TR-2012-24b OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
�U P E RT I N C7 (408) 777-3308 • FAX (408) 777-3333• planning�cupe�tino.org
June 6, 2012
Stantec Architecture, Inc.
Attn: Hala Ibrahim
1383 N. McDowell Blvd. #250
Petaluma, Ca. 94945
SUBJECT: ADMINISTRATIVE HEARING MEETING ACTION LETTER - DP-2012-03, ASA-2012-
08, TR-2012-24
This letter confirms the decision of the Administrative Hearing Officer, given at the meeting of
August 9, 2012; approving a Development Permit to allow a 761 square foot addition to an existing
3,595 square foot drive-thru restaurant; an Architectural and Site approval for fa�ade modifications
for the expansion of an existing drive-thru restaurant and associated site iinprovements; and a Tree
Removal Permit to allow the removal and replacement of four (4) trees in the parking lot of an
existing drive-thru restaurant in conjunction with site improvements to facilitate an expansion,
located at 10990 North Stelling Road, according to Resolution Nos. 4,5 and 6.
Please be aware that if this permit is not used within one year, it shall expire on August 9, 2013.
Also, please note that an appeal of this decision can be made within 14 calendar days from the date
of the mailing of the notification this decision. If this happens, you will be notified of a public
hearing, which will be scheduled before the Planning Cominission.
Sincerely,
./� -� � � � �
.���.
George Schroeder
Assistant Planner
City of Cupertino
Enclosures:
Resolution No. 4,5 and 6
CC: McDonald's USA, LLC., Attn: Efrain Corona, 2999 Oak Rd. #900, Walnut Creek Ca. 94597
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUT[ON NO. 06
OF THE ADMINISTRATIVE HEARING MEETING OF THE CITY OF CUPERTINO
TO ALLOW THE REMOVAL AND REPLACEMENT OF FOUR TREES IN THE
PARKING LOT OF AN EXISTING DRIVE-THRU RESTAURANT IN CONJUNCTION
WITH SITE IMPROVEMENTS TO FACILITATE AN EXPANSION AT 10990 NORTH
STELLING BOULEVARD
SECTION I: PROTECT DESCRIPTION
Application No.: TR-2012-24
Applicant: Hala Ibrahim (McDonald's USA, LLC)
Location: 10990 North Stelling Road (APN #362-08-051)
SECTION II: FINDINGS
WHEREAS, the Administrative Hearing Meeting of the City of Cupertino received an application to
allow a Tree Removal Permit to allow the removal and replacement of four trees in the parking lot of an
existing drive-thru restaurant in conjunction with site improvements to facilitate an expansion.
WHEREAS, the Administrative Hearing Officer finds:
1) That the trees are irreversibly diseased, are in danger of falling, can cause potential damage to
existing or proposed essential structures, or interferes with private on-site utility services and cannot
be controlled or remedied through reasonable relocation or modification of the structure or uHlity
services;
2) That the location of the trees restricts the economic enjoyment of the property by severely limiting
the use of property in a manner not typically experienced by owners of similarly zoned and situated
property, and the applicant has demonstrated to the satisfaction of the approval autharity that there
are no reasonable alternatives to preserve the trees.
3) That the protected tree(s) are a detriment to the subject property and cannot be adequately supported
according to good urban forestry practices due to the overplanting or overcrowding of trees on the
subject property.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this
matter, the Application No. TR-2012-24, 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 TR-2012-24 as set forth in the Minutes
of the Administrative Hearing Meeting of August 9, 2012, and are incorporated by reference herein.
Resolution No. 06 TR-2012-24 August 9,2012
Page 2
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPARTMENT
1. APPROVED EXHIBITS
Approval is based on the arborist report entitled, "An Evaluation of the Existing Trees Located in the
Proposed Const�uction Area at McDonald's Restaurant, 10990 North Stelling Road, Cupertino,
California," dated July 19, 2012 by Michael L. Bench, Consulting Arborist, and except as may be
amended by conditions in this resolution.
2. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. DP-2012-03 and ASA-2012-08 shall be applicable to
this approval.
3. REQUIRED TREE REPLACEMENTS
The applicant shall be responsible for the following tree replacements, in accordance with the City's
Protected Trees Ordinance:
Removed Tree Re uired re lacements
6" Chinese Pistache Tree 1) One 24" box tree
Multi-trunk Euro ean Olive (Tree 4) One 36" box tree
Multi-trunk Euro ean Olive Tree 5) Two 24" box trees or one 36" box tree
8" Chinese Pistache (Tree 6) One 24" box tree
The final planting plan shall be reviewed and approved by the Director of Community Development
and the Director of Public Works prior to issuance of building permits. The required replacement
trees shall be planted prior to final occupancy of the project associated with file nos. DP-2012-03,
ASA-2012-08 and any other subsequent planning permits.
The Director of Community Development shall have the discretion to require additional tree
replacements as deemed necessary.
4. RELOCATION OF TREES
An ISA-certified arborist shall recommend measures to ensure the survival to the maximum extent
possible of the existing trees to be relocated elsewhere onsite. These recommendations shall be
provided prior to issuance of building/demolition permits. A report ascertaining the health of the
trees mentioned above after relocation shall be provided prior to final occupancy.
In the event that the relocation any trees is not feasible or if any trees die, tree removal permits with
the City shall be required.
5. TREE PROTECTION
Prior to building permit issuance, the tree protection measures contained in the City's Protected Tree
Ordinance and Michael Bench's arborist report dated July 19, 2012 shall be implemented as deemed
appropriate by the Director of Community Development for the trees to be retained. An ISA-certified
arborist shall verify that the tree protection measures are in place prior to construction/demolition.
The tree protection measures shall be placed in the construction plan set and posted on tree
protection fences. A report ascertaining the good health of the trees mentioned above shall be
provided prior to issuance of final occupancy.
Resolution No. 06 TR-2012-24 August 9,2012
Page 3
6. TREE REPLACEMENT DEPOSIT
The applicant shall provide a tree replacement bond or deposit in an amount determined by the City
Arborist prior to removals and issuance of demolition and grading permits. The deposit shall be
returned after the required tree replacements have been planted and verified by the City Arborist.
7. 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.
PASSED AND ADOPTED this day of August 9, 2012 at a Regular Meeting of the Administrative Hearing
Meeting of the City of Cupertino,State of California,by the following roll call vote:
AYES: HEARING OFFICER: Shrivastava
NOES: HEARING OFFICER: none
ABSENT: HEARING OFFICER: none
ATTEST: APPROVED:
/s/George Schroeder /s/Aarti Shrivastava
George Schroeder Aarti Shrivastava
Assistant Planner Community Development Director
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DISCiP�IIVE: lVAi�E_ REPRESENiAT1VE: ADDRESS: PHONE #: '-
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PROJECT NAME: McDONALD'S RESTAURANT Q - -:Y� .
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Ai2CHlTEC7: STANTEC ARCHlTECTURE iNC. JACK RIT�NHOUSE II! 1383 N. McDOWELL B�VU.. PETALUMA, CA. 94954 (707) 765-1660 � �j��°ava
C1ViL: YANG CONSiJlT1NG GROUP INC. AlVDREW YANG 708 SANTA RITA CT., SAN PABLO. CA 94806 PROJECi ADDRESS: ifl990 lVOR�i STEILiNG ROAD °�� vo�.,
LAMpSCAPE: STANTEC ARCHITECTURE INC. MqISyA RU13-d 3383 N. MCDOWELL BLVD., PETALUMA, CA. 94954 (510) 730-2080 ��p����0, CAUFORNIA � � ' ��a�_°
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FAClLiTY OWNER: #�IcDONALD'S CORPORATION W . �°o����.
OWNER'S ADORESS: 2999 OAK iZOAD S7E. 9fl0 �� _��•°°�=
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WALNiJT CREEK, CA 94597 a
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APN: 326-09-�51
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EMPLOYEES F'ER SHIFT: 5
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2. GC TO LOCAiE ANO CAP E%ISTINC UTILITY�ATERALS-SEE pNl FOR
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3. ENSURE THAT PRO,�CT pEMqJT10N DEBfaS IS PROPERLY RECYC�ED 0(7 DISPOSED
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INFORMATIQfV AVAI�ABIE AT pTY OF(,1JPERTINO BUILDING DEPARTMENT
KEYNOTES
O REMOVE(E)CONCREIE WRB.
O REMOVE(E)AC PAVENENT.
O REl10VE(E)NENU80ARD,PRE SALE SIGN AND CONCREiE BASE,CONOUIT
YMLL RENMN ANO 8E iIED INTO AT Ir5 NEW IOCAT1pN.
O REIAOVE(E)CLEARANCE BAR,BASE AND CONWIT TO REY/uN.
OS REMOVE(E)PIAYLANO EW�PMENT,FEMCE,P�AV 51RUCTURE,T1�E ANO SEATINC
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SITE DATA
97E:
. 91E AREA: 27,516 3.
��� APN: 326-09-051
ZONEO: P(REC.EHTER)
(E)PARIqNC
PANNG AREA: 6,613 SF.
LANOACAPE AREA: 9,6pp g.
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NUYBER OF E1O571NG STORIES: 1(+BAg11ENT)
NUYBER OF PROPOSED STORIES �
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PROPOSED FAR: .19i
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10990 North Stelling 14oad
Cupertino, CA
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10990 North Stelling Road
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10990 North Steiling Road
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