ~ ;;:..0 I-;;:C'l:I o C'l:I
\ [and Supporting Information Sources] C~ 0--.- C- lIJ'- Q. zQ. !
Q) I:: E lIJl:::;"", lIJ C E E
o.~- ~ .~,c 8 Q) Cl_ - i
I .- i
I ll.tn eI):t::c ...JeI)
,
I 3:- I
, i
I
, i
I c) Emit hazardous emissions or handl~ 0 0 0 [8]
i
,
j
i hazardous or acutely hazardous matenals, I
I
I substances, or waste within one-quarter mile I
I
\ of an existing or propose~ school? I
I
I [2,29,30,40,44] I
I
r - I
!
! d) Be located on a site which is included on a 0 0 0 [8] I
i
,
I list of hazardous materials sites compiled I
I pursuant to Government Code Section
I .
I 65962.5 and, as a result, would it create a ,
I
I significant hazard to the public or the 1
I
,
I environment? [2,42,40,43] I
I
I 1
\ e) For a project located within an airport land 0 0 0 [8]
I
I use plan or, where such a plan has not been I
;
, I
i adopted. within two miles of a public airport 1
1 or public use airport, would the project result I
i
\ in a safety hazard for people residing or I
I
I
I working in the project area? [ ] i
I I
\ f) For a project within the vicinity of a private 0 0 0 [g] I
,
I airstrip, would the project result in a safety !
I
I hazard for people residing or working in the \
I project area? [] ;
,
I !
I g) Impair implementation of or physically 0 0 0 [g] ,
.,
I interfere with an adopted emergency I
1 response plan or emergency evacuation I
I
i plan? [2,32,33,44] I
E !
, I
I h) Expose people or structures to a 0 0 0 [g] I
\ significant risk of loss, injury or death
\
involving wildland fires, including where
i
wildlands are adjacent to urbanized areas or i
I where residences are intermixed with i
E
!
, i
\ wildlands?[1,2,44]
I I
I
! Items a throuqh h - No Impact I
I The proposed project site is currently developed as a mini-storage facility and has been maintained as such for i
I several years. The proposed buildings are not anticipated to generate hazardous waste, increase the risk of 'I
I accidental explosion, release hazardous substances, interfere with emergency services, increase exposure of i
i people to hazardous waster or increase fire hazard in areas with flammable brush, grass or trees. i
i !
! l
I The project site is not within a two"mile radius of the nearest airport (Moffett Airfield/San Jose Airport) and Is not i
L~_~~e~_~s ~~on~mina_~~d~~!~~~!~e.~~~te of _~!lif(~rni~~az~.~o~~~ast~~~nd_ Sub_s_~~~_~~_~~~~iSt. n______~~_J
/S-K~
~_._r - ~~.
i
I
I
I
! ISSUES: -
\ [and Supporting Information Sources]
i '
i
I
I VIII. HYDROLOGY AND WATER QUALITY
i -- Would the project:
j
i a) Violate any water quality standards or
,
i waste discharge requirements? [20,36,37]
!
I
! b) Substantially deplete groundwater
I supplies or interfere substantially with
I groundwater recharge such that there would
I be a net deficit in aquifer volume or a
I lowering of the local groundwater table level
I (e.g., the production rate of pre-existing
I nearby wells would drop to a level
I which would not support existing land uses
I or planned uses for which permits have been
1 granted)? [20,36,42]
I c) Create or contribute runoff water which
\ would exceed the capacity of existing or
II planned stormwater drainage systems or
provide substantial additional sources of
I polluted runoff? [20,36,42]
I d) OthelWise substantially degrade water
I quality? [20,36,37]
i e) Place housing within a 100-year flood
hazard area as mapped on a federal Flood
Hazard Boundary or Flood Insurance Rate
I Map or other flood hazard delineation map?
I [2,38]
I f) Place within a 1 aO-year flood hazard area
II structures which would impede or redirect
flood flows? [2,38]
! -
1 g) Expose people or structures to a
! significant risk of loss, injury or death
I involving flooding, including flooding as a
i result of the failure of a levee or dam?
! [2,36,38]
1 h) Inundation by seiche, tsunami, or DOl 0
! mudflow? [2,36,38]
c_____ ~____ .._________ _________,,____~"_______ -- ________1.___________ ~..~- ____m_U____ ---
i
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ISSUES:
[and Supporting Information Sources]
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\
! Items a thouqh h ~ No.lmpact ..' . .' I
i The proposed project IS not anticipated to vIolate any water quality standards or water dIscharge reqUirements, I
I substantially deplete groundwater supplies, degrade water quality, place housing in a 100-year flood zone, or !
, '
I expose people or structures to risks involving flooding, or tsunamis. \
, I
I The project site is located within a B flood zone per the Flood Insurance Rate Map, Community Panel Number i
I 060339-0004-C, dated May 1, 1980. The project site is currently developed as a mini-storage facility that is !
I relatively flat and paved, with the exception of some landscaping along the perimeter of the site. The buildings i
i will be constructed over portions of the property that are currently developed with one-story mini-storage I
i buildings or are already paved. Therefore, the proposed project is not anticipated to result in a substantial net I
I increase of impermeable surface on the project site. Standard conditions of approval will be applied to the I
1 project requiring construction to provide additional stormwater control measures to reduce run-off in accordance
i with BMSMA guidelines.
(IX. LAND USE AND PLANNING - Would \
! the project: !
i
, I
\ a) Physically divide an established 0 0 0 [Rl I
!
community? [7,12,22,41] i
!
I 1
I b) Conflict with any applicable land use plan, 0 0 0 [Rl i
,
I policy, or regulation of an agency with I
i jurisdiction over the project (including, but
! not limited to the general plan, specific plan,
I local coastal program, or zoning ordinance) I
I adopted for the purpose of avoiding or I
I mitigating an environmental effect? I
. [1,7,8,16,17,18,44]
---1
I ,
, I
I c) Conflict with any applicable habitat 0 0 0 rKI ,
I
I conservation plan or natural community I
I
,
i conservation plan? [1,5.6,9,26] I
I
Item a throuah c - No Impact I
,
The proposed development will not physically divide an established community and will not conflict with any 1
applicable land use plan, habitat conservation plan or natural community conservation plans. I
I
,
,
X. MINERAL RESOURCES -- Would the i
i
,
project; ~
i
,
, I
I
! a) Result in the loss of availability of a known 0 0 0 lZJ !
i
I mineral resource that would be of value to I
,
I the region and the residents of the state? !
,
lJ5,1 OL_ ~_______ I
.-. -~_...- ~--- ---.-J
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! C i
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! - I: ns I: C._ I: !
-ro:..... ro: 0 ..... ns .IU ..... ..... !
I .~ (.) (.) ..c:(.)..c:~~ .c: (.) (.) (.) ,
i ISSUES: I
.....Ii=~ I- .- ..... ro: 0 I- .- ro: 0 ns I
I [and Supporting Information Sources] C ._ - .- U)~a. Z a.
a>cE 11)'- 3: tn a. E I
II)C ~... U) C E i
o.~- Q) tn .- 0 Q) .2'- ,
I - i
! a..rn ..J .- :;. (.) ..Jtn
i I tn c 1
I - I
I ,
!
1 b) Result in the loss of availability of a 0 I 0 0 IR1 I
!
i locally-important mineral resource recovery I i
, i
! site delineated on a local general plan, I 1
I
\ specific plan or other land use plan? [5,10] !
i
I ;
jltems a and b - No Impact
I
I No known mineral resources exist on the project site.
i
I
I
I XI. NOISE -- Would the project result in:
a) Exposure of persons to, or generation of,
I noise levels in excess of standards
i established in the local general plan or noise
! ordinance, or applicable standards of other
,
I agencies? [8,18,44]
I b) Exposure of persons to or generation of
I excessive groundborne vibration or
1 groundborne noise levels? [8,18,44]
,
I c) A substantial permanent increase in
Ii ambient noise levels in the project vicinity
above levels existing without the project?
I
j [8,18]
I
I
I d) A substantial temporary or periodic
I increase in ambient noise levels in the
I project vicinity above levels existing without
I the project? [8,18,44]
!
\ e) For a project located within an airport land
i use plan or, where such a plan has not been
I adopted, within two miles of a public airport
I or public use airport, would the project
I expose people residing or working in the
\ project area to excessive noise levels?
! [8,18,44]
!
i f) For a project within the vicinity of a private
;
i airstrip, would the project expose people
i residing or working in the project area to
I
IL_~x~~s~v~~o~~e levels? J~,-~~L______ _.______
~
,
I
0 0 0 IRI !
i
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,
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!
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i
;
!
!
I
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- .-..------- - -- ~_._-_.
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!
\
;
I
I ISSUES:
\ [and Supporting Information Sources]
I
!
-..--------'--..
-j
I
i
I Items a. b. c. e and f - No Imoact I
I The proposed project will not expose people to ground borne vibration, groundborne noise, or noise levels in !
II' excess of standards of the general plan and noise ordinance. The project ;s not located within an airport land I
use plan area or private airstrip. \
\ i
i Item d - Less Than Sianificant I
! The project site is currently a mini-storage facility. An increase of temporary ambient nois.e levels wilt occur with il
construction of the project. However, this temporary ambient noise is considered less than significant. The!
project will be required to comply with the City's construction hour requirements per the City's Noise Ordinance. i
I
!
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XII. POPULATION AND HOUSING -- Would l
the project: I
;
,
0 0 t
I a) Induce substantial population growth in an 0 [RI i
I
1 area, either directly (for example, by I
!
\ proposing new homes and businesses) or I
i indirectly (for example, through extension of I
I roads or other infrastructure)? [3,16,47,44] I
i
: I
! b) Displace substantial numbers of existing 0 0 0 IRI 1
I
I housing, necessitating the construction of ,
I
I replacement housing elsewhere? [3,16,44] I
,
I
;
1 c) Displace substantial numbers of people, 0 0 0 IRI i
necessitating the construction of \
,
1 replacement housing elsewhere? [3,16,44] I
I Items a throuqh c - No Imoact i
\ The project site is currently a mini-storage facility; therefore, the proposed project will not displace existing \
i housing and would not necessitate replacement housing elsewhece. !
I XIII. PUBLIC SERVICES I 1
i '
Ii
a) Would the project result in substantial 1
I adverse physical impacts associated with the I
I provision of new or physically altered I
! governmental facilities, need for new or !
I i
i physically altered governmental facilities, the I
j construction of which could cause significant 1
I environmental impacts, in order to maintain i
) acceptable service ratios, response times or i
! other petiormance objectives for any of the !
! I
1 public services: :
~____~_ - ____ .___'n_ --- -~------j
!~ Fire protection? [19,32,44] __ 0 0 0 I 1ZI ii
I Police protection? [33,44] 0 DOLI IRI :
L-___.__~_________~-- ___~_-._.______J ------------------.-- -----.--!------ -.--.-- ----~-------!
i Schools? [29,30,44] I 0 0 0 .1 IRI :1
Ii Parks? [5,17,19,21,26,27,44] 0 I 0 0 I [RI
'____00__- _________.__ _____.________~___----------------.-- ~----------------------.-- --..-----------. - -~ --. ----1-------..
j + Ii;
ic_ _____<?t~~~..i:ubl_IC f~.?i_li~~~2J~,?~,44L._--_l _~___L_________~ ~____..L_.__..E_ ___l_ ~------ :
I s-g fI
~~"_.,___T_~~~'_ ~O
I
i
! ISSUES:
\ [and Supporting Information Sources]
,
,
I
!
i
I
i Item a (Fire Protection, Police Protection. Schools. Parks and Other Public Facilties) - No Impact
i The project site is currently located within an urbanized area that is served by municipal services, including fire, I
I' police, and public facilities. Therefore, the proposed project is not anticipated to create additional impacts onto!
the existing public services. !
, '
I '
, '
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I XIV. RECREATION -- ,
I
,
j - J
I \
i
I a) Would the project increase the use of 0 0 0 IZl I
! existing neighborhood and regional parks or i
i
I
lather recreational facilities such that I
I substantial physical deterioration of the I
i
i
facility would occur or be accelerated? ,
I
1[5,17,19,21,26,27,44] i
I
! I
! b) Does the project include recreational 0 0 0 IZl i
I
I facilities or require the construction or j
i
i
i expansion of recreational facilities which i
,
I
I might have an adverse physical effect on the !
i
,
I environment? [5,44] j
I
I Item a and b - No Impact
i i
I The proposed project will not increase the use of existing recreational facilities in the area and will not require!
I the construction or expansion of recreational facilities within the area. \
I
I I
XV. TRANSPORTATIONITRAFFIC -- I
I Would the project: I
I
i I
\ a) Cause an increase in traffic which is 0 0 0 IZl i
i
I substantial in relation to the existing traffic i
I
I
load and capacity of the street system (i.e., i
!
result in a substantial increase in either the i
,
,
number of vehicle trips, the volume to I
!
i
I capacity ratio on roads, or congestion at I
i
1 intersections)? [4,20,35,44] I
I !
I b) Exceed. either individually or cumulatively, 0 0 0 1KI ,
j
i a level of service standard established by the i
i
I county congestion management agency for 1
!
\ designated roads or highways? [4,20,44] i
~ ~ ~-~- - - ----------l
I
! c) Result in a change in air traffic patterns, 0 0 0 IZl !
I including either an increase in traffic levels or i
I a change in location that results in o!
! substantial safety risks? [4,7] i
I
I ,
! d) ~ubstantially increase hazards due to a I 0 D 0 lSl j
I
l deSign feature (e.g., sharp curves or L __1__.
I dangerous intersections) or incompatible l
i uses (e.g., farm equipment)? [20,35,44] !
!
_____ _...___ c~__,__.~-~ -. -- J 0 1----00 m__~
i e) Result in inadequate emergency access? 0 D
! [2,19,3? ,33,44] ~J___~___~_ _______L.__.____L______~ !
~D' ___._"~_._.__.___,~____L_____~ -----,~---------..---- ._"._.___n
/S-K')
r--~-- ...............----- ~.,-- -~~. ---~-r_---~.
1 .I.. !
I - I: i
,
>>- 1:'- 0 1:- ,
i -I: ns ~ c .- c I
\ ISSUES: -ns- 0- ClJns- -
.!!! (,) (,) .l: C .- ClJ .1:(,)(,) U I
I- _l..
, - t;: :g ns ns 0 I- .- ns 0 ns I
I [and Supporting Information Sources] C._ ~~ge- 1I)~c. z c.
Q) I: E II) I: E E i
I c5.~ - C1).-.- 0 Q) .~- -
i Q.(/) ~c~u ~(f) I
I .~ I: I
(/) -
i
!
,
i ,
i f) Result in inadequate parking capacity? D 0 D [R] i
I
i
I, [17,44] I
I
I i
i g) Conflict with adopted policies, plans, or 0 0 D [R] i
,
I programs supporting alternative ,
,
i
,
i transportation (e.g., bus turnouts, bicycle i
I
I
1 racks)? [4,34]
r--
i Items a throuqh q - No Impact
I The proposed mini-storage facility is not anticipated to create substantial increased traffic, result in a change in
I air traffic patterns, substantially increase hazards due to design features, result in inadequate emergency
i access and/or parking capacity, or conflict with adopted policies/plans on alternative transportation, The
I applicant has submitted a parking study conducted by T JKM Transportation Consultants dated March 20, 2006
I h' h h d 80 k' d h d' t
! w Ich states t at t e propose par Ing spaces can accommo ate t e propose proJec . I
I
I I
\ XVI. UTILITIES AND SERVICE SYSTEMS - I
I
i Would the project:
i
I I
! a) Exceed wastewater treatment D 0 D [R] i
I requirements of the applicable Regional
! Water Quality Control Board? [5,22,28,36,44]
I
I b) Require or result in the construction of 0 0 0 [R] I
! new water or wastewater treatment facilities
I or expansion of existing facilities, the I
i construction of which could cause significant I
I environmental effects? [36,22,28,36] I
i
I c) Require or result in the construction of 0 0 0 lID i
I
\ new storm water drainage facilities or I
I
I
I expansion of existing facilities, the I
I
I construction of which could cause significant I
,
I environmental effects? [5,22,28,36,44]
;
)
I !J-- 90
~ --"~,_._. -~- --- --1
\ s::: i
>,... C'" 0 C1;: i
-C CU C C._ ,
i -CIS'" CIS 0 ... RlClS'" 1:) i
I ISSUES: .!!! Q Q '::Q,:::;:;~ '::Qo I
....- ~ 1-t;::t:::ClSO I- .- CU o CU
I C:!:: In'- :s: tn 0- II):!:: 0- ZO-
1 [and Supporting Information Sources] <LlCE U)t: ;... II) C E E
cL2l- <Ll C) .- 0 <Ll C'l_ -
..J .- ~ Q .-
a.(/) (/) s::: ..J(/)
i
.....
I e) Result in a determination by the 0 0 0 rKI E
I
I wastewater treatment provider which serves i
,
1 or may serve the project that it has adequate I
I
! capacity to serve the project's projected i
I I
I demand in addition to the provider's existing I 1
'I commitments? [5,22,28,36.44] !
,
i i
I f) Be served by a landfill with sufficient 0 0 0 [R]
! permitted capacity to accommodate the
1 project's solid waste disposal needs? [?] I
!
I g) Comply with federal, state, and local I
0 0 0 [8] !
i
\ statutes and regulations related to solid 1
I I
I waste? [?] i
i
i ,
i Items a throuah a - No Impact
I The project site is served by sanitary sewer service. The applicant, like other users of the system, will be I
I required to pay District fees and obtain a permit for construction of the project. A condition of approval will be i
, incorporated that will require necessary improvements, if any, to be completed prior to building occupancy. The I
\ project will be required to comply with all federal, state and local statutes and regulations pertaining related I
! sanitary sewer and solid waste. I
/S-9/
---.....
I
i
i
;
I
,
J
i
I
....1
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i
i
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I-----~~__.__~u ~___.___ ._.-"--"~~---"---.-~~ . "-~~"-"-- ~___._._m~__'__"__"_
\ XVII. MANDATORY FINDINGS OF SIGNlf-l....ANCE
I (To be completed by City Staff)
I
i
i
1
i
I
I
\ ISSUES:
I [and Supporting Informa~ion Sources]
I
1
i
i
i a} Does the project have the potential to
,
i degrade the quality of the environment,
I substantially reduce the habitat of a fish or
\ wildlife species, cause a fish or wildlife
I
I population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the
range of a rare or endangered plant or
animal or eliminate important examples of
I the major periods of California history or
i prehistory? D
b} Does the project have impacts that are
individually limited, but cumulatively
I considerable? ("Cumulatively
I considerable" means that the incremental
i effects of a project are considerable when
"! viewed in connection with the effects of past
I projects, the effects of other current projects,
I and the effects of probable future projects)?
ID
I c) Does the project have environmental
I effects which will cause substantial adverse
I effects on human beings, either directly or
i indirectly? 0 _-
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1
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i
!
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I
I
I
i
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!
i
PREPARER'S AFFIDAVIT
I hereby certify that the information provided in this Initial Study is true and correct to the
best of my knowledge and belief; I certify that I have used proper diligence in responding
accurately to all questions herein, and have consulted appropriate source references
when necessary to ensure full and complete disclosure of relevant environmental data. I
hereby acknowledge than any substantial errors dated within this Initial Study may cause
delay or discontinuance of related project review procedures, and hereby agree to hold
harmless the City of Cupertino, its staff and authorized agents, from the consequences of
such delay or discontinuance.
/'\ .,
. ., i ...\ ," "
,';" J" """ ')"/"1 I,
LvV-~ \--.:/1-1---/'11/' 0u:/',
/1.. . L1 / '
.<lk-iTJ{) y7t~/L/""""
Preparer's Signature
Print Preparer's Name
/S-9L
ENVIRO. ...!IENT AL EVALUATION (To be Compl'- .,jd by City Staff)
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by the
checklist on the following pages.
0 Aesthetics 0 Agriculture Resources 0 Air Quality
0 Biological Resources 0 Cultural Resources 0 Geology {Soils
0 Hazards & Hazardous 0 Hydrology { Water 0 Land Use { Planning
Materials Quality
0 Mineral Resources 0 Noise 0 Population { Housing
0 Public Services 0 Recreation 0 Transportationrr raffic
0 Utilities / Service 0 Mandatory Findings of
Systems Significance
DETERMINATION:
On the basis of this initial evaluation the Environmental Review Committee (ERe) finds that:
1RI The proposed project COULD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared.
0 Although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have
been made by or agreed to by the project proponent. A MITIGATED NEGATIVE
DECLARATION will be prepared.
0 The proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
0 The proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has
been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT
is required, but it must analyze only the effects that remain to be addressed.
0 Although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an
earlier E1R or NEGATIVE DECLARATION pursuant to applicable standards, and (b)
have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE
DECLARATION, including revisions or mitigation measures that are imposed upon the
proposed project, nothing further is required.
Staff ~v~aror 1_"
CA-, v~ ~
j-
ERC ,e'hairperson
Date
~/ v'/:' t
Oc1te I
I
~.
/S-93
CITY OF CUPERTINO
RECOMMENDATION OF ENVIRONMENTAL REVIEW COMMITTEE
April 12, 2006
As provided by the Environmental Assessment Procedure, adopted by the City Council
of the City of Cupertino on May 27, 1983, as amended, the following described project
was reviewed by the Environmental Review Committee of the City of Cupertino on
April 12, 2006.
PROTECT DESCRIPTION AND LOCATION
Application No.:
Applicant:
Location:
U-2006-03 (EA-2006-06), ASA-2006-05
Timothy" Reeves (Public Storage)
20565 Valley Green Drive
DISCRETIONARY ACTION REQUEST
Use Permit to demolish an existing 53,890 square foot, single story storage building and
construct a 155,253 square foot, three-story storage building
Architectural and Site Approval for construction of a 155,253 square foot, three-story
storage building
FINDINGS OF THE ENVIRONMENTAL REVIEW COMMITTEE
The Environmental Review Committee recommends the granting of a Negative
Declaration fin "ng that the project is consistent with the General Plan and has no
significant env" al impacts.
~
~
Steve Piasecki
Director of Community Development
"'
g/ercjREC EA-2006-06
/S-9Jf
MHY-U~-2005 15:29
Pinn Bros.
......,....... --.-- -----
~__""""-~
Exhibit B
Fine Homes
May 9, 2006
City of Cupertino
VIA FAX
Re: Application # U-2006-03. ASA..2006..05 (EA-2006-06)
Public Storage
Use Permit and ASA
Dear Commission Chair and Commis.sion Members:
Pinn Brothers Fine Homes and Bay Colony Investors. II supports staff's recommendation
of denial of the Use Permit and the Architectural & Site Approval. At the very leas~ I
request a deferral of this application so that r can have a chance to meet with staff and the
applicant to address the below listed items that I find disturbing and questionable.
· Project Design-Per the letter from RHL (project architect) contained within the
packet, "The buildings have been designed as suggested by the Planning
department to incorporate architectural features oftbe new multi-family housing
project being constructed adjacent to the subject propert:Y'. Pinn Brothers Fine
Homes has designed a unique high-end gateway residential project. To have a
storage facility designed to emulate our project de-values all of are architectural
efforts and anticipated sales market.
· Notification 0/ Project-During the design of Oakpark. per st:afr s
recommendation I personally met will all surrounding properties to introduce the
project, address concerns and gain project support. This proposed project
(applicant) has made no contact us, the adjacent property owner and neighbor.
· TralJic Impact-The packet includes a Parking Study) yet no infonnation is
provided regarding the increased traffic on this private driveway and the adjacent
public street. A complete tmffic study needs to be provided prior to any project
approvals.
Please accept this Jetter as my formal submission of voice regarding the project listed
above in tonight's public g.
~
Greg A Pinn
V.P. of Land Development
1475 Saratoga Av~., Suite 2,0 · San J05(:, CA 9,129. 408 252 9131 · Fax 408 252 2632
TOTAL P. 02
/S"-9S
2,34
LAND USE/COMMUNITY DESIGN
~ Policy 2<39: Partnerships
Encourage the private sector to partici-
pate in partnerships with nonprofit or
public agencies to provide community
benefits and services.
.... Policy 2-40: New Businesses and
Business Retention
Encourage new businesses and retain
existing businesses that provide need-
ed local services and municipal rev-
enues, contribute to economic vitality
and enhance the City's physical envi-
ronment.
Strategy:
Collaboration with Business Commn,
nity. Collaborate with the business com-
munity to facilitate growth, development
and infrastructure improvements that
benefit residents and businesses through
the City's Economic Development
Committee and other resources.
J>- Policy-41: Maintain Streamlined
Development Review and Building
Permit Processes
Provide efficient and timely review of
development proposals, while maintain-
ing quality standards in accordance with
city codes. Look for solutions to prob-
lems, be responsive to community con-
celTIS, promote positive communica-
tions at all levels of review and provide
analysis and advice to decision-makers
to help them make informed decisions.
Officenndustrial Development
The Valko Industrial Park, North De
Anza Boulevard, City Center and West
Valley Industrial Park employnient areas con-
uin most of Cupertino's office/industrial
CITY OF CU1'ERT1NO GENFRAL PLAN
EXHIBIT C
development. Office/industrial areas have
evolved into office/research and develop-
ment, more than industrial. Apple Computer
headquarters and the office/industrial facili-
ties of Hewlett Packard are major office
developments in Cupertino. The two office
towers and the mid-rise office buildings at the
intersection of Stevens Creek and De Anza
Boulevards, and the smaller companies in the
West Valley Industrial Park on Bubb Road,
are other significant developments.
Office/industrial development brings ptestige
and vitality to the City. However, considera-
tion n.eeds to be given to maximizing eco-
nomic benefits to Cupertino, as well.
.... Policy 2~42: Revenue Analysis of
Office Developments
In reviewing office development pro-
posals, encourage office uses and activ-
ities that generate significant reVellU(~S
to the City, such as local sales offices,
captuting point of sale internet trans-
actions and business to business tax
revenues. New office development
exceeding 50,000 square feet shall be
approved only if one of these or similar
benefits are provided.
~ Policy 2~43: Conversion of
Office/Industrial Uses to Residential
Evaluate the economic impacts of con-
verting office/industrial uses to residen-
tial uses.
Policy 2-44: Maintaining Cohesive
Commercial Centers and Office Parks
Cohesive commercial centers and
office parks are necessary to maintain a
healthy sales tax base for the city and
to retain opportunities for existing
businesses to expand in response to
changing business trends, Cupertino's
major retail commercial centers are
~
/S--'1'
ECONOMIC DEVELOPMENT
2~35
located at Valko Fashion Park, The
Marketplace and Portal Plaza centers,
Cupertino Village, the Oaks and the
Crossroads Commercial District; the
office parks are located at Valleo
(North of Highway 280), North. De
Anza Boulevard and Buhb Road.
Projects with residential or quasi-pub-
lic components proposed to replace
some or all of the existing industrial,
office and commercial uses on a site in
these areas will be evaluated on a case
by ca<;e basis to detennine if they are
complementary (0 the overall business
park or shopping center, or otherwise
meet the criteria below. Two-thirds of
the cOlnlnercialjoftke square footage
that is converted to rf'..sidentialuses
shall be allocated to major employers
(companies with Cupertino sales
offices and corporate headquarters).
The remainder of the square foowgc
shall be allocated to the commercial or
office pool in the subject area.
L Integrate into the existing land use
pattern by:
. Continuing established land use
patterns (e.g. commercial next to
commercial or residential adja-
cent to residential)
. Continuing patterns of building
massing, setbacb and height
. Establishing logical development
pmtems bounded by visible nat-
ural or man-made features such
as a public or private road, creek,
freeways ete.
2, Pmvide visible pedestrian/bicycle
connections to and from existing
uses.
3. Provide a visible and publicly acces-
sible park/plaza or open space area.
4, Orient active building spaces to the
public or private rights of way.
5. Provide superior building design
with high quality natural materials
and building architecture.
6. Demonstrate there are sufficient
existing or sllPplementallocal rev-
enues to support municipal and
school services needed to serve the
development.
7. Show that the bu ilding is function-
ally obsolete in a market senSe and
cannot be reasonably redeveloped
or marketed into a compatible use
within the surrounding area, or
show the existing building/use is no
longer complementary to the larger
commercial center or office park.
8. Show that the development can
reasonably stand a lone as a self-suf-
ficient land LIse that is otherwise
complementary to existing build-
ings and uses.
9. Show that the residential or quasi.
public use provides an incentive to
incorporate a significant compo-
nent of commercial or office uses
on the site.
mercial Development
1: C errino's' most significant commer-
cial center' Valleo Fashion Park. Because of
the economic cline of the Valko Fashion
Park, the City i1 'tiated a redevelopment
project area there in~OO. Redevelopment
funds will be used to fos~ the revitalization
of this regional shopping certt~r through mall
expansion, in(rastrucmre lmpr6 ements, 8nd
economic development programs, d provi-
5[On of very low, low and moderate-income
CITY OF CUPERTlNO GENERA L PLAN
,
}'.,
Tl-lE VALLeo
FA!'HION PAHK
CUMMEHCIAL
CENHH {POLICY
J-30} PRm:rDES
,\DDlT10NAl..
PET,\11. ON l'IH)'
POSED I.l$ES AND
REGl'l.XnUNS FuR
THE \/'\1.'-'."1
r...~l..,II~l}N 1't\I~h.
/..5- - 9 7
Public Storage and Oak Park Village Elevations
EXHIBIT D
Public Storage
Oak Park Village
"'I"~ .....,:'f
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East elevation facing Oak Park Village
West elevation facing Public Storage
North elevation facing 1-280
North elevation facing I-280
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PROJECT DATA
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PUBLIC STORAGE
20565 VALLEY GREEN DRNE
CUPERTINO, CA
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PUBLIC STORAGE
20565 VALLEY GREEN DRIVE
CUPERTINO, CA
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~~
May 16, 2006
Cupertino City Council
EXHIBIT C
Page 8
the property is outside the flood plain of Zone A (a flood hazard area). A portion of
Calabasas Creek that is in Zone A is in a contained culvert and doesn't affect the property
itself. In the zone B area, the property is located in an area that may get shallow floodin&
but that doesn't mean the structures are subject to a special flood hazard area. She said
that certain mitigation measures have been incorporated into the project design to deal
with the shallow flooding question. She concluded that there is no new information or
substantial evidence to warrant a review or another study.
Jennifer Griffin said that flooding is an issue in that area and a nwnber of times there was
2-3 feet of standing water at Stevens Creek Boulevard. She noted that Calabasas Creek
has previously flooded the Fontaine Bleu Apartment complex, and residents have had to
sandbag. She was concerned about the unresolved questions concerning the flow of
Calabasas Creek, and that those questions are valid grounds for the reconsideration.
Kilian opined about Mahoney's possible conflict, and said that the Fair Political Practices
Commission (FPPC) said that he had no conflict of interest based on the fact that he was
a contractor for a company that worked for Hewlett Packard (HP). He also had been a
fonner employee, but had retired a few years before running for City Council. Mahoney
didn't recuse himselfbased on the FPPC opinion.
Goepfert said that Ms. Guerra is correct in saying that the property is not in a 100-year
flood plain. and noted that the Cupertino Municipal Code doesn't require any specific
protection.
Kwok/Sandoval moved and seconded to adopt Resolution No. 06-098 denying the
petition for reconsideration. The motion carried unanimously with Mahoney absent.
4-
22.
Consider Application Nos. U-2006-03, ASA-2006-05, and EA-2006-06, Timothy Reeves
(Public Storaw, 20565 Valley Green Drive. APN: 326-10-044:
a) ~ative Declaration
b) Use Permit and Architectural and Site Amnoval to demolish an existing 53,890
square foot, single-story storage building and constmct a 155,253 square foot
three-story storage building
Community Development Director Steve Piasecki reviewed the staff report using a
PowerPoint presentation.
Applicant Timothy Reeves said that they have owned and operated the facility since
1982, and want to reinvest in the comrnWlity. He said that the current buildings have no
monitoring system, whereas the new product has fully contained, climate-controlled units
with cameras installed. He said that they worked with staff to incorporate elements of the
Pinn Brothers development next store. He noted that the company is a needed commodity
in the conununity, many tenants are local businesses. and Public Storage contributes
money to the schools. He said that charging an in-lieu fee wouldn't be fair.
/5-12D
Page 1 of 1
EXHIBIT D
AkiHonda
From:
Sent:
To:
Greg Pinn [greg@pinnbros.com]
Tuesday, July 11, 20064:58 PM
Aki Honda
Cc: akarwacki@rhldesign.com
Subject: Public Storage Design
Akl,
This letter is to inform you that I have reviewed the latest design for the Public Storage facility next to our Oak
Park residential development. All our initial concerns have been met and in some cases exceed what we
expected. The improved set back from our building and addition of the passive park I walking path are excellent
design features. Also, I'm glad to see that the architect was able to tone down the elements which mimicked our
building while still keeping them consistent in quality. For these reasons, plus discussions I've had with
representatives from both RHL Design and Public Storage, we support this application and look forward to its
approval.
Sincerely,
Greg A. Pinn
V.P. Pinn Bras Inc.
7/12/2006
/S-/.,2;2
1696 Quail Avenue
Sunnyvale. Ca ~4087
July 10._2U06
Kimberly Smith. City Clerk
City of Cupertino
10300 Torre Avenue
Cupertino. Ca 95014
Dear City Clerk:
Receipt is acknowledged of Notice of Public Hearing on July 18.
2006 for Timothy Reeves public storage facility at 20565 Valley
Green Drive in C~pertino.
I own two townhomes in Northpoiot. I object to a four story
storage facility on this Valley Green property. A single
story would be more compatible: as another stor~ge facility.
if such use is approved at all. Is this compatible with the
adjacent housing project? FOUR STORIES.
Sorry I will not be able to attend this meeting and wish to
register my objectic~s by this letter.
Very truly yours
D~.~
VIVIAN KRODEL~
(408) 248-9004
/~~/23
7U5 Hibernia Court
Sunnyvale, Ca 94087
July 10, 2006
City Clerk
Cupertino, Ca
10300 Torre Avenue
Cupertino, Ca 95014
Dear Ms. Smith:
I do not agree with the rezoning request at 20565 Valley
Green Drive submitted by Timothy Reeves. Why four stories?
I am. for more low density, especially since there is an
adjacent residential development. Cupertino is not known
for its aethetics in planning. I hppe you will give
serious considerattQn to this request.
I own a property in Northpoint and am managing another
for my sister in Countrywood. This is our ogjection
to a four story storage facility at Timothy Reeves
property on Valley Green Drive.
Since I cannot attend the July 18, 2006 meeting please
consider this is our objections.
This notice was mailed to my office at 1696 Quail Avenue
in Sunnyvale, Ca.
Yours very truly
. K~o~f
/$-/':< 'I
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architecture
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701 Nestern Avenue, Suite 200
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Sheet Number_
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Construction
Pre-ConstructiOn
"" Bulletin "''', D.. Issuedlor
IO/211IOSI~APPIJCA1I(lN
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Public
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arc hi tecture
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701 Wesle'n ,olvenue, Suite 200
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20565 VALLEY GREEN DRIVE
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Construction
Pre-Construction
Rev. Blllelin Dllte ",. Issuedfor
10/l!/05I~__~c.o.~
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Sheet title
BUILDINC (A)
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Dale: 10/19/05
Job ~'umber PUB05010.0
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Public
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architecture
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Construction
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Job Number: PUB050\O_C
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architecture
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Glendale, Colifornic 91201-2397
Tel 81a 2+~-8080
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ARCIII'I'EI;'I'\1RE.EMctNEERlNG-!Ji\IlROPMlNl'iJ. SEllVlCES
113? N. 1o.oo\\Eu. B1.\OIl f'!:1J.WWA. tA H9~' (707) 7~~-'160
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20565 VALLEY GREEN DRIVE
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1/1."1'-0.
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Dale: 10/19/05
Job tiumber: PUB050100
Sheet Number
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Public
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architecture
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~
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20565 VALLEY GREEN DRIVE
CUPERTINO, CA
1ja-."-0'
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Construction
Pre-Construction
,,,. 6ulletin """ Date Issued for
I IO/!!,o1l5 .",,""""
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BUILDING (el
BUTLDLNG ELEVATIONS
Approved/Architect -
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Dale: 10/19/05
Job Number PUB05010.0
Sh~H Number-
1/8'.r-0"
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A2. B. 3
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
From:
Mayor and City Councilmembers
Community Development Department
July 13, 2006
Public Storage
Updated Alternative Elevations & Project Data
U-2006-03 & ASA-2006-05
To:
Date:
Subject:
Please find attached the updated alternative elevations for Buildings A and B of the
proposed Public Storage project received on July 13, 2006. The alternative elevations
have been lowered to 45 feet to meet the General Plan height limitation for the
buildings, except for the utility towers to accommodate the elevators and the decorative
arch over the north elevation of Building B. The General Plan allows for utility
structures, such as the elevators, to exceed the height limitation, but does not allow
features such as the decorative arch to exceed the height limitation.
Also enclosed is a site plan (p. SP-l) including updated project data.
G: IPlanning1PDREPORTlCC\20061Public Storage Memo to CC.doc
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Construction
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PROJECT DIRECTORY
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PUBLICS10llMlE
701 WESTERN AI'E,SlJI1[ZOO
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Aki Honda
From: D. Michael Foulkes [foulkes@apple.com]
Sent: Tuesday, July 18, 2006 3:26 PM
To: Blythe R. Wilson
Cc: Aki Honda; Hala I. Ibrahim
Subject: Re: Public Storage 20565 Valley Green Dr
eXHIBIT
c C. 7-/&. .O~
Sorry for the delay. While I do not have final sign off from our folks, I don't believe we have any concerns
with the project as presented to us. We will not be present to testify tonight.
Good luck on your application!
Mike
D. Michael Foulkes
Manager, State and Local Government Affairs
Apple Computer, Inc.
408.974.2503
Michael,
I received a call from our project planner Aki Honda and she asked for written confirmation of
any comments you have on our project. She would like to include them in the staff report. If you
have a few minutes to respond we would greatly appreciate it.
Thank you,
Blythe R Wilson, Architect
RHL Design Group, Inc.
1137 North McDowell Blvd.
Petaluma, CA 94954
bwilson@rhldesign.com
Phone: (707) 765-1660
Fax: (707) 765-9908
Cellular: (925) 383-6156
7/18/2006