DIR-2013-15b CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Commissioners
From: Aarti Shrivastava, Director of Community Development ��
Prepared by: George Schroeder, Assistant Planner
Date: June 5, 2013
Subject: Director's Minor Modification, DIR-2013-15, to a previously approved
Architectural and Site Approval (ASA-2012-08) to allow a new parking lot
walkway and landscape enhancements in a shopping center, located at 10990
North Stelling Road, and 20916 and 20956 Homestead Road (SE Corner of
Homestead and Stelling Road)
Chapter 19.164 of the Cupertino Municipal Code allows for administrative
approval of minor changes in a project. The Director reports his decision
to the City Council and Planning Commission in time to allow an appeal
of the decision within fourteen calendar days.
DISCUSSION
The applicant, Hala Ibrahim, representing McDonald's USA LLC and Bay 18 LLC, is
requesting modifications to a previously approved Architectural and Site application
(ASA-2012-08, in conjunction with Development Permit approval, DP-2012-03 and Tree
Removal Permit approval, TR-2012-24) to allow a new parking lot walkway in the
parking lot of the existing shopping center at the southeast corner of Homestead and
Stelling Road. The project affects three parcels — 10990 N. Stelling Road (McDonald's),
20916 Homestead Road (Bay 18 LLC), and 20956 Homestead Road (Bay 18 LLC). Low-
water use landscaping enhancements are also proposed along the frontage of the 20916
Homestead parcel in order to be consistent with the recently installed frontage
landscaping at the McDonald's parcel.
The Director of Community Development previously approved modifications to ASA-
2012-08 in December 2012 (DIR-2012-46) to remove the previous requirement for the
parking lot walkway, since the other shopping center owner (Bay 18 LLC) did not
authorize the improvement on their property at the time. Since then, both McDonald's
and Bay 18 LLC agreed to terms on proposing a walkway, as well as enhance the
landscaping along the Homestead Road frontage. Access on the walkway provided
DIR-2013-15
10990 North Stelling Road, 20916&20956 Homestead Road Page 2
through existing reciprocal access easements throughout all shopping center parcels.
The City's Traffic Engineer reviewed the proposed walkway and has no objections.
Staff supports the modifications since they are enhancements to the shopping center,
are consistent with the recent McDonald's approvals (DP-2012-03, ASA-2012-08, and
TR-2012-24), and connect the main shopping center building to the public sidewalk on
Stelling Road.
ACTION
The Director of Community Development deems the modification minor and approves
the project with the following conditions of approval:
1. APPROVED EXHIBITS
Approval is based on exhibits titled: "McDonald's USA, LLC, 10990 North Stelling
Road, Cupertino, California" prepared by Stantec Architecture Inc., received May
23, 2013 and consisting of 5 sheets labeled CVR, ALTA Survey, SP1, C1.1, and L-2;
except as may be amended by the conditions contained in this resolution.
2. PREVIOUS CONDITIONS OF APPROVAL
All prior conditions of approval through past approvals, including, but not limited
to U-1983-41, DP-2012-03, ASA-2012-08, TR-2012-14, and DIR-2012-46 shall remain
in effect unless superseded by or in conflict with subsequent conditions of approval,
including conditions of approval for DIR-2013-15.
3. EXISTING RECIPROCAL ACCESS EASEMENTS
This approval is conditioned on the continued viability of the reciprocal parking
agreement with the remainder of the Homestead Lanes Shopping Center. If, for any
reason, this agreement is terminated, this permit shall be reviewed.
4. 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.
5. 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
DIR-2013-15
10990 North Stelling Road, 20916&20956 Homestead Road Page 3
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.
This approval of the modification is effective June 5, 2013. The fourteen calendar day
appeal period will expire on June 19, 2013.
Enclosures:
Plan Set
G:\Planning\PDREPORT\DlRreports\2013\DIR-2013-15.docx
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10990 NORTH STELLING ROAD
CUPERTINO, CALIFORNIA
MINOR MODIFICATION APPLICATION
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ARCHI7ECT: STAN7EC ARCHITECTURE INC. HALA IBRAHIM
CIVIL• YANG CONSUl71NG GROUP INC. ANDREW YANG
UINDSCAPE: STAN7EC ARCHITECTURE INC. MAISHA RU7H
ADDRESS:
1383 N. McDOWELL BIVD.. PETALUMA. CA. 94954
108 SANTA RITA CT.� SAN PABLO. CA 94806
1383 N. I�CDOWELL BLVD.. PETALUMA. CA. 94954
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ALL WORK TO BE DONE UNDER THE SUPERVISION OF THE
ARBORIST. SEE THE REPORT FROM MICHAEL BENCH,CONSULTING
ARBORIST DATED JULY 19,2012,SEE SHEET L6.AT MINIMUM WORK `+. . `
EXISTING CONDtTIONS WILL INCLUDE MONITORING.PLACEMENT OF PROTECTNE FENCING, �„ „ ;�\
AND RELOCATION OF TREES PER ARBORIST DIRECTION.ALL WORK °•-�°` �-y�-...-,�
�-- TO BE COORDINATED WITH DEMOLf110N PLANS. �.., ° • TREE TAANSPLANIING
` i.�+�_�`-� NOTES FROM MICHAEL
"� . � ^- ° � BENCH,CONSULTING
. r ""� ARBORIST DATED �E�
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' ,��;,� c;,>� . ..� �°.�� �..< ..' JANUARY 23,2013. FOR G
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�AR�ooT aa�s�. SUSTAINABLE DESIGN CHECKLIST
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��; GROUND COVEP DES'�GNED TC PROb�E'�.;C%
�EGE7ATED COVER IN�-3 vPS.CN a"IE:AST SC�OF
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EROSION OF SOIL MINIMIZEC W!?r PLAN?SiAB�_'�ZA"'�^N, �
SELECTEv TREES TG BE 8'H�GH FROM GRADE ANG SHR��,.�BS � MULCH,JUTE NETTING,OTHER
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i � PLANTS SELECTED BASED ON AVAILABLE PLANTEF �a�•. A�r:r��, .,��,..,a,� �,�„e�,•„o,.,,,..,.e. �
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REPLACEAIENT TREES PROViDEC
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WATER CONSERVATION CONCEPT �� '°�� - ` '
¢?;°�6 ' "` -- --- -------------- �---- ��EXISTING PLANTINGS PRESERVED ANO PRGTE:'��T;G - e'.e �w��... ���ti %�•"5 1
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M�'POTORS TO REDUCE WATER USE 15%. NEW IRRIGATON TO BE IRRIGATION DESIGN TO BE WATER CONSERV��.I�IG ; �
DR�P iRRIGATi01J SYS'E1.4 SHALL BE EOUIPPEC W1TH A COIJ?RO�.LEP • � � :! .� � .. .
�-� �APABLE OF DUAL PROGRAMMING. PLAN7S SHALL 8F GROUPE.D � . �
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CITY OF CUPERTINO WATER BUDGET CALULATION � �a;��o��
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NEW LANDSCAPING /^ `�;��L`°
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� PROJECT INFORMATION '� °
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P R O J E C T A P P I I C A N T M c D O N A L D S 'w �_, v c
PROJECT ADORESS' 10980 N STELLiNG R04D.,^.UPERTINO.CA �� °� ° n
UNOSCAPE AREA: 962E S.F. � T! y r�'�'�o i°
PROJECTTYPE: �NOVATION, r c�o d v,�
WATER SUPPLY TYPE: (POTABI&f�CYCLED.WiLL)6 LOCAL W ATER PURVEYOR � ���c�c`�a'�
CLIENT CONTACT. (CUENT CONTACT NAME AND PMONfi 1!) � :.�o u;D L�.
PRpJECTCONTACT: JACK RITTB�NOUSE STANTEC.(707)7651660 `.✓�.p"v�c v�o
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X❑ WATER EFFICIENTLANDSCAPE WORKSHEET Q �:�o`°v=`
HYDROZONE TABLE ,+ -���a��`E
HYDRO- VALVEtl IRRIGATION AREA °i�OF LANDSCAPE PLANTFACTOR V °% � �
ZONE' VAI.VE USE METMOD^ S.F. AREA FROM WUCOLS � C :'��v��°'a�
V� o
LW �� D 7671 80°.G 0.�0 '- C ;"�;o�o�� ,
SMRWS 8 GNOCVR =���. � �
o'��N.-_�v`
LW �� B 66 iX 0.90 G� �o L�n N z o ,.
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MW *� D 1907 20% O.SD � ` °�;'.. ".'"
SMRUBS 8 CNOCVR "
TOTAL 96� 100.1°.
'HYDR020NE "IRRIOATtON METMOD
0-0.3 LW=IOW WATER USE PLANTS MS=MICROSPRAY �BUBBIER
OA.0.6 MWsMOD6tATE WATER USE PLANTS 5=5PRAY D�DRIP
,... 0.7.1.0 HW=HIGN WATER USE PLANTS I�ROTOR �OTHER ,`pNDSCAOF �
/�� WATH2 BUDOET CALCUI.ATIONS ��2F'�`5NP a�� 9Q�..
MAXIMUM APPUED WATH2 ALLOWANCE(MAWA1 ;y� �\�".,
�,�
�ro a, r�/`- �m�
a N�F O�A T�O N N CONVERStON FACTOR 0.62 i�I i���!
ET AQIUSTM@7T FACTOR 0.7 � ''
LANDSCAPE AREA S.F.(INCI.SLA) 9626 ,�t� ��%.;
ADOIT WATER ALIOW FOR ELA 0.3 '
SPEqAI LANDSCAPE ALLOWANCE S.F. 0 \\�StF s �.E, .
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\-, OF CA�,.
HAWA��ETOµCONVFACTOfq((ETADJfAC70RXLA1D5CAPES.F.NIADD�7WATS2AQ1 K SLAS.F.�j ��__=
MAWA= 163,878.10 GaUYr,
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ESTMATEDTOTALWA_T�,R_USE,_jE7WU1 ��:�� u �, c, c r:
L, z�� ; � �
vi�n,rx�oA,.�iroxoz�ucear,u� ��\
ETWIhs�ETO��CONV FACTOR)(� iS/ECiAL L34APE ALLOWANCE S.F.b �� z o 5 � �"
z� a � � �� �
IRRIGATONEFFIqENCY Q o � o � z�
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�OW WAlBt USE MYDROZONES �
ETO M
CONVERSION FACTI�R 0.62 �
PLANT FACTOR 6.3 �Q
.� .. �. MYDR020NE AREA S.f. 7719 a�
��-- �� IRRtGATONEiFICYENCY 0.65 � �
,...<:.�..au_•,,.4�..r,... SPEqALLANDSCAPEALLOWANCES.F. G `
ETWIh 76.320.3�Gai'Yr �.
. r•"��•""� ���p�� MODHtATEWATERUSEHYDROZONES -- � °i�
-w,.`° "",k'.' . ETO 41 Q o
� '•- '� -����� CANVERSION FACTOR 0.62 �-� �-' v� �
PLANT FACTOR 0.5 Z � F°
HYDROZONE ARFA S.F. 1907 - L;< a
IRRI6ATON EFFICIFNCY 0.85 G ?
SPECIALLAN0.SCAPEALLOWANCES.F. 0 �r �.1:
ENYUs 30.601.7dGat,Y� ��
HI6M WATER USE HYDROLDNES `` ��!
ETO � ,
CONVERSION FACTOR O.b2 �-1: T��`�
PLANT FACTOR 0.7 �LL� ~ '
HVDROZONE AREA S.F. 0 �, ��' 4:
s C _
i�c,.noN ErflG�r+cv o» W , � z� �
SPEqALLAtiOSCAPEALLOWANCES.F. 0 _ G Q C y ° o
ETWU¢ O.OU GaliYr ` � �' a
ETWU= 104922.09 GallYr� � � c �`J, c °
ET1NU� 57%MAWA o � p
r ❑X SdL FAANAGEAAEN?
StLTY ShcS FOUND ON SITE WITN PH 8.0. o ■ -w
_ _...., ... POST GRADING HORTICULTURAI AP�IWSEL REOUIRiD. L L
� � WATER GUAIJTY REPORT REOUIRED ON RECYttED WATER
� - RE�IlALUATION OF PUNT SELECTON REWIRm W 11H TEST R&5ULT5 �;