ASA-2013-02b OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE•CUPERTINO, CA 95014-3255
C U P E RT I N O (408) 777-3308 • FAX(408)777-3333•planning�a cupertino.org
Apri11, 2013
Arc Tec, Inc
Attn:Jeff Oparowski
99 Almaden Blvd #80
San Jose, Ca. 95113
SUBJECT: ADMINISTRATIVE HEARING MEETING ACTION LETTER — ASA-2013-02, TR-2013-
07
This letter confirms the decision of the Administrative Hearing Officer, given at the meeting of
March 28, 2013; approving an Architectural and Site Permit to allow for minor building fa�ade and
storefront modifications to a previously approved shopping center renovation plan (ASA-2011-17)
and a Tree Removal Permit to allow the removal and replacement of eight (8) protected trees
associated with a previously approved Architectural and Site approval (ASA-2012-07) at an
existing shopping center (Homestead Square), located at 20460-20676 Homestead Road, according
to Resolution Nos. 14 and 15.
Please be aware that if this permit is not used within one year, it shall expire on March 28, 2014.
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 Commission.
Sincerely,
eorge Schroeder
Assistant Planner
City of Cupertino
Enclosures:
Resolution No. 14 and 15
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 14
OF THE ADMINISTRATIVE HEARING MEETING OF THE CITY OF CUPERTINO
TO ALLOW AN ARCHITECTURAL AND SITE APPROVAL FOR MINOR
BUILDING FA�ADE AND STOREFRONT MODIFICATIONS TO A
PREVIOUSLY APPROVED SHOPPING CENTER RENOVATION PLAN
(ASA-2011-17) AT THE HOMESTEAD SQUARE SHOPPING
CENTER AT 20580 AND 20590 HOMESTEAD ROAD
SECTION I: PROTECT DESCRIPTION
Application No.: ASA-2013-02
Applicant: Jeff Oparowski (The Sobrato Organization)
Location: 20580-20590 Homestead Road (APN 326-10-066)
SECTION II: FINDINGS
WHEREAS, the Administrative Hearing Meeting of the City of Cupertino received an application
to allow an Architectural and Site Approval for minor building fa�ade and storefront
modifications to a previously approved shopping center renovation plan (ASA-2011-17).
WHEREAS, the Administrative Hearing Officer finds:
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 fa�ade modifications 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 fa�ade
modifications are located in an established commercial shopping center in a commercial district. The
fa�ade modifications are proposed along the store frontage facing Homestead Road. Consequently, the
rear elevation adjoining the residential neighborhood to the south will not be affected. The tenant splits
also do not affect adjoining properties.
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;
Resolution No. 14 ASA-2013-02 March 28,2013
Page 2
The fa�ade modifications are compatible with the scale of the new main shopping center building and
new building pads along Homestead Road 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 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 fa�ade modifications are harmonious with the new and existing buildings in the shopping center.
The fa�ade modifications will not impact adjoining properties.
c) 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.
There are no changes proposed along the rear elevation adjoining the residential neighborhood to the
south.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in
this matter, the Application No. ASA-2013-02, 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 ASA-2013-02 as set forth
in the Minutes of the Administrative Hearing Meeting of March 28, 2013, and are incorporated by
reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPARTMENT
1. APPROVED EXHIBITS
Approval is based on the plan set dated February 8, 2013, consisting of three (3) sheets labeled
A2, A3, and A10 and entitled, "Planning Department Submittal, Homestead Square Retail
Center, Homestead Road & North De Anza Blvd, Cupertino, CA 95014," drawn by Arc Tec
Inc., except as may be amended by conditions in this resolution.
Resolution No. 14 ASA-2013-02 March 28,2013
Page 3
2. PREVIOUS CONDITIONS OF APPROVAL
All prior conditions for approval file nos. U-2009-08, ASA-2009-08, ASA-2011-17, and ASA-
2012-07 shall remain in effect, unless superseded by the conditions of approval for ASA-2013-
02.
3. FINAL ARCHITECTURAL DETAILS
The final building design and exterior treatment plans shall be reviewed and approved by the
Director of Community Development prior to issuance of building permits. The Director of
Community Development may approve additional designs or make minor variations as
deemed appropriate. The final building exterior plan shall closely resemble the details shown
on the originally approved plans. Any exterior changes determined to be substantial by the
Director of Community Development shall require a modification approval.
4. TRANSFORMERS
Electrical transformers, telephone cabinets and similar equipment shall be placed in
underground vaults. The developer must receive written approval from both the Public Works
Department and the Community Development Department prior to installation of any above
ground equipment. Should above ground equipment be permitted by the City, equipment and
enclosures shall be screened with fencing and landscaping such that said equipment is not
visible from public street areas, as determined by the Community Development Department.
Transformers shall not be located in the front or side building setback area.
5. UTILITY STRUCTURE PLAN
Prior to issuance of building permits, the applicant shall work with staff to provide a detailed
utility plan to demonstrate screening or undergrounding of all new utlity structures [including,
but not limited to backflow preventers (BFP), fire department connections (FDC), post-indicator
valves (PIV), and gas meters] to the satisfaction of the Director of Community Development,
Public Works, Fire Department, and applicable utility agencies.
6. 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.
7. INDEMNIFICATION
To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its
City Council, its officers, employees and agents (the "indemnified parties") from and against
any claim, action, or proceeding brought by a third party against the indemnified parties and
the applicant to attack, set aside, or void this ordinance or any permit or approval authorized
hereby for the project, including (without limitation) reimbursing the City its actual attorneys'
fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to
defend any such action with attorneys of its choice.
Resolution No. 14 ASA-2013-02 March 28,2013
Page 4
8. 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 28t" day of March, 2013 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: Gary Chao
NOES: HEARING OFFICER: none
ABSENT: HEARING OFFICER: none
ATTEST: APPROVED:
/s/Geor�e Schroeder /s/Gar� Chao
George Schroeder Gary Chao
Assistant Planner City Planner
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09.21.11 PLANNING RE-SUBMITTAL
05.18.12 PLANNING RE-SUBMITTAL
0820.12 PLANNING RE-SUBMITTAL
0921.12 PLANNING RE-SUBMITTAL
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� � � ���'� 09A2.11 PLANNING SUBMITTAL
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:..� .. ' -'"�-^�^'.•'�`°-'�^°�.�.-. .. . .. . 0921.11 PLANNING RE-SUBMITTAL
� � J i� 05.18.12 PLANNING RE-SUBMITTAL
' 0820.12 PLANNING RE-SUBMITTAL
0921.12 PIANNING R6SUBMITTAL
02.08.13 PLANNING RE-SUBMITTAL
KEY PLAN
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EXTERIOR ELEVATIONS
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PRQIECT NO�. 102708
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KEY NOTES
1�T N11�YNJleS A14Y APPLY
Ot S7�i�lf BrIFi�'DOOf�
O2 �LLMDG DOCK
O3 iRASH OOMPACT�i B�C10��
4O Sf�HTYM�00W SYSIHd
OS FIqlO�N wEU+1 DO�i
O6 G16ifJ10 R7LL�DOQi
O7 TFH1S ABCA�E
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KEY PLAN
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DATE DESCRIPTION
09.02.11 PLANNINGSUBMITTAL
0921.11 PIANNING RESUBMITTAL
05.78.12 PLANNING RE-SUBMITTAL
0820.12 PLANNING RE-SUBMITTAL
0921.12 PLANNING RE-SUBMITTAL
02.08.13 PLANNING FE-SUBMITTAL
RETAIL N0.1 AND 2
FLOOR PLAN
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LEGEND QUANTITIES
KEY DESCRIVTION DESCRIPTION
Ezisting Trees to Remoye 8
Save In Place with Required Trees to Replxe 11(24'b0�
'�; . �---(Protection Fmung)
� Nevr ReplacemeM Trees 11(24'box)
R2RfOVe �SIN impovement PlanHng Piarn,
Sheeb U]fv 0.eplxrn�rt Tree tnutium.
. S��M�M Oi.dnl�tes_
�• Note:Tree Ms 6,7,B,74,90.91,92.93 are new trees propersed for Removal d�e
, to Site%a�revisiorn.
��, ••Note:Tree h 83,8�,85,86 are dead,but rat proposed fw Removal because they
arc not on the Project property.
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TREE PROTECTION STANDARDS
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.4EMOVED Si2= Tree*ype '<�'LACEMENi ZiEES �.
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ree Qo I� 21' R d I-cn Oa4 2a'C�.Rob��n c G �urple Rc e' .
�ee�7 I 15�� Red��on 9ur4 2 ea'bo*�7ob�n�p PurUle R�h?' '
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i'rce�'8 tI 2' S�mr�A,h �. 21�bax RoD n r p Purple R�.e� �
irer..�f74! 3'... t.�•�dun�F-�ne T�ce '..-?.i'po.Robin a p.'Pu�plc Pc.,:e' .•.
�TrA.I!?C t2� !'�n,�h,,•'�aP Z-24�Co.�aopin p. 'p�.Fl a._�P'
�'ree ij91' "y" �::cm:+hcr i�re �.-24�tor f2oDin���p.'��*p e icbe' __ti
'�,Tree�V92� 7.5� IU�mosa !•ee �' %4'.boc Ruan�c p.'?�rple Ro�e' ,.
���.,iree(�9�� <5' Jacaranda �=-21�6ox 4oar�r p. 'Puryle R;ce' ��..
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,f ahauld e�inctuded in cre Dr>pcsa' �
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� •A�part at cLw de�o,ltlon r:�uileing pe�mle e rqe �
a trea proc�ctlon plan�1ut1 ba�:eFareQ Dy s cartltteA
. trborllt Lor c�e�rees to b���t�uad 7Tfs ylan h 11
inelude all appl!c�bla ieeaa.eMatian�nuda ny .h. >.y
. �bnsul:inq Aryoclt[z�part dsteE.;anuary 9 2�10 i 'y
.ddietr_w eolta+teq esea.�.r,.n.21 se amaa co cr.e '.
. �ZOClCC10n pl�n. K
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?or t.eee cu ua roc�Sr�A Uain link t�nc.A:d o_!xr '�
rooc pmee�tion reall be ln�c�:le6 atound c�e a-ip lane �� �I
oC clr tr��priaz to anY pre7er.t ott<.�iR ���
-`k+Wrkir.a a�wht�le:r�[fic•n�ll be allwea unr.er
�wC zdfe��int��.u�lry bu[[e-«�pprovM bY=�pso;eet
•[b011ft
� tn cz'erteEi ricY.in Uu ccltlea:LaOC zone ates:s � �;_�
a.lored tt creuchinq is needed in eM irin:cy o[crees � i�����.
v'x Yetalued.[he_s�::tyts con�u:C1n9 acboTist ahal7
f✓^aneul!.M he[ere aery cren 11nq nt rx[C�tctr.g
Mnesch the dctp line ol Ghe�ree
�'. -wo�od ehSP�'+len�lull b+�venly�pre�d in�ide the
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� � [ree pio)t<ti�n t�nt�co+[��r anch Aapt6
-T�ie pzotect�_cvi c«ulitiaa•sc�.all be V�sced cw[ht Cree
� �roc+c�lcn barrla:�
•Retalned crres�h�ll be ra2�rM♦.n n.inc+in ct+e�in
�" qOOd heel[h
•A eav��vnt oo the prop�icy�lu;:Oe re orded[h�t
.leociCies�_.cF.e pzo:.eeted tce��D=1or�c�
:anal occupancry.
� '.y ere�pro^weriotl ness�r!!el�il be Sn:�Oqctea
and ap;rwed y��Ae carCl[ied scDOrisc prior�o
i�wnee ot Wiildt q perntre Trte c:ry4 eonaulr�ng
�., arboris[nFUll in pect the tceee to De rat�ined�nd
' eM1L pzwtAa revas.�pr:or to fa�umw ot Atwlttlun
�. grading or bui.di�g parn:t�.A icpozt��e�rtaini�q[ha
'� yoad he�l[h e[che[cte�aer.tlxe��bove.:Eall be
�� pcwtded�r.�-eo t��wuce of tfnet��upaeey at4uld
�ny[r��3a�du�to:aa�ccuctfon�cti•lty or nwglect
�.. Np:ovr_.ce revt.crenc.etrll t.alro�ed.W»«c co
. . .l�.c•ppcov�l ot cN o]nc[or aE Ca�w.untcy oavelope�enc
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TREE DISPOSITION PLAN
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TREE PROTECTION/PRUNING NOTES
1. All treea dea�gnated to be preserved sholl be verifled by the Project 5. No trenching w�thin enclosure shol� be permitted. My tree roots encountered
Superinte�dent. This shall occur prior:o the removal of ony trees on-site. outside ot the enclosure smaller than 2 shall be cut cleon with the approved
tree pruning tools and aealed with an opproved fungicidol tree 9ealant. Tree
2. Neighboring trees overhanging the site should be protected from site construc- roots 2"or larger shall not be cut. Route pipes into attxnote location to avoid
tion impocts in the same manner as existing on-site trees to be preserved. conf�ict. My damoged or tom roots are to be root pruned and sealed with
orange shellac.
3. Tree drip zone areas shall be protected with a 5' high chain link fenee enclosure
mounted on 2 inch diameter galvonized iron posta driven into the ground to 0 6. No grading or tronching shall be permitted within the fenced zone or under
depth of ot least 2 feet at no more than 10 foot spocing. The fence sholl the dripline except os specifically noted on the plons.
enclose the entiro area under the dripline. Sproy point the top ci the
fenca with bright oronge paint before unrolling the fabric to ensure visibility 7, No soil sterilants sholl be opplied under povement near existing trees.
of the barrier. In no case eholl ony vehicles or equipment be permitted
to be stored within this enclosed area. Fence ahall be erected before construction 8. Fertilizer ond water soil injectiona must be done during April-May of the year
begins and remain in place until time for relocation. of construction as well as the year after. These ahail coneiat of Miller
4. No materials or topsoil sholl be stored within the troe enclosure areo. Nutrileof 20-20-20 or equal ot 5.5 pounds per 100 gallons of water or
equivolent, or os recommended by the Arborist This sholi be applied to a
depth of at leost 18' and at a 20 deqree angle toward the tree trunk at
u rote of 10 gallons per i�ch of tree caliper.
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, � HOMESTEAD ROAD
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9. Abov�ground aurfece runoff shall not be directed into the tree canopy area
from adiecent oreoa.
10. A supplemental irrigation program is recommended at regular intervals (every
threa to four weeka) during the period in May 1 through Oct. 31. Irrigotion is
to be applied ot or obove the �dripli�e' in an amount sufficient to supply op-
prox�mately firteen gollons of water for each inch in trunk diameter.
11. Irrigution can be provide bY mea�s af a soil needie, �soaker' or permeable
hose. When using soaker or permeable hose, woter is to be run ot low
pressuro, ovoiding runoff/puddling, allowing the needed moisture to penetrate
the soil to feeder root depths.
12. Periodic inspectiana by a qualified Arborist are recommended during construction
activitie9, particularly ae trees are impacted by trench�ng/grading operations.
Any recommendotions by the Arborist for maintaining the heolth of trees are to
be i-rplemented.
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13. Tree Pruning Notes. All trees shall be pruned in compliance with the following
industry atondords:
A. All specificatio�s for working on protected trees shall be writte� and admin-
istered by a quolified arborist.
B. All work on protected trees shall be in accordance with the industry Stondard
Practices for Tree Core Operotiocs outlined in the AN511 A300-1995 and
ANSI33-1994.
C. All Specified tree work shall be designed to promote practicee which
encouraga the preservation af tree structure and heaith, in accordance with
the cunent Tree Pruning Gu�delines(Intemational Society of Arboriculture).M
I.SA Certified Arborist or Troe Worker must be present at all times during
pruning operotions.
14. Conform to recommendations wiihin Arborist Report (Ot/22/10) by David
Bobby of Arbor Resources and have copy of Arborist Repo�t on job site
during construction.
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