DRC Summary 02-02-2012 OFFICE OF COMMUNITY DEVELOPMENT
, ,.
CITY HALL
10300 TORRE AVENUE •CUPERTINO, CA 95014-3255
C U P E RT 1 N O (408) 777-3308• FAX(408)777-3333• planning�a cupertino.orQ
To: Mayor and City Council Members
Planning Commissioners
From: Aarti Shrivastava, Director of Community Development
Date: February 6, 2012
Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS
MADE February 2, 2012
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
M-2012-01, Mark Creedon (Byer Properties), 20568-20840 Stevens Creek
Blvd
Description
Modification to an Architectural and Site approval (ASA-2011-12) to allow for
minor site and architectural changes to a previously approved 8,136 square foot
building at the Crossroads Shopping Center
Action
The Design Review Committee approved the application on a 2-0-0 vote.
This is effective February 2, 2012. The fourteen-calendar day appeal will
expire on February 20, 2012.
Enclosures:
Design Review Committee Report of February 2, 2012
Resolution Nos. 311
Plan set
OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE • CUPERTINO,CA 95014-3255
(408)777-3308 • FAX(408)777-3333 • plannin�Qcupertino.or�
CUPERTINO
DESIGN REVIEW COMMITTEE STAFF REPORT
Agenda Item No. � Agenda Date: February 2, 2012.
Application: M-2012-01
Applicant: Mark Creedon (Byer Properties)
Project Location: 20750 Stevens Creek Boulevard (Crossroads Shopping Center)
Application Summary:
Modification to an Architectural and Site Approval (ASA-2011-12) to allow for minor site and
architectural changes to a previously approved 8,136 square foot commercial building
RECOMMENDATION:
Staff recommends that the Design Review Committee:
Approve the Architectural and Site Approval Modification (M-2012-01)per the draft resolution.
BACKGROUND:
Recent Building Pad Approvals at the Crossroads Shopping Center
In November 2011, the City Council approved a Development Permit, Architectural and Site Approval,
Heart of the City Exception, and Tree Removal Permit (DP-2011-03, ASA-2011-12, EXC-2011-10, and TR-
2011-30, respectively) for two new freestanding restaurant building pads (5,086 and 8,136 square feet)
and associated site improvements. The project is currently in the construction permit plan review phase.
Modification Request
The applicant, Mark Creedon, representing Byer Properties, is proposing to make minor site and
architectural changes to the previously approved (Attachment 1) 8,136 square foot building pad (Pad E)
at the Crossroads Shopping Center, located near the Bandley Drive entrance in the "Pier 1" parking lot.
These minor modifications are requested to accommodate the necessary tenant adjustments. The specific
tenants are undergoing lease negotiations with the property owner.
The project was originally approved with the condition (condition #18, DP-2011-03) that the Director of
Community Development review and approve the final architectural details of the new building pads.
However, given the extent of the proposed exterior building changes, the Director of Community
Development is forwarding the proposal to the Design Review Committee for review and approval.
DISCUSSION:
Proposed Modifications
As part of the original approval (DP-2011-03), Condition #18 recommended that the following be
considered:
a) Metal canopies (with visible supports) above the corner tenant space entries
b) Lights near doors and above wall signage
c) Opaque or frosted glass panels where more interior wall area is necessary
d) Widen glazed areas with glass side panels
e) Decrease the size of pilasters
M-2012-01 Modification to Building Pad E's Architectural and Site Approval February 2,2012
Page 2
f) A low wall with project signage (may be deferred to the final sign program)
g) Add one or more wide stairs from the sidewalk to the building entrance
h) Strengthen the pedestrian link between the pad and center with landscaping and special paving
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All of the above recommendations have been implemented into the modified design, with the exception
of(e) and (�. The applicant preferred not to incorporate these two considerations into the design.
The following additional modifications are also proposed to accommodate the new tenants:
Building Elevations
• Changes to the building colors to a darker and more varied color scheme
• Removal of the north and south elevation gable roof feature and replacement with a corner tower
feature with a flat cornice
• Inserting architectural openings below the corner tower feature cornice on the north and west
elevation
• Adjusting the width of the tenant frontages, including the removal of one storefront on the north and
south elevation
• Lowering the total height from 30 feet to 26'8"
• Varying the parapet heights for each of the tenant frontages
• Adding more window grids in the storefront bays
Site
• Changes in the shape of the building footprint, resulting in a reduction of 125 square feet for a total
building size of 8,011 square feet
• Moving the building closer to the street,but still Uehind the Heart of the City setback requirement of
35 feet
• Reducing the amount of hardscape along the frontage and increasing the planting area
• Moving the trash enclosure deeper into the parking lot and increasing its size
• Adding a walkway along the east side parking stalls
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Proposed frontage along Stevens Creek Blvd
M-2012-01 Modification to Building Pad E's Architectural and Site Approval February 2,2012
Page 3
Staff supports the proposed changes to the site plan and elevations since they are consistent with the
Heart of the City Specific Plan and will be compatible with the other recently approved building pad and
existing buildings in the shopping center.
Outreach/Noticing
The City sent out notices to property owners adjacent to the shopping center. No public comments were
received at the time of staff report production.
Approval Findings
Staff recommends that the Design Review Committee approve the project based on the following
Architectural and Site Approval findings (Section 19.168.030):
1. The proposal, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety, general
welfare, or convenience;
The project will not be detrimental or injurious to property or improvements in the vicinity, and will
not be detrimental to the public health, safety,general welfare, or convenience.
2. The proposal is consistent with the purposes of Chapter 19.168,Arckitectural and Site Review, of the
Cupertino Municipal Code, the General Plan, any specific plan, zoning ordinances, applicable
planned development permit, conditional use permits, variances, subdivision maps or other
entitlements to use which regulate the subject property including, but not limited to, adherence to
the following specific criteria:
a) Abrupt changes in building scale should be avoided. A gradual transition related to height and
bulk should be achieved between new and existing buildings;
The project is compatible with the scale of the existing shopping center and streetscape in terms
of height,bulk, and form.
b) In order to preserve design harmony between new and existing buildings and in order to preserve
and enhance property values, the materials, textures and colors of new buildings should
harmonize with adjacent development by being consistent or compatible with design and color
schemes, and with the future character of the neighborhood and purposes of the zone in which
they are situated. The location, height and materials of walls,fencing, hedges and screen planting
should harmonize with adjacent development. Unsightly storage areas, utility installations and
unsightly elements of parking lots should be concealed. The planting of ground cover or various
types of pavements skould be used to prevent dust and erosion, and the unnecessary destruction of
existing healthy trees should be avoided. Lighting for development should be adequate to meet
safety requirements as specified by the engineering and building departments, and provide
shielding to prevent spill- over light to adjoining property owners;and
The project is harmonious with the existing buildings and the other recently approved building
pad in the shopping center, as well as the Stevens Creek Boulevard streetscape. The design is also
consistent with the design guidelines contained in the Heart of the City Specific Plan. Pad E's
retaining walls are to be softened with decorative ledger stone and landscape screening. All above
ground utility installations are required to be screened from public view. The design has
incorporated decorative paving material and landscaping, as well as lighting to illuminate
pedestrian paths and vehicular routes,which will not glare onto adjoining properties.
c) The number, location, color, size, height, lighting and landscaping of outdoor advertising signs
and structures shall minimize traffic hazards and shall positively affect the general appearance of
the neighborhood and harmonize with adjacent development.
M-2012-01 Modification to Building Pad E's Architeciural and Site Approval February 2,2012
Pa�e 4
The shopping center's Sign Program (S-2011-05, EXC-2011-14) was recently approved by the
Design Review Committee and was designed to minimize traffic hazards and enhance the
appearance of the shopping center and Stevens Creek Boulevard's streetscape.
d) With respect to new projects within existing residential neighborhoods, new development should
be designed to protect residents from noise, traffic, light and visually intrusive effects by use of
buffering, setbacks, landscaping, walls and other appropriate design measures
The project is not located within an existing residential neighborhood, however the shopping
center abuts a residential neighborhood to the south. The project has been designed to mitigate
any potentially intrusive effects to this neighborhood. Moreover, this particular building is setback
a substantial distance from the neighborhood, and will mostly be obstructed from view by the
existing shopping center building when viewed from the adjoining residences.
Prepared by: George Schroeder, Assista t Planner
Approved by: Gary Chao, City Planner�.� �,. ���;
Attachments
Draft Resolution
Attachment 1: Previously approved site plan and elevations
Plan Set
M-2012-01
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino,California 95014
RESOLUTION NO.311
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A MODIFICATION TO AN
ARCHITECTURAL AND STI'E APPROVAL(ASA-2011-12)FOR MINOR SITE AND ARCHITECTURAL CHANGES
TO A PREVIOUSLY APPROVED 8,136 SQUARE FOOT COMMERCIAL BUILDING AT 20568-20840 STEVENS
CREEK BOULEVARD(APN 359-08-020)
SECTION I: PROTECT DESCRIPTION
Application No.: M-2012-01
Applicant: Mark Creedon(Byer Properties)
Location: 20568-20840 Stevens Creek Boulevard(APN 359-OS-020)
SECTION II: FINDINGS FOR ARCHITECTURAL AND SITE APPROVAL:
WHEREAS, the Design Review Committee of the City of Cupertino received an application for a Modification to an
Architectural and Site Approval as described in Section I. of this Resolution;and
WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of the City of
Cupertino,and the Design Review Committee has held at least one public hearing in regard to the applicaHon;and
WHEREAS,the applicant has met the burden of proof required to support said application;and
WHEREAS,the Design Review Committee finds as follows with regard to this application:
1. The proposal, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and
will not be detrimental to the public health, safety,general welfare, or convenience;
The project will not be detrimental or injurious to property or improvements in the vicinity, and will not be
detrimental to the public health,safety,general welfare,or convenience.
2. The proposal is consistent with the purposes of Chapter 19.168, Architectural and Site Review, of the Cupertino Municipal
Code, the General Plan, any specific plan, zoning ordinances, applicable planned development permit, conditional use permits,
variances, subdivision maps or other entitlements to use which regulate the subject property including, but not limited to,
adherence to the following specific criteria:
a) Abrupt changes in building scale should be avoided. A gradual transition related to height and bulk should be achieved
between new and existing buildings;
The project is compatible with the scale of the existing shopping center and streetscape in terms of height,
bulk,and form.
b) In order to preserve design harmony behueen new and existing buildings and in order to preserve and enhance property
values, the materials, textures and colors of new buildings should harmonize with adjacent development by being
consistent or compatible with design and color schemes, and with the future character of the neighborhood and purposes of
the zone in which they are situated. The location, height and materials of walls,fencing, hedges and screen planting should
harmonize with adjacent development. Unsightly storage areas, utility installations and unsightly elements of parking lots
should be concealed. The planting of ground cover or various types of pavements should be used to prevent dust and
erosion, and the unnecessary destruction of existing healthy trees should be avoided. Lighting for development should be
adequate to meet safety requirements as specified by the engineering and building departments, and provide shielding to
prevent spill-over light to adjoining property owners;and
The project is harmonious with the existing buildings and the other recently approved building pad in the
shopping center, as well as the Stevens Creek Boulevard streetscape. The design is also consistent with the
design guidelines contained in the Heart of the City Specific Plan. Pad E's retaining walls are to be softened
with decorative ledger stone and landscape screening. All above ground utility installations are required to be
screened from public view.The design has incorporated decorative paving material and landscaping,as well as
lighting to illuminate pedestrian paths and vehicular routes,which will not glare onto adjoining properties.
Resolution No.311 M-2012-01 February 2,2012
Page-2-
c) The number, location, color, size, height, lighting and landscaping of outdoor advertising signs and structures shall
minimize traffic hazards and shall positively affect the general appearance of the neighborhood and harmonize with
adjacent development.
The shopping center's Sign Program (5-2011-05, EXC-2011-14) was recently approved by the Design Review
Committee and was designed to minunize traffic hazards and enhance the appearance of the shopping center
and Stevens Creek Boulevard's streetscape.
d) With respect to new projects within existing residential neighborhoods, new development should be designed to protect
residents from noise, traffic, light and visually intrusive effects by use of buffering, setbacks, landscaping, walls and other
appropriate design measures
The project is not located within an existing residential neighborhood, however the shopping center abuts a
residential neighborhood to the south. The project has been designed to mitigate any potentially intrusive
effects to this neighborhood. Moreover, this particular building is setback a substantial distance from the
neighborhood, and will mostly be obstructed from view by the existing shopping center building when viewed
from the adjoining residences.
NOW,THEREFORE,BE IT RESOLVED:
That after careful consideration of maps,facts,exhibits,testimony and other evidence submitted in this matter,subject to
the conditions which are enumerated in this Resolution beginning on Page 2 thereof,:
1. The application for a Modification to an Architectural and Site Approval, Application no. M-2012-01 is hereby
approved,and
That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained
in the Public Hearing record concerning Application no. M-2012-01 as set forth in the Minutes of Design Review
Committee Meeting of February 2,2012,and are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNTI'Y DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set entitled, "Crossroads Center, 20750 Stevens Creek Boulevard, Cupertino, CA
95014;' drawn by Kahn Design Associates dated February 2,2012 consisting of three sheets labeled A1.1,A4.1,and
A4.4," and the color and material sheet entitled, "Materials Board Bldg E," drawn by Kahn Design Associates
dated February 2,2012,except as may be amended by conditions in this resolution.
2. ACCURACY OF PROTECT PLANS
The applicant/property owner is responsible to verify all pertinent property data including but not limited to
property boundary locations, building setbacks, property size, building square footage, any relevant easements
and/or construction records. Any misrepresentation of any property data may invalidate this approval and may
require additional review.
3. PREVIOUS CONDITIONS OF APPROVAL
All prior Development Permit and Architectural and Site Approval conditions of approval (DP-2011-03 and ASA-
2011-12, respectively) and prior conditions of approval through past approvaLs shall remain in effect unless
superseded by or in conflict with subsequent conditions of approval,including conditions of approval for M-2012-
01.
4. DEVELOPMENT ALLOCATION
The City shall add 125 square feet into the retail commercial General Plan allocation for the Heart of the City for
the adjustment in Building E's approved square footage from 8,136 to 8,011 square feet.
5. FINAL TRASH ENCLOSURE DESIGN
The final trash enclosure design, including, but not limited to size, colors, materials, and architectural treatments
shall be reviewed and approved by the Director of Community Development and Director of Public Works prior
to issuance of building permits.
Resolution No.311 M-2012-01 February 2,2012
Page-3-
6. FINAL ARCHITECTURAL OPENING DESIGN
The final design of the architectural openings beneath the entry tower cornice, including, but not limited to size,
depth,colors, and materials shall be reviewed and approved by the Director of Community Development prior to
issuance of building permits.
7. EXTERIOR BUILDING MATERIALS/TREATMENTS
The final building exterior treatment plan (including but not limited to details on exterior color, material,
architectural treatments and/or embellishments) shall be reviewed and approved by the Director of Community
Development prior to issuance of building permits. The final building exterior plan shall closely resemble the
details shown on the original approved plans. Any exterior changes determined to be substantial by the Director
of Community Development shall require a modification approval with neighborhood input.
8. LANDSCAPING REPLACEMENT/NOISE ABATEMENT
The applicant shall work with Staff to address neighbors' concerns regarding replacing landscaping along the rear
property line and to mitigate the noise associated with the trash enclosure for the Party City store
9. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard to the proposed
project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate
an approval by the Community Development Department.
10. 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 consfitute
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.
PASSED AND ADOP'I'ED this 2nd day of February,2012,at a regular Meeting of the Design Review Committee of the
City of Cupertino,State of California,by the following roll call vote:
AYES: COMMISSIONERS:Chair Miller,Brophy
NOES: COMMISSIONERS:none
ABSTAIN: COMMISSIONERS:none
ABSENT: COMMISSIONERS:none
ATTEST: APPROVED:
/s/Gary Chao /s/Mar�Miller
Gary Chao Marty Miller,Chair
City Planner Design Review Committee
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EXCEED THE LINEAR FT OF FRONTAGE OR 200 SF,WHICH EVER IS
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JOB NO: AL630.1
SHEET
A4. I
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43 KAHN DESIGN NTSOCIATES 201 I