U-2014-07b City of Cupertino
. ,,
10300 Torre Avenue
Cupertino,CA 95014
(408) 777-3308
C U P E RT 1 N O FAX (408) 777-3333
Community Development Department
December 11, 2014
Golden Property Management, LLC
Attn:Jared Taylor
10 S. Grant St.
Roseville, Ca. 95678
SUBJECT: PLANNING COMMISSION ACTION LETTER—U-2014-07, ASA-2014-12
This letter confirms the decision of the Planning Commission, given at the meeting of December 9, 2014,
approving a Use Permit to allow a separate bar at a proposed new restaurant and an Architectural and
Site Perxnit to allow fa�ade and site modification for the new restaurant and bar located in a Mixed Use
Development (Biltmore), located at 20080 Stevens Creek Boulevard, according to Planning Commission
Resolution No.(s) 6771 and 6772.
Please be aware that if this Permit is not used within a two-year period, it shall expire on December 9,
2016.
Also, please note that an appeal of this decision can be made within 14 calendar days from the mailing
of the notice of the decision. If this happens, you will be notified of a public hearing, which will be
scheduled before the City Council.
Sincerely,
Kaitie Groeneweg
Assistant Planner
City of Cupertino
Enclosures: Resolution 6771 and 6772
Cc:Prometheus Real Estate Group,Attn:Mike Ducote,1900 S Norfolk St/�150,San Mateo CA 94403
Counter Intelligence,LLC,Attn: Peter Katz, 8571 Higuera St,Culver City CA 90232
U-2014-07
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6772
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT TO ALLOW A SEPARATE BAR AT A PROPOSED
RESTAURANT LOCATED IN A MIXED USE DEVELOPMENT AT
20080 STEVENS CREEK BOULEVARD
SECTION I: PROJECT DESCRIPTION
Application No.: U-2014-07
Applicant: Jared Taylor (Golden Property Development)
Location: 20080 Stevens Creek Blvd.
SECTION II: FINDINGS FOR DEVELOPMENT PERMIT:
WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit
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 Planning Commission has held at least one public hearing in regard to
the application; and
WHEREAS, the applicant has met the burden of proof required to support said application; and
WHEREAS, the Planning Commission finds as follows with regard to this application:
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;
The new restaurant will be located in the Heart of the City Specific Plan Area wliich is envisioned to serve
as a gathering place that supports the creation of a Main Street like environment. The vision for the area
and p��oject site encourages commercial and retail use, with supportive residential development. To furtlier
mitigate impacts the applicant shall incorporate adequate measures into the operations to ensure that there
is adequate buffering fi�om residences including installation of an odor abatement system and tlTe applicant
has prepared a security plan. Therefore, tlie p��oposed use will not be detrimental to the public health,
safety, and welfare.
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.
The proposed use complies with the Cupertino General Plan and Municipal Code requirements, including
but not limited to, parking regulations, hours of operation and security measures.
Resolution No.6772 U-2014-07 December 9,2014
NOW,THEREFORE,BE IT RESOLVED:
That after careful consideration of the initial study, 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,:
The application for a Use Permit, Application no. U-2014-07 is hereby recommended for approval 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-2014-07 as set forth in the Minutes
of Planning Commission Meeting of December 9, 2014, and are incorporated by reference as though fully
set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval recommendation is based on the plan set received November 19, 2014 consisting of 10
sheets, labeled PL-01, PL-02, PL-03, PL-04, PL-04.1, PL-05, PL-06, PL-07, PL-08 and PL-09 entitled,
"The Counter Burger, 20080 Stevens Creek Boulevard, Cupertino, CA 95014," drawn by Innovation
and Design Architecture;except as may be amended by conditions in this resolution.
2. ACCURACY OF PROJECT 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. COVENANT DISCLOSURE
The property is under a Cupertino planned development zoning and property purchasers should
check with the City to determine the specific restrictions under the Planned Development Zone and
related permits.
4. OPERATIONS
a) The restaurant shall be operated within the area delineated on the site plan exhibit.
b) The restaurant is approved to operate Monday to Sunday from 10am to 11 pm.
c) The number of seats includes 76 indoor seats, 15 bar seats. The outdoor seating located in the
patio area will be verified at building permit issuance. The outdoor seating will be limited to a
maximum of 20% of the total allowed indoor seats or 12 outdoor seats, whichever is more
restrictive.
d) Staff parking is located off-site per the Parking Management Plan.
e) Changes to the restaurant operations determined to be minor shall be reviewed and approved
by the Director of Community Development.
5. STOREFORNT WINDOW DETAILS
Prior to building permits issuance, the applicant shall work with Staff to further enhance building
windows 5 and 6, which may include but not be limited to the use of clear glass, artwork, backlit
features or similar features as determined to be appropriate by the Community Development
Director.
Resolution No.6772 U-2014-07 December 9,2014
6. PEDESTRIAN CIRCULARION
Prior to building permit issuance the pedestrian circulation from the parking lot and public right of
way to the restaurant shall be reviewed to ensure that accessible paths of travel are being
maintained.
7. SIGNAGE
Signage is not approved with this use permit application. The storefront awnings and patio
umbrellas are not approved for any signage. Signage shall conform to the City Sign Program.
8. RESTAURANT ODOR ABATEMENT
All new restaurants shall install odor abatement systems to reduce odor impacts from the
restaurants to the adjacent community. The odor abatement systems shall be installed prior to final
occupancy of the associated restaurant(s). Detailed plans shall be reviewed and approved by the
Director of Community Development prior to issuance of building permits.
9. BUSINESS LICENSE
The business owners shall obtain a City of Cupertino business licenses prior to building permit
issuance.
10. ALCOHOLIC BEVERAGE CONTROL LICENSE
The applicant shall obtain and adhere to the appropriate California Alcoholic Beverage Control
License(s) in conjunction with the proposed service.
11. SHERIFF DEPARTMENT REVIEW
The property owner shall address security concerns in the event that they arise to the satisfaction of
the City. The property owner shall pay for any additional Sheriff enforcement time resulting from
documented incidents in the development at the City's contracted hourly rate with the Sheriff
Department at the time of the incident.
The City reserves the right to require additional security patrols and/or other measures as
prescribed by the Sheriff's Office or Code Enforcement.
12. 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 variants as deemed
appropriate. Specifically, the following items shall be addressed prior to building permit issuance:
a) Prior to building permits issuance, the applicant shall work with Staff to further enhance
building windows 5 and 6, which may include but not be limited to the use of clear glass,
artwork, backlit features or similar features as determined to be appropriate by the Community
Development Director.
b) Additional planter boxes shall be added along the base of the storefront windows on the east
elevation to soften the appearance of the proposed spandrel. Alternatively, the spandrel at the
base of the windows can be removed.
c) The window awnings shall be metal or other durable material.
d) The window awnings shall be added to each storefront window.
Resolution No.6772 U-2014-07 December 9,2014
e) Landscaping shall be added in front of the low wall along Stevens Creek Boulevard. The
proposed landscaping shall be reviewed and approved by the planning department to building
permit issuance.
f) The planning department shall review the final design of the patio area including the patio wall,
seating, lighting, shade umbrellas, landscaping, operable folding bar window and fire pit prior
to building permit issuance.
13. LANDSCAPE AND IRRIGATION MAINTENANCE
Per the Landscape Ordinance (CMC, Chapter 14.15), a maintenance schedule shall be established
and submitted to the Director of Community Development or his/her designee, either with the
landscape application package, with the landscape installation report, or any time before the
landscape installation report is submitted.
a) Schedules should take into account water requirements for the plant establishment period and
water requirements for established landscapes.
b) Maintenance shall include, but not be limited to the following: routine inspection; pressure
testing, adjustment and repair of the irrigation system; aerating and de-thatching turf areas;
replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control; and
removing obstructions to emission devices.
c) Failed plants shall be replaced with the same or functionally equivalent plants that may be size-
adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall
either be replaced or be revived through appropriate adjustments in water, nutrients, pest
control or other factors as recommended by a landscaping professional.
14. BUILDING TREATMENT
The building exterior treatment (including but not limited to details on exterior color, material,
architeciural treatments and/or embellishments, lighting, patios walls, retractable bar windows, and
landscaping) shall be consistent with the Mixed Use Complex. Any exterior changes determined to
be minor shall be reviewed and approved by the Director of Community Development.
15. 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.
16. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the first page of the
building plans.
17. 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.
Resolution No.6772 U-2014-07 December 9,2014
18. MODIFICATION OF RESTLTRANT OPERATIONS
The Director of Community Development is empowered to make adjustments to the operation of
the restaurant to address any documented problem or nuisance situation that may occur.
19. MODIFICATION OF PARKING MANAGEMENT PLAN
The Director of Community Development is empowered to make adjustments to the operation of
the restaurant to address any substantial parking concerns. Including, but not limited to, making
adjustments to the restaurant operations and/or the parking management plan.
20. REVOCATION OF USE PERMIT
The Director may initiate proceedings for revocation of the Use Permit in any case where, in the
judgment of the Director, substantial evidence indicates that the conditions of the conditional use
permit have not been implemented, or where the permit is being conducted in a manner detrimental
to the public health, safety, and welfare, in accord with the requirements of the municipal code.
21. EXPIRATION
If the use for which this conditional use permit is granted and utilized has ceased or has been
suspended for two year or more, this permit shall be deemed expired and a new use permit
application must be applied for and obtained.
22. 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.
23. 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.
Resolution No.6772 U-2014-07 December 9,2014
PASSED AND ADOPTED this 9th day of December, 2014, Regular Meeting of the Planning Commission
of the City of Cupertino, State of California,by the following roll call vote:
AYES: COMMISSIONERS: Chair Brophy, Vice Chair Lee, Gong, Sun, Takahashi
NOES: COMMISSIONERS:none
ABSTAIN: COMMISSIONEIZS: none
ABSENT: COMMISSIONERS:none
ATTEST: APPROVED:
/s/Gary Chao /s/Paul Bro�hv
Gary Chao Paul Brophy, Chair
Assist. Dir. of Community Development Planning Commission
INNOVATION & DESIGN
IN ARCHITECTURE
2 i 8 THE PROMENADE N LONG BEACH.CA 90802
PHONE 562 206 7720
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THE COUNTER BURGER
20030 STEVENS CREEK
BOULEVARD
CUPERTINO, CA
SHEETINDEX
PL-01 COVER SHEET
PL-02 FLOOR PLAN
PL-03 REFLECTED CEILING PLAN
PL-04 EXTERIORELEVATIONSAND
MATERIALS
PL-04.1 EXTERIOR ELEVATIONS
PL-05 EXTERIOR DETAILS AND IMAGES
PL-O6 3D INTERIOR VIEWS
PL-07 3D EXTERIOR VIEWS
PL-OS 3D EXTERIOR VIEWS _
PL-09 3D EXTERIOR VIEWS _ _
DESCRIPTION
NEW TENANT IMPROVEMENT FOR A RESTAURANT SPACE INSIDE AN
EXISTING SHELL BUILDING IN CUPERTINO,CA.NEW PROJECT WILL INCLUDED
NEW INDOOR KITCHEN,DINING AREAS AND BAR.AS WELL AS AN OUTDOOR
PATIO CONNECTED TO THE SPACE WITH SEATING AND A FIREPIT.ALL
ASSOCIATED ELECTRICAL,PLUMBING AND MECHANICAL W1LL ALSO BE
INCLUDED IN THE PROJECT.
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EXTERIOR LOOSE SEATING:
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PARKiur/gEq7�NG COUNT TOTAL SCUARE FOOTAGE
3q INTERIOR RESTAURANT: 76 SEATS 19 PARKING SPOTS(1 SPACE PER 4 SEATS)=MAX 76 SEATS INTERIOR RESTAURANT: 3000 SF
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OUTDOOR PATIO: 10 SEATS 00 PARKING SPOTS(1 SPACE PER 4 SEATS,FIRST 12 SEATS EXEMPT)=MAX 72 SEATS
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TOTAL 101 SEATS 24 PARKINGS SPOTS
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19-012-14
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CuneM Issue Date:11.14.14
�st�ssue Data: 09.22.14
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FLOOR PLAN
Shaet Number:
P L-02
LIGHTING FIXTURE SCHEDULE
TYPE ', COUNT DESCRIPTION MANUFACTURER MODEL COMMENTS
A1 �16 'GENERAL LIGHTING CAN PENDANT PROGESS LIGHTING CYLINDER P57431 PENDANT MOUNTED FROM EXPOSED STRUCTURE.BLACK FINISH
B1 ,16 !6"RECESSED DOWNUGHT NORA NHIC-6LMRAT
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EX I4 �EXTERIOR ACCENT LIGHT LUMIERE CAMBRIA 203-FM DIMMABLE LED,FLUSH MOUNT ON J-BOX TO CANOPY STRUCTURE
F 8 15W TRACK MOUNTED MONOPOINT,DIMMABLE,28 DEGREE FLOOD BEAM BLACK FINISH AMERLUX HORNET 15 LED E BT CTB 120 WF 3000-DIM TRACK FIXTURE.TRACK:JUNO T8B�8 T2BL
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CULVER CITY,CA 90232
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Project Name
20030 STEVENS CREEK
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Project Number:
19-012-14
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Currant Iswe Date:11.13.14
�st Issue Date: 09/10/14
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MARK ', DESCRIPTION MANUFACTURER MODEL FLAME SPREAD APPROXIMATE LEAD TIME COMMENTS
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G-1 CLEAR GLASS TBD CLEAR TEMPERED STOREFRONT GLASS
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Long Beach,CA 90820
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WD-2 INTERIOR WOOD PLANKING POPLAR PLANKING 2 3/8"x 7/8"POPLAR STAINED TO MATCH RED CEDAR PLANKING STAINED TO MATCH RED CEDAR PLANKING
WD-3 INTERIOR MALL WOOD PLANKING POPLAR PLANKING 2 3/S"x 7/8"RED CEDAR.1/4"GAP BETWEEN PLANKS CLASS C INTERIOR DINING ROOM ACCENT WALLS =�4':,? •� -
WD-5 INTERIOR WOOD TABLETOP TBD BUTCHER BLOCK TABLE
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�PT-2 LIGHT BROWN PAINT 'BENJAMIN MOORE HC-85 FARIVIEW TAUPE CLASS A READILY AVAILABLE AT GENERAL DINING ROOM a
�PT-3 UGHT GREY PAINT j BENJAMIN MOORE AG28 SMOKE EMBERS CLASS A READILY AVAILABLE AT RESTROOMS
;PT-4 DECK BENJAMIN MOORE HC-67 CLINTON BROWN-NATURAL INTERIOR WATERBORNE PAINT(TYP) CLASS A READILY AVAILABLE TYPICAL SHEENS UNO:WALLS-EGGSHELL,CEILING-FLAT,DOORS&FRA ES-SEMIGLOSS,ZERO VOC
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iTX-2 BOOTH SEAT UPHOLSTERY MAHARAM i LARIAT 440401-011 CHOCOLATE CLASS A �FAUX LEATHER BOOTH UPHOLSTERY i
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�T� RESTROOM FLOOR TILE DAL TILE i FABRIQUE-GRIS LINEN P690 NON-COMBUSTABLE 1 WEEK 12"x12"-GROUT:CUSTOM BUILDING PRODUCTS#165 DELOREAN GRAY;CONTACT TAMARA GRANDUSKY FOR MATERIAL @ P,o��t
510-817-4035
TL-3 THIN BRICK BELDEN BRICK COMPANY THIN BRICK C1088 POLAR WHITE CLEAR,JUMBO STANDARD NON-COMBUSTABLE INTERIOR BOOTH WALL.CONTACT:330-451-2031 iII�
TL-4 QUARRY TILE DALTILE '6"x 6"QUARRY TILE OQ42 ARID GRAY w/1/4"EPDXY GROUT JOINTS GR-5 NON-COMBUSTABLE BASE:DALTILE 6"x6"COVE BASE w/1/4"EPDXY GROUT JOINT GR-5.USE FACTORY INSIDE AND OUTSIDE CORNERS ONLY
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1.EXTERIOR FABRIC AWNINGS AND UMBRELLAS ARE NOT PERMITTED TO CONTAIN SIGNAGE
2.LANDSCAPING TO INCLUDE LOW SCRUBS IN FRONT OF PATIO WALL FACING STEVENS CREEK
BLVD.PLANT SPECIES TO BE CONSISTENT WITH SURROUNDING LANDSCAPING.
3.ODOR ABATEMENT SYSTEM TO BE PROVIDED AND SCREEN APPROPRIATELY SO AS TO
NOT BE VISIBLE FROM PUBLIC RIGHT OF WAY
4.PROJECT TO COMPLY WITH COMMUNITY NOISE CONTROL ORDINANCE
5.STAFF PARKING TO BE LOCATED OFFSITE PER APPROVED THE PARKING MANAGEMENT PLAN
AWNING SECTION DETAIL
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THE COUNTER
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CULVER CITY.CA 90232
Pro�ed Address
Project Name
20030 STEVENS CREEK
BOULEVARD
CUPERTINO,CA
Project Number
19-012-14
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