U-2007-04bCUPERTINO
OFFICE OF THE CITY CLERK
CITY HALL
10300 TORRE AVENUE •CUPERTINO, CA 95014-3255
TELEPHONE: (408) 777-3223 • FAX: (408) 777-3366
AMENDED February 17, 2009
Karen Ngo
Sand Hill Properties
489 S El Camino Real
San Mateo, CA 94402
Modena Investment LP &
Sunnyvale Holding, LLC
c/o S andhill Properties
489 S El Camino Real
San Mateo, CA 94402
Re: Consider Application Nos. U-2007-04, ASA-2007-06 (EA-2007-06), TM-2007-09, EXC-
2008-07, TR-2008-02, Applicant Karen Ngo (_The Oaks Shoppin Center), 21265 Stevens
Creek Blvd., APN 326-27-035 (a-e). Continued from August 5:
a. Negative declaration
b. Use permit and architectural & site approval to demolish a theater and 2,430 square
feet of commercial space and construct a 4-story, 122 room hotel, a 3-story 51,000
square foot mixed use retaiUoffice/convention center building over an underground
parking podium and site improvements in two phases at an existing shopping center
c. Tentative map to subdivide an 8.1 net acre parcel into two parcels of 3.0 and 5.1
acres in size, with one parcel to be further subdivided into four commercial
condominium units and a common area lot
d. Exception to the Heart of the Cit~pecific Plan to reduce one side-yard setback to
15 feet for a proposed 4-story, 122-room hotel and a 3-story, 51,000 square foot
mixed use retaiUoffice/convention center building
e. Tree removal request to remove and replace approximately 47 trees that are part of
an approved landscape plan for an existing shopping center
U-2007-04 AMENDED February 17, 2009 2
Dear Ms. Ngo:
At its September 2 meeting, the Cupertino City Council approved the following:
^ Adopted a Negative Declaration
^ Use Permit and Architectural and Site Approval to demolish a theater and 2,430 square feet
of commercial space and construct a 4-story, 122-room hotel, and a 3-story 51,000 square
foot mixed use retaiUoffice/conference center building over an underground parking podium
and site improvements in two development phases at an existing shopping center with the
following amendments:
^ Require a CC&R that restricts ownership of parcel #1 and condo lots for 4 years unless
building permits are obtained and substantial construction is commenced. Otherwise,
ownership of mixed-use area reverts back to shopping center owner. Both condo lots 1 and
2 must be under the same ownership subject to city attorney review
^ The term of expiration of the Use Permit and Architectural and Site Approval is extended
from two years to four years.
^ Require further architectural detailing of the west elevation, that is, balcony grills on the 3rd
floor and awnings on the 4th floor of the hotel
^ Require Heart of the City landscape improvements, modified where necessary, from the
westerly Stevens Creek Boulevard driveway to Mary Avenue
^ Trees are to meet the current heart of the city specific plan requirements and one field-
grown oak must be placed in the front driveway area
^ Tentative Map to subdivide an 8.1 net acre parcel into two parcels of 2.6 acres and 5.5 acres
in size, with one parcel to be further subdivided into two commercial condominium units
and a common area lot. The tentative map is also subject to the restrictions that are
incorporated into U-2007-04 and ASA- 2007-06
^ Heart of the City Exception, file No. EXC-2008-07 to reduce one side yard setback to 15
feet for the proposed 4-story, 122-room hotel and a 3-story, 51,000 square foot mixed use
retaiUoffice/conference center building at an existing shopping center
^ Tree Removal request to remove 47 trees and replace approximately 67 trees that are part of
an approved landscape plan for an existing shopping center -
U-2007-04 AMENDED February 17, 2009 3
The Use Permit conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "The Oaks Mixed -Use Project, Stevens Creek
Boulevard, Cupertino, CA" consisting of 47 pages labeled pages DR-l, X-65, DR-3 through
DR-9, DR-2.1, DR-3.1, SD-1, SD-2, CS-l, A-1 through A-4, SHT 1, Phase 1: C-1 through
C-8, Phase 1: C-1 through C-8, TM-1 through TM-4, Condo Plan: C-1 and C-2, C-3
Compliance C-1, Ll through L-5, EXB-1 and two colored renderings of the project, except
as maybe amended by the conditions contained in this resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct a 4-story, 122-room hotel and a 3-story, 51,000 square-foot
mixed use building over a parking podium. For the 3-story, mixed- use building the first
and second floors shall be devoted to general commercial uses as defined in the City's "CG"
zoning district. The third floor shall be limited to meeting, banquet, party and conference
uses, with late evening activities, subject to City use permit approval. All tenants and
customers of said buildings shall have access to parking spaces in the underground parking
podium.
3. DEVELOPMENT ALLOCATION
The applicant shall receive a Heart of the City Area commercial development allocation of
100,323 square feet that reflects the construction of a 122-room hotel and a 51,000 square-
foot mixed-use building.
4. PROJECT PHASING
For building permit purposes, the applicant may phase the construction of the hotel, mixed-
usebuilding and their site improvements in two phases as described in the approved exhibits
(see condition # 1), except as maybe amended by the conditions contained in this resolution.
5. BICYCLE PARKING
The applicant shall provide bicycle, parking facilities for the proposed development in
accordance with the City's Parking Regulations under Chapter 19.100 of the Cupertino
Municipal Code.
6. LANDS CAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be reviewed and
approved by the Director of Community Development prior to issuance of building permits. -
The landscape plan shall provide the following:
a. The landscape plan shall include water conservation and pesticide
reduction measures in conformance with Chapter 14.15, Xeriscape Landscaping, and the
pesticide control measures referenced in Chapter 9.18, Stormwater Pollution Prevention
and Watershed Protection, of the Cupertino Municipal Code.
b. A modified Heart of the City landscape improvement along the
parking row to the westerly driveway, consisting of a paver sidewalk and planting areas
U-2007-04 AMENDED February 17, 2009 4
between the existing trees, similar in design to the Stevens Creek Boulevard sidewalk
design on the north side of the street east of Stelling Road.
c. Native trees substituted for the proposed replacement trees where
appropriate and feasible. The revised landscape plan shall include the locations of one
field-grown native oak trees planted near the front driveway entrance.
d. Mary Avenue on-street parking shall not be removed other than what
is needed for approved driveway cuts and abutting Landscape bulbs.
e. The landscape strip westerly of the proposed mixed-use building shall
be planted as part of the Phase 1 work.
7. MASTER USE PERMIT (FILE NO._ 20-U-86)__MODIFICATION OF CONDITION
N0.3
The conditions of approval of the master use permit for the Oaks Shopping Center (file no.
20-U-86) are incorporated by reference into this use permit. Condition #3 (Use Limitation)
is hereby modified to reduce the maximum number of allowed restaurant seats from 800 to
600 to reflect the reduced shared parking supply proposed by this development application.
8. GREEN BUILDING
At the building permit stage, the applicant shall qualify the new building(s) to achieve a
LEER Silver designation. In addition, the swimming pool will be heated with solar heaters.
9. MAINTENANCE AGREEMENT
The applicant shall record a maintenance agreement subject to the approval of the City
Attorney for the maintenance of the shared driveways by the property owners of each of the
lots.
10. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent feasible
subject to the Building Official. The applicant shall provide evidence that materials will be
recycled prior to issuance of final demolition permits.
11. 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.
12. PUBLIC ART
The applicant shall provide public art in accordance with General Plan policy 2-
66. Public art selection will be reviewed by the Fine Arts Commission.
U-2007-04 AIVIENDED February 17, 2009 ~ 5
SECTION N: CONDITIONS ADMINISTERED BY 'TI-~ PUBLIC WORKS DEPT.
13. STREET WIDENING
Street widening and dedications shall be provided in accordance with City Standards and
specifications and as required by the City Engineer.
14. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, .sidewalks and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
15. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting
fixtures shall be positioned so as to preclude glare and other forms of visual interference to
adjoining properties, and shall be no higher than the maximum height permitted by the zone in
which the site is located.
16. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire Department
as needed.
17. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter
16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required.
Please contact Army Coip of Engineers and/or Regional Water Quality Control Board as
appropriate.
18. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre- and post-
development calculations must be provided to indicate whether additional storm water control
measures are to be installed.
19. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities Ordinance No.
331 and other related Ordinances and regulations of the City of Cupertino, and shall
coordinate with affected utility providers for installation of underground utility devices. The
developer shall submit detailed plans showing utility underground provisions. Said plans
shall be subject to prior approval of the affected Utility provider and the City Engineer.
20. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees,
storm drain fees, park dedication fees and fees for under grounding of utilities. Said
agreement shall be executed prior to issuance of construction permits.
Fees:
a. Checking & Inspection Fees: $ 6% of Off-Site Improvement Cost or
$3,540.00 minimum
U-2007-04 AMENDED February 17, 2009 6
b. Grading Permit:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
$ 6% of Site Improvement Cost or $2,060.00
minimum
$ 2,000.00
$ 2,092.79
e. Power Cost: ~~'
f. Map Checking Fees: $3,515.00
g. Park Fees: N/A
h. Street Tree By Developer
~~' Based on the latest effective PG&E rate schedule approved by the PUC
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site Improvements
b. Labor & Material Bond: 100% of Off-site and On-site'Improvement
c. On-site Grading Bond: 100% of site improvements.
-The fees described above ate imposed based upon the cui~ent fee schedule adopted by the
City Council. However, the fees imposed herein maybe modified at the time of recordation
of a final map or issuance of a building permit in the event of said change or changes, the
fees changed at that time will reflect the then current fee schedule.
21. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment enclosures shall
be screened with fencing and landscaping or located underground such that said equipment is
not visible from public street areas. The transformer shall not be located in the front or side
building setback area.
22. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water Resources Control
Board, for construction activity, which disturbs soil. BMP plans shall be included in grading
and street improvement plans.
23. DEDICATION OF WATERLINES
The applicant shall dedicate to the City all waterlines and appurtances installed to City
Standards and shall reach an agreement with San Jose Water for water service to the subject
development.
24. NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES)
CONSTRUCTION GENERAL PERMIT
The applicant must obtain a Notice of Intent (NOI) from the State Water Resources Control
Board, which encompasses preparation of a Storm Water Pollution Prevention Plan (SWPPP),
use of construction Best Management Practices (BMPs) to control storm water runoff quality,
and BMP inspection and maintenance.
25. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES BMP)
REQUIREMENTS
U-2007-04 AMENDED February 17, 2009 7
The applicant must include the use and maintenance of site design, source control and storm
water treatment BMP's, which must be designed per approved numeric sizing criteria. A
Storm Water Management Plan, Storm Water Facilities Easement Agreement, Storm Water
Facilities Operation and Maintenance Agreement, and certification of ongoing operation and
maintenance of treatment BMP's are required.
26. EROSION CONTROL PLAN
The developer must provide an approved erosion control plan by a Registered Civil Engineer.
This plan should include all erosion control measures used to retain materials on site. Erosion
control notes shall be stated on the plans.
27. TRAFFIC SIGNAL IMPROVEMENTS
The developer shall install traffic signal improvements at the Stevens Creek Blvd/Mary
intersection. The improvements include installing new pedestrian signal heads, pedestrian
push buttons, emergency vehicle pre-emption equipment, repainting traffic signal heads and
installing new poles, framework and signal heads on the east median and the southwest
corner. The eastbound left-turn pocket shall be lengthened as directed by the City Engineer.
28. TRAFFIC CONTROL PLAN
The developef must submit a traffic control plan by a Registered Traffic Engineer to be
approved by the City. The plan shall include a temporary traffic control plan for work in the
right of way as well as a routing plan for all vehicles used during construction. All traffic
control signs must be reviewed and approved by the City prior to commencement of work.
The City has adopted Manual on Uniform Traffic Control Devices (MUTCD) standards for all
signage and striping work throughout the City. .
29. TRASH ENCLOSURES
The trash enclosure plan shall be designed to the satisfaction of the Environmental Programs
Manager.
30. REFUSE TRUCK ACCESS
The developer must obtain clearance from the Environmental Programs Manager in regards to
refuse truck access for the proposed development.
The Architectural and Site Approval conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS =
The approval is based on Exhibits titled: "The Oaks Mixed -Use Project, Stevens Creek
Boulevard, Cupertino, CA" consisting of 47 pages labeled pages DR-l, X-65, DR-3 through
DR-9, DR-2.1, DR-3.1, SD-l, SD-2, CS-l, A-1 through A-4, SHT 1, Phase 1: C-1 through
C-8, Phase 1: C-1 through C-8, TM-1 through TM-4, Condo Plan: C-1 and C-2, C-3
Compliance C-1, L1 through L-5, EXB-1 and two colored renderings of the project, except
as maybe amended by the conditions contained in this resolution.
U-2007-04 AMENDED February 17, 2009 8
2. DEVELOPMENT APPROVAL
Approval is granted to construct a 4-story, 122-room hotel and a 3-story, 51,000 square-foot
mixed use building over a parking podium. For the 3-story, mixed- use building the first
and second floors shall be devoted to general commercial uses as defined in the City's "CG"
zoning district. The third floor shall be limited to meeting, banquet, party and conference
uses, with late evening activities, subject to City use permit approval. All tenants and
customers of said buildings shall have access to parking spaces in the underground parking
podium.
3. DEVELOPMENT ALLOCATION
The applicant shall receive a Heart of the City Area commercial development allocation of
100,323 square feet that reflects the construction of a 122-room hotel and a 51,000 square-
foot mixed-use building.
4. PROJECT PHASING
For building permit purposes, the applicant may phase the construction of the hotel, mixed-
use building and their site improvements in two phases as described in the approved exhibits
(see condition #1), except as maybe amended by the conditions contained in this resolution.
5. BICYCLE PARKING
The applicant shall provide bicycle parking facilities for the proposed development in
accordance with the City's Parking Regulations under Chapter 19.100 of the' Cupertino
Municipal Code.
6. LANDSCAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be reviewed and
approved by the Director of Community Development prior to issuance of building permits.
The .landscape plan shall provide the following:
a. The landscape plan shall include water conservation and pesticide
reduction measures in conformance with Chapter 14.15, Xeriscape
Landscaping, and the pesticide control measures referenced in
Chapter 9.18, Stormwater Pollution Prevention and Watershed
Protection, of the Cupertino Municipal Code. a
b. A modified Heart of the City landscape improvement along the
parking row to the westerly driveway, consisting of a paver sidewalk
and planting areas between the existing trees, similar in design to the
Stevens Creek Boulevard sidewalk design on the north side of the
street east of Stelling Road.
c. Native trees substituted for the proposed replacement trees where
appropriate and feasible. The revised landscape plan shall include the -
locations of two field-grown native oak trees planted near the front
driveway entrance.
d. Macy Avenue on-street parking shall not be removed other than what
is needed for approved driveway cuts and abutting landscape bulbs.
e. The landscape strip westerly of the proposed mixed-use building shall
be planted as pa1-t of the Phase 1 work.
U-2007-04 AMENDED February 17, 2009 9
7. MASTER USE PERMIT (FILE NO. 20-U-86) MODIFICATION OF CONDITION
N0.3
The conditions of approval of the master use permit for the Oaks Shopping Center (file no.
20-U-86) are incorporated by reference into this use permit. Condition #3 (Use Limitation)
is hereby modified to reduce the maximum number of allowed restaurant seats from 800 to
600 to reflect the reduced shared parking supply proposed by this development application.
8. GREEN BUILDING
At the building permit stage, the applicant shall qualify the new building(s) to achieve a
LEED Silver designation. In addition, the swimming pool will be heated with solar heaters.
9. MAINTENANCE AGREEMENT
The applicant shall record a maintenance agreement subject to the approval of the City
Attorney for the maintenance of the shared driveways by the property owners of each of the
lots.
10. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent feasible
subject to the Building Official. The applicant shall provide evidence that materials will be
recycled prior to issuance of final demolition permits.
11. 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 bared from later challenging such exactions.
12. PUBLIC ART
The applicant shall provide public art in accordance with General Plan policy 2-
66. Public. aid selection will be reviewed by the Fine Arts Commission.
SECTION N: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
13. STREET WIDENING
Street widening and dedications shall be provided in accordance with City Standards and -
specifications and as required by the City Engineer.
14. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
15. STREET LIGHTING INSTALLATION
U-2007-04 AlV1ENDED February 17, 2009 10
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting
fixtures shall be positioned so as to preclude glare and other forms of visual interference to
adjoining properties, and shall be no higher than the maximum height permitted by the zone in
which the site is located:
16. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire Department
as needed.
17. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter
16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required.
Please contact Army Coip of Engineers and/or Regional Water Quality Control Board as
appropriate.
18. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre- and post-
development calculations must be provided to indicate whether additional storm water control
measures are to be installed.
19. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities Ordinance No.
331 and other related Ordinances and regulations of the City of Cupertino, and shall
coordinate with affected utility providers for installation of underground utility devices. The
developer shall submit detailed .plans showing utility underground provisions. Said plans
shall be subject to prior approval of the affected Utility provider and the City Engineer.
20. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with .the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees,
storm drain fees, park dedication fees and fees for under grounding of utilities. Said
agreement shall be executed prior to issuance of construction permits.
Fees
a. Checking & Inspection Fees:
b. Grading Pernut:
c. Development Maintenance Deposil
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Street Tree
6% of Off-Site Improvement Cost or
$3,540.00 minimum
$ 6% of Site Improvement Cost or $2,060.00
minimum
$ 2,000.00
$ 2,092.79 =
~- ~
$3,515.00
NlA
By Developer
~`~= Based on the latest effective PG&E rate schedule approved by the PUC
Bonds:
U-2007-04 AMENDED February 17, 2009 11
d. Faithful Performance Bond: 100% of Off-site and On-site Improvements
e. Labor & Material Bond: 100% of Off-site and On-site Improvement
f. On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee' schedule adopted by the
City Council. However, the fees imposed herein maybe modified at the time of recordation
of a final map or issuance of a building permit in the event of said change or changes, the
fees changed at that time will reflect the then current fee schedule.
21. TRANSFORIV.IERS
Electrical transformers, telephone vaults and similar above ground equipment enclosures shall
be screened with fencing and landscaping or located underground such that said equipment is
not visible from public street areas. The transformer shall not be located in the front or side
building setback area.
22. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water Resources Control
Board, for construction activity, which disturbs soil. BMP plans shall be included in grading
and street improvement plans.
23. DEDICATION OF WATERLINES
The applicant shall dedicate to the City all waterlines and appurtances installed to City
Standards and shall reach an agreement with San Jose Water for water service to the subject
development.
24. NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES)
CONSTRUCTION GENERAL PERMIT
The applicant must obtain a Notice of Intent (NOI) from the State Water Resources Control
Board, which encompasses preparation of a Storm Water Pollution Prevention Plan (SWPPP),
use of construction Best Management Practices (BMPs) to control storm water runoff quality,
and BMP inspection and maintenance.
25. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP)
REQUIREMENTS
The applicant must include the use and maintenance of site design, source control and storm
water treatment BMP's, which must be designed per approved numeric sizing criteria. A
Storm Water Management Plan, Storm Water Facilities Easement Agreement, Storm Water
Facilities Operation and Maintenance Agreement, and certification of ongoing operation and
maintenance of treatment BMP's are required. -
26. EROSION CONTROL PLAN
The developer must provide an approved erosion control plan by a Registered Civil Engineer.
This plan should include all erosion control measures used to retain materials on site. Erosion
control notes shall be stated on the plans.
U-2007-04 AMENDED February 17, 2009 12
27. TRAFFIC SIGNAL IMPROVEMENTS
The developer shall install traffic signal improvements at the Stevens Creek Blvd/Mary
intersection. The improvements include installing new pedestrian signal heads, pedestrian
push buttons, emergency vehicle pre-emption equipment, repainting traffic signal heads and
installing new poles, framework and signal heads on the east median and the southwest
corner. The eastbound left-turn pocket shall be lengthened as directed by the City Engineer.
28. TRAFFIC CONTROL PLAN
The developer must submit a traffic control plan by a Registered Traffic Engineer to be
approved by the City. The plan shall include a temporary traffic control plan for work in the
right of way as well as a routing plan for all vehicles used during constl-uction. All traffic
control signs must be reviewed and approved by the City prior to commencement of work.
The City has adopted Manual on Uniform Traffic Control Devices (MUTCD) standards for all
signage and striping work throughout the City.
29. TRASH ENCLOSURES
The trash enclosure plan shall be designed to the satisfaction of the Environmental Programs
Manager.
30. REFUSE TRUCK ACCESS
The developer must obtain clearance from the Environmental Programs Manager in regards to
refuse truck access for the proposed development.
The Tentative Map conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on the Tentative Parcel Map titled: "Cupertino Oaks
Tentative Map", consisting of four sheets, labeled TM-1 through TM-4, and a condominium
plan titled; "Cupertino Oaks/Conceptual Condominium Plan/First Floor" and "Basement
Floor", consisting of two sheets labeled C-1 and C-2 prepared by BKF Engineers dated 4/14/08
and 6/02/08 respectively, except as may be modified by the conditions contained in this
resolution.
2. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent feasible
subject to the Building Official. The applicant shall provide evidence that materials will be
recycled prior to issuance of final demolition permits. -
3. 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),
U-2007-04 AIVIENDED February 17, 2009 ~ 13
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.
4. RECORDATION OF EASEMENTS
The applicant shall depict on the final subdivision map to the satisfaction of the Director of
Community Development and the Director of Public Works, easements for all shared utility
lines, and surface storm drainage, parking, waste collection and vehicular circulation that
crosses property lines.
SECTION IV: CONDITIONS ADMIl~TISTERED BY THE PUBLIC WORKS DEPARTMENT
5. STREET WIDENING
Street widening and dedications shall be provided in accordance with City Standards and
specifications and as required by the City Engineer.
6. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
7. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting
fixtures shall be positioned so as to preclude glare and other forms of visual interference to
adjoining properties, and shall be no higher than the maximum height pernutted by the zone in
which the site is located.
8. .FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire Department
as needed.
9. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter
16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required.
Please contact Army Corp of Engineers and/or Regional Water Quality Control Board as
appropriate. .
10. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre- and post-
, development calculations must be provided to indicate whether additional storm water control
measures are to be installed.
11. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities Ordinance No.
331 and other related Ordinances and regulations of the City of Cupertino, and shall
coordinate with affected utility providers for installation of underground utility devices. The
developer shall submit detailed plans showing utility underground provisions. Said plans
shall be subject to prior approval of the affected Utility provider and the City Engineer.
U-2007-04 A1V~NDED February 17, 2009 14
12. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees,
storm drain fees, park dedication fees and fees for under grounding of utilities. Said
agreement shall be executed prior to issuance of construction permits.
Fees:
a. Checking & Inspection Fees:
b. Grading Permit:
c. Development Maintenance Deposit
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Street Tree
$ 6% of Off-Site Improvement Cost or
$3,540.00 minimum
$ 6% of Site Improvement Cost or $2,060.00
minimum
$ 2,000.00
$ 2,092.79
~:
.$3,515.00
N/A
By Developer
*~ Based on the latest effective PG&E rate schedule approved by the PUC
Bonds:
g. Faithful Performance Bond: 100% of Off-site and On-site Improvements
h. Labor & Material Bond: 100% of Off-site and On-site Improvement
i. On-site Grading Bond: 100% of site improvements.
-The fees. described above are imposed based upon the current fee schedule adopted by the
City Council. However, the fees imposed herein may be modified at the time of recordation
of a final map or issuance of a building permit in the event of said change or changes, the
fees changed at that time will reflect the then current fee schedule.
13. TRANSFORMERS
Electrical transformers, telephone vaults and- similar above ground equipment enclosures shall
be screened with fencing and landscaping or located underground such that said -equipment is
not visible from public street areas. The transformer shall not be Located in the front or side
building setback area.
14. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water Resources Control
Board, for construction activity, which disturbs soil. BMP plans shall be included in grading -
and street improvement plans.
15. DEDICATION OF WATERLINES
The applicant shall dedicate to the City all waterlines and appurtances installed to City
Standards and shall reach an agreement with San Jose Water for water service to the subject
development.
U-2007-04 ~ AMENDED February 17, 2009 15
16. NPDES CONSTRUCTION GENERAL PERMIT
The applicant must obtain a Notice of Intent (NOI) from the State Water Resources Control
Board, which encompasses preparation of a Storm Water Pollution Prevention Plan (SWPPP);
use of construction Best Management Practices (BMPs) to control storm water runoff quality,
and BMP inspection and maintenance.
17. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES BMP)
REQUIREMENTS
The applicant must include the use and maintenance of site design, source control and storm
water treatment BMP's, which must be designed per approved numeric sizing criteria. A
Storm Water Management Plan, Storm Water Facilities Easement Agreement, Storm Water
Facilities Operation and Maintenance Agreement, and certification of ongoing operation and
maintenance of treatment BMP's are required.
18. EROSION CONTROL PLAN
The developer must provide an approved erosion control plan by a Registered Civil Engineer.
This plan should include all erosion control measures used to retain materials on site. Erosion
control notes shall be stated on the plans.
19. TRAFFIC SIGNAL IMPROVEMENTS
The developer shall install traffic signal improvements at the Stevens Creek B1vdlMary
intersection. The improvements include installing new pedestrian signal heads, pedestrian
push buttons, emergency vehicle pre-emption equipment, repainting traffic signal heads and
installing new poles, framework and signal heads on the east median and the southwest
corner. The eastbound left-turn pocket shall be lengthened as directed by the City Engineer.
20. TRAFFIC CONTROL PLAN
The developer must submit a traffic control plan by a Registered Traffic Engineer to be
approved by the City. The plan shall include a temporary traffic control plan for work in the
right of way as well as a routing plan for all vehicles used during construction. All traffic
control signs must be reviewed and approved by the City prior to commencement of work.
The City has adopted Manual on Uniform Traffic Control Devices (MUTCD) standards for all
signage and striping work throughout the City.
21. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the Environmental Programs
Manager.
22. REFUSE TRUCK ACCESS
The developer must obtain clearance from the Environmental Programs Manager in regards to
refuse truck access for the proposed development.
U-2007-04 AIVIENDED February 17, 2009 16
The Tree Removal Conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVAL ACTION
The applicant is approved to remove a total of about 47 trees on site in accordance with the
applicant's tree survey/removal plan identified as pages L-1 through L-5 dated either 4/15/08
or 4/17/08 in the approved plan set titled: "The Oaks Mixed-Use Project, Hyway 85 &
Stevens Creek Blvd., Cupertino, CA", except as may be amended by the conditions of this
Resolution.
2. TREE PROTECTION
The City Arborist's recommendations for site design and tree protection during project
construction as articulated in his July 24, 2007 report titled: " A Tree Inventory and Review
of the Proposed Development at the Oaks Shopping Center 21265,Stevens Creek Boulevard,
Cupertino, California" shall be incorporated in the building permit plan set and implemented
during the course of demolition and construction of the project.
a. TREE PROTECTION BOND
The applicant shall provide a tree protection bond in the amount of $100,000 to ensure
protection of trees slated for preservation prior to issuance of grading, demolition or building
permits. The bond shall be returned after completion of construction, subject to a letter from
the City Arborist indicating that the trees are in good condition.
3. TREE REPLACEMENTS
The applicant shall prepare a revised landscape plan at the building permit stage. The westerly
landscape strip next to the proposed mixed-use building will be advanced to the phase 1 work.
Native trees shall be substituted for the proposed replacement trees where appropriate and
feasible. That revised landscape plan shall include the locations of two field-grown native oak
trees planted near the front driveway entrance and root barriers shall be installed to avoid
conflicts with future phase 2 development. The revised plan shall be approved by the Director
of Community Development.
For any additional trees that are removed due to hazardous conditions or are considered dead,
the applicant shall be required to replace these trees in accordance with the Protected Trees
Ordinance. Species and size of replacement trees shall be reviewed and approved by the
Community Development Department.
4. TREE REPLACEMENT IN-LIEU FEE ~ _
The applicant shall pay an in-lieu fee for any trees that cannot be replaced on site in
accordance with the City's Protected Trees Ordinance.
U-2007-04 AMENDED February 17, 2009 17
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 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.
The Exception conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "The Oaks Mixed -Use Project, Stevens Creek
Boulevard, Cupertino, CA" consisting of 47 pages labeled pages DR-l, X-65, DR-3 through
DR-9, DR-2.1, DR-3.1, SD-l, SD-2, CS-1, A-1 through A-4, SHT 1, Phase l: C-1 through
C-8, Phase 1: C-1 through C-8, TM-1 through TM-4, Condo Plan: C-1 and C-2, C-3
Compliance C-1, Ll through L-5, and two colored renderings of the project, except as may
be amended by the Conditions contained in this Resolution.
2. HEART OF THE CITY SETBACK EXCEPTION
Approval is granted for a side yard setback exception from the Heart of the City Specific
Plan requirements to allow the proposed hotel and mixed use building to have a minimum
15-foot setback from the westerly property line.
3. NOTI_CE 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 bared from
later challenging such exactions.
U-2007-04 AMENDED February 17, 2009 18
Please review conditions carefully. If you have any questions regarding the conditions of
approval, please contact the Department of Community Development at 408-777-3308 for
clarification. Failure to incorporate conditions into your plan set will result in delays at the
plan checking stage. If development conditions require tree preservations, do not clear the
site until required tree protection devices are installed.
The conditions of project approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government Code
Sectio~a 66020(d)(I), these co~Zditio~as co~astitute writte~z ~zotice of a statement of the amount of
such fees, and a descriptio~a of the dedications, reservations, and other exactions. You are
hereby further notified that tlae 90-day approval period in which you may protest these fees,
dedications, a~ad other exactions, pursuant to Government Code Section 66020(a), has begun. If
you fail to , file a protest within this 90-day period complyi~zg with all of the requirements . of
Section 66020, you will be legally barred from later challenging such exactions.
Any i~zterested person, including the applicant, prior to seeking judicial review of the city
council's decision in this matter, must,fi~st file a petitio~a for r•econsideratiora with the city clerk
witlii~a ten days after the council's decision. Any petitio~a so filed must comply with municipal
ordi~aa~zce code X2.08.096.
Sincerely:
~(
Grace Sclunidt
Deputy City Clerk
cc: Community Development
OFFICE OF THE CITY CLERK
CUPERTINO
CITY HALL
10300 TORRE AVENUE. CUPERTINO, CA 95014-3255
TELEPHONE: (408) 777-3223. FAX: (408) 777-3366
September 5, 2008
Karen N go
SandHill Properties
489 S El Camino Real
San Mateo, Ca. 94402
Modena Investment LP &
Sunnyvale Holding, LLC
c/o Sandhill Properties
489 S El Camino Real
San Mateo, Ca. 94402
Re: Consider Application Nos. U-2007-04, ASA-2007-06 (EA-2007-06), TM-2007-09, EXC-
2008-07, TR-2008-02, Applicant Karen Ngo (The Oaks Shopping Center), 21265 Stevens
Creek Blvd., APN 326-27-035 (a-e). Continued from August 5:
a. Negative declaration
b. Use permit and architectural & site approval to demolish a theater and 2,430 square
feet of commercial space and construct a 4-story, 122 room hotel, a 3-story 56,194
square foot mixed use retail/office/convention center building over an underground
parking podium and site improvements in two phases at an existing shopping center
c. Tentative map to subdivide an 8.1 net acre parcel into two parcels of 3.0 and 5.1
acres in size, with one parcel to be further subdivided into four commercial
condominium units and a common area lot
d. Exception to the Heart of the City Specific Plan to reduce one side-yard setback to
15 feet for a proposed 4-story, 122-room hotel and a 3-story, 56,194 square foot
mixed use retail/office/convention center building
e. Tree removal request to remove and replace approximately 47 trees that are part of
an approved landscape plan for an existing shopping center
U-2007-04
September 5, 2008
2
Dear Ms. Ngo:
At its September 2 meeting, the Cupertino City Council approved the following:
· Adopted a Negative Declaration
· Use Permit and Architectural and Site Approval to demolish a theater and 2,430 square feet
of commercial space and construct a 4-story, 122-room hotel, and a 3-story 51,000 square
foot mixed use retaiVoffice/conference center building over an underground parking podium
and site improvements in two development phases at an existing shopping center with the
following amendments:
· Require a CC&R that restricts ownership of parcel #1 and condo lots for 4 years unless
building permits are obtained and substantial construction is commenced. Otherwise,
ownership of mixed-use area reverts back to shopping center owner. Both condo lots 1 and
2 must be under the same ownership subject to city attorney review
· The term of expiration of the Use Permit and Architectural and Site Approval is extended
from two years to four years.
· Require further architectural detailing of the west elevation, that is, balcony grills on the 3rd
and 4th floor of the hotel
· Require Heart of the City landscape improvements, modified where necessary, from the
westerly Stevens Creek Boulevard driveway to Mary Avenue
· Trees are to meet the current heart of the city specific plan requirements and one field-
grown oak must be placed in the front driveway area
· Tentative Map to subdivide an 8.1 net acre parcel into two parcels of2.6 acres and 5.5 acres
in size, with one parcel to be further subdivided into two commercial condominium units
and a common area lot. The tentative map is also subject to the restrictions that are
incorporated into U-2007-04 and ASA- 2007-06
· Heart of the City Exception, file No. EXC-2008-07 to reduce one side yard setback to 15
feet for the proposed 4-story, l22-room hotel and a 3-story, 51,000 square foot mixed use
retaiVoffice/conference center building at an existing shopping center
· Tree Removal request to remove 47 trees and replace approximately 67 trees that are part of
an approved landscape plan for an existing shopping center
U-2007-04
September 5, 2008
3
The Use Permit conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "The Oaks Mixed -Use Project, Stevens Creek
Boulevard, Cupertino, CA" consisting of 47 pages labeled pages DR-I, X-65, DR-3 through
DR-9, DR-2.1, DR-3.1, SD-1, SD-2, CS-1, A-I through A-4, SHT 1, Phase 1: C-1 through
C-8, Phase 1: C-1 through C-8, TM-1 through TM-4, Condo Plan: C-1 and C-2, C-3
Compliance C-1, L1 through L-5, EXB-l and two colored renderings of the project, except
as may be amended by the conditions contained in this resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct a 4-story, 122-room hotel and a 3-story, 51,000 square-foot
mixed use building over a parking podium. For the 3-story, mixed- use building the first
and second floors shall be devoted to general commercial uses as defined in the City's "CG"
zoning district. The third floor shall be limited to meeting, banquet, party and conference
uses, with late evening activities, subject to City use permit approval. All tenants and
customers of said buildings shall have access to parking spaces in the underground parking
podium.
3. DEVELOPMENT ALLOCATION
The applicant shall receive a Heart of the City Area commercial development allocation of
100,323 square feet that reflects the construction of a 122-room hotel and a 56,194 square-
foot mixed-use building.
4. PROJECT PHASING
For building permit purposes, the applicant may phase the construction of the hotel, mixed-
use building and their site improvements in two phases as described in the approved exhibits
(see condition #1), except as may be amended by the conditions contained in this resolution.
5. BICYCLE PARKING
The applicant shall provide bicycle, parking facilities for the proposed development in
accordance with the City's Parking Regulations under Chapter 19.100 of the Cupertino
Municipal Code.
6. LANDSCAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be reviewed and
approved by the Director of Community Development prior to issuance of building permits.
The landscape plan shall provide the following:
a. The landscape plan shall include water conseryation and pesticide
reduction measures in conformance with Chapter 14.15, Xeriscape Landscaping, and the
pesticide control measures referenced in Chapter 9.18, Stormwater Pollution Prevention
and Watershed Protection, of the Cupertino Municipal Code.
b. A modified Heart of the City landscape improvement along the
parking row to the westerly driveway, consisting of a paver sidewalk and planting areas
U-2007-04
September 5, 2008
4
between the existing trees, similar in design to the Stevens Creek Boulevard sidewalk
design on the north side of the street east of Stelling Road.
c. Native trees substituted for the proposed replacement trees where
appropriate and feasible. The revised landscape plan shall include the locations of one
field-grown native oak trees planted near the front driveway entrance.
d. Mary Avenue on-street parking shall not be removed other than what
is needed for approved driveway cuts and abutting landscape bulbs.
e. The landscape strip westerly of the proposed mixed-use building shall
be planted as part of the Phase 1 work.
7. MASTER USE PERMIT (FILE NO. 20-U-86) MODIFICATION OF CONDITION
NO.3
The conditions of approval of the master use permit for the Oaks Shopping Center (file no.
20-U-86) are incorporated by reference into this use permit. Condition #3 (Use Limitation)
is hereby modified to reduce the maximum number of allowed restaurant seats from 800 to
600 to reflect the reduced shared parking supply proposed by this development application.
8. GREEN BUILDING
At the building permit stage, the applicant shall qualify the new building(s) to achieve a
LEED Silver designation. In addition, the swimming pool will be heated with solar heaters.
9. MAINTENANCE AGREEMENT
The applicant shall record a maintenance agreement subject to the approval of the City
Attorney for the maintenance of the shared driveways by the property owners of each of the
lots.
10. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent feasible
subject to the Building Official. The applicant shall provide evidence that materials will be
recycled prior to issuance of final demolition permits.
11. 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.
12. PUBLIC ART
The applicant shall provide public art in accordance with General Plan policy . 2-
66. Public art selection will be reviewed by the Fine Arts Commission.
U-2007-04
September 5, 2008
5
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
13. STREET WIDENING
Street widening and dedications shall be provided in accordance with City Standards and
specifications and as required by the City Engineer.
14. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
15. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting
fixtures shall be positioned so as to preclude glare and other forms of visual interference to
adjoining properties, and shall be no higher than the maximum height permitted by the zone in
which the site is located.
16. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire Department
as needed.
17. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter
16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required.
Please contact Army Corp' of Engineers and/or Regional Water Quality Control Board as
appropriate.
18. DRAINAGE .
Drainage shall be provided to the satisfaction of the City Engineer. Pre- and post-
development calculations must be provided to indicate whether additional storm water control
measures are to be installed.
19. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities Ordinance No.
331 and other related Ordinances and regulations of the City of Cupertino, and shall
coordinate with affected utility providers for installation of underground utility devices. The
developer shall submit detailed plans showing utility underground provisions. Said plans
shall be subject to prior approval of the affected Utility provider and the City Engineer.
20. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of Cupertino
prQviding for payment of fees, including but not limited to checking and inspection fees,
storm drain fees, park dedication fees and fees for under grounding of utilities. Said
agreement shall be executed prior to issuance of construction permits.
Fees:
a. Checking & Inspection Fees:
$ 6% of Off-Site Improvement Cost or
$3,540.00 minimum
U-2007-04
September 5,2008
6
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Street Tree
$ 6% of Site Improvement Cost or $2,060.00
. mlllimum
$ 2,000.00
$ 2,092.79
b. Grading Permit:
**
$3,515.00
N/A
By Developer
** Based on the latest effective PG&Erate schedule approved by the PUC
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule adopted by the
City Council. However, the fees imposed herein may be modified at the time of recordation
of a final map or issuance of a building permit in the event of said change or changes, the
fees changed at that time will reflect the then.current fee schedule.
21. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment enclosures shall
be screened with fencing and landscaping or located underground such that said equipment is
not visible from public street areas. The transformer shall not be located in the front or side .
building setback area.
22. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water Resources Control
Board, for construction activity, which disturbs soil. BMP plans shall be included in grading
and street improvement plans.
23. DEDICATION OF WATERLINES
The applicant shall dedicate to the City all waterlines and appurtances installed to City
Standards and shall reach an agreement with San Jose Water for water service to the subject
development.
24. NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES)
CONSTRUCTION GENERAL PERMIT
The applicant must obtain a Notice of Intent (NOn from the State Water Resources Control
Board, which encompasses preparation of a Storm Water Pollution Prevention Plan (SWPPP),
use of construction Best Management Practices (BMPs) to control storm water runoff quality,
and BMP inspection and maintenance.
25. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP)
REQUIREMENTS
U-2007-04
September 5, 2008
7
The applicant must include the use and maintenance of site design, source control and storm
water treatment BMP's, which must be designed per approved numeric sizing criteria. A
Storm Water Management Plan, Storm Water Facilities Easement Agreement, Storm Water
Facilities Operation and Maintenance Agreement, and certification of ongoing operation and
maintenance of treatment BMP's are required.
26. EROSION CONtROL PLAN
The developer must provide an approved erosion control plan by a Registered Civil Engineer.
This plan should include all erosion control measures used to retain materials on site. Erosion
- control notes shall be stated on the plans.
27. TRAFFIC SIGNAL IMPROVEMENTS
The developer shall install. traffic signal improvements at the Stevens Creek Blvd/Mary
intersection. The improvements include installing new pedestrian signal heads, pedestrian
push buttons, emergency vehicle pre-emption equipment, repainting traffic signal heads and
installing new poles, framework and signal heads on the east median and the southwest
comer. The eastbound left-turn pocket shall be lengthened as di~ected by the City Engineer.
28. TRAFFIC CONTROL PLAN
The developer must submit a traffic control plan by a Registered Traffic Engineer to be
approved by the City. The plan shall include a temporary traffic control plan for work in the
right of way as well as a routing plan for all vehicles used during construction. All traffic
control signs must be reviewed and approved by the City prior to commencement of work.
The City has adopted Manual on Uniform Traffic Control Devices (MUTCD) standards for all
signage and striping work throughout the City.
29. TRASH ENCLOSURES
The trash enclosure plan shall be designed to the satisfaction of the Environmental Programs
Manager.
30. REFUSE TRUCK ACCESS
The developer must obtain clearance from the Environmental Programs Manager in regards to
refuse truck access for the proposed development.
The Architectural and Site Approval conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "The Oaks Mi~ed -Use Project, St~vens Creek
Boulevard, Cupertino, CA" consisting of 47 pages labeled pages DR-I, X-65, DR-3 through
DR-9, DR-2.1, DR-3.1, SD-l, SD-2, CS-l, A-I through A-4, SHT 1, Phase 1: C-l through
C-8, Phase 1: C-l through C-8, TM-l through TM-4, Condo Plan: C-I and C-2, C-3
Compliance C-l, Ll through L-5, EXB-l and two colored renderings of the project, except
as may be amended by the conditions contained in this resolution.
U-2007-04
September 5, 2008
8
2. DEVELOPMENT APPROVAL
Approval is granted to construct a 4-story, 122-room hotel and a 3-story, 51,000 square-foot
mixed use building over a parking podium. For the 3-story, mixed- use building the first
and second floors shall be devoted to general commercial uses as defined in the City's "CG"
zoning district. The third floor shall be limited to meeting, banquet, party and conference
uses, with late evening activities, subject to City use permit approval. All tenants and
customers of said buildings shall have access to parking spaces in the underground parking
podium.
3. . DEVELOPMENT ALLOCATION
The applicant shall receive a Heart of the City Area commercial development allocation of
100,323 square feet that reflects the construction of a 122-room hotel and a 56,194 square-
foot mixed-use building.
4. PROJECT PHASING
For building permit purposes, the applicant may phase the construction of the hotel, mixed-
use building and their site improvements in two phases as described in the approved exhibits
(see condition #1), except as may be amended by the conditions contained in this resolution.
5. BICYCLE PARKING
The applicant shall provide bicycle parking facilities for the proposed development in
accordance with the City's Parking Regulations under Chapter 19.100 of the Cupertino
Municipal Code.
6. LANDSCAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be reviewed and
approved by the Director of Community Development prior to issuance of building permits.
The landscape plan shall provide the following:
a. The landscape plan shall include water conservation and pesticide
reduction measures in conformance with Chapter 14.15, Xeriscape
Landscaping, and the pesticide control measures referenced in
Chapter 9.18, Stormwater Pollution Prevention and Watershed
Protection, of the Cupertino Municipal Code.
b. A modified Heart of the City landscape improvement along the
parking row to the westerly driveway, consisting of a paver sidewalk
and planting areas between the existing trees, similar in design to the
Stevens Creek Boulevard sidewalk design on the north side of the
street east of Stelling Road.
c. Native trees substituted for the proposed replacement trees where
appropriate and feasible. The revised landscape plan shall include the
locations of two field-grown native oak trees planted near the front
driveway entrance.
d. Mary Avenue on-street parking shall not be removed other than what
is needed for approved driveway cuts and abutting landscape bulbs.
e. The landscape strip westerly of the proposed mixed-use building shall
be planted as part of the Phase 1 work.
U-2007-04
September 5, 2008
9
7. MASTER USE PERMIT (FILE NO. 20-U-86) MODIFICATION OF CONDITION
NO.3
The conditions of approval of the master use permit for the Oaks Shopping Center (file no.
20-U-86) are incorporated by reference into this use permit. Condition #3 (Use Limitation)
is hereby modified to reduce the maximum number of allowed restaurant seats from 800 to
600 to reflect the reduced shared parking supply proposed by this development application.
8. GREEN BUILDING
At the building permit stage, the applicant shall qualify the new building(s) to achieve a
LEED Silver designation. In addition, the swiinming pool will be heated with solar heaters.
9. MAINTENANCE AGREEMENT
The applicant shall record a maintenance agreement subject to the approval of the City
Attorney for the maintenance of the shared driveways by the property owners of each of the
lots.
10. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent feasible
subject to the Building Official. The applicant shall provide evidence that materials will be
recycled prior to issuance of final demolition permits.
1.1. 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.
12. PUBLIC ART
The applicant shall provide public art in accordance with General Plan policy 2-
66. Public art selection will be reviewed by the Fine Arts Commission.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
13. STREET WIDENING
Street widening and dedications shall be provided in accordance with City Standards and
specifications and as required by the City Engineer.
14. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
15. STREET LIGHTING INSTALLATION
U-2007-04
September 5, 2008
10
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting
fixtures shall be positioned so as to preclude glare and other forms of visual interference to
adjoining properties, and shall be no higher than the maximum height permitted by the zone in
which the site is located.
16. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire Department
as needed.
17. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter
16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required.
Please contact Army Corp of Engineers and/or Regional Water Quality Control Board as
appropriate.
18. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre- and post-
development calculations must be provided to indicate whether additional storm water control
measures are to be installed.
19. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities Ordinance No.
331 and other related Ordinances and regulations of the City of Cupertino, and shall
coordinate with affected utility providers for installation of underground utility devices. The
developer shall submit detailed plans showing utility underground provisions. Said plans
shall be subject to prior approval of the affected Utility provider and the City Engineer.
20. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees,
storm drain fees, park dedication fees and fees for under grounding of utilities. Said
agreement shall be executed prior to issuance of constI1lction permits.
Fees:
a. Checking & Inspection Fees:
$ 6% of Off-Site Improvement Cost or
$3,540.00 minimum
$ 6% of Site Improvement Cost or $2,060.00
mlmmum
$ 2,000.00
$ 2,092.79
b. Grading Permit:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. StreetTree
**
$3,515.00
N/A
By Developer
** Based on the latest effective PG&E rate schedule approved by the PUC
Bonds:
U-2007-04
September 5, 2008
11
d. Faithful Performance Bond: 100% of Off-site and On-site Improvements
e. Labor & Material Bond: 100% of Off-site and On-site Improvement
f. On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule adopted by the
City Council. However, the fees imposed herein may be modified at the time of recordation
of a final map or issuance of a building permit in the event of said change or changes, the
fees changed at that time will reflect the then current fee schedule.
21. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment enclosures shall
be screened with fencing and landscaping or located underground such that said equipment is
not visible from public street areas. The transformer shall not be located in the front or side
building setback area.
22. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water Resources Control
Board, for construction activity, which disturbs soil. BMP plans shall be included in grading
and street improvement plans.
23. DEDICATION OF WATERLINES.
The applicant shall dedicate to the City all waterlines and appurtances installed to City
Standards and shall reach an agreement with San Jose Water for water service to the subject
development.
24. NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES)
CONSTRUCTION GENERAL PERMIT
The applicant must obtain a Notice of Intent (NO!) from the State Water Resources Control
Board, which encompasses preparation of a Storm Water Pollution Prevention Plan (SWPPP),
use of construction Best Management Practices (BMPs) to control storm water runoff quality,
and BMP inspection and maintenance.
25. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP)
REQUIREMENTS
The applicant must include the use and maintenance of site design, source control and storm
water treatment BMP's, which must be designed per approved numeric sizing criteria. A
Storm Water Management Plan, Storm Water Facilities Easement Agreement, Storm Water
Facilities Operation and Maintenance Agreement, and certification of ongoing operation and
maintenance of treatment BMP's are required.
26. EROSION CONTROL PLAN
The developer must provide an approved erosion control plan by a Registered Civil Engineer.
This plan should include all erosion control measures used to retain materials on site. Erosion
control notes shall be stated on the plans.
U-2007-04
September 5,2008
12
27. TRAFFIC SIGNAL IMPROVEMENTS
The developer shall install traffic signal improvements at the Stevens Creek Blvd/Mary
intersection. The improvements include installing new pedestrian signal heads, pedestrian
push buttons, emergency vehicle pre-emption equipment, repainting traffic signal heads and
installing new poles, framework and signal heads on the east median and the southwest
comer. The eastbound left-turn pocket shall be lengthened as directed by the City Engineer.
28. TRAFFIC CONTROL PLAN
The developer must submit a traffic control plan by a Registered Traffic Engineer to be
approved by the City. The plan shall include a temporary traffic control plan for work in the
right of way as well as a routing plan for all vehicles used during construction. All traffic
control signs must be reviewed and approved by the City prior to commencement of work.
The City has adopted Manual on Uniform Traffic Control Devices (MUTCD) standards for all
signage and striping work throughout the City.
29. TRASH ENCLOSURES
The trash enclosure plan shall be designed to the satisfaction of the Environmental Programs
Manager.
30. REFUSE TRUCK ACCESS
The developer must obtain clearance from the Environmental Programs Manager in regards to
refuse truck access for the proposed development.
The Tentative Map conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT..
1. APPROVED EXHIBITS
The recommendation of approval is based on the Tentative Parcel Map titled: "Cupertino Oaks
Tentative Map", consisting of four sheets labeled TM-l through TM-4, and a condominium
plan titled: "Cupertino Oaks/Conceptual Condominium Plan/First Floor" and "Basement
Floor", consisting of two sheets labeled C-l and C-2 prepared by BKF Engineers dated 4/14/08
and 6/02/08 respectively, except as may be modified by the conditions contained in this
resolution.
2. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent feasible
subject to the Building Official. The applicant shall provide evidence that materials will be
recycled prior to issuance of final demolition permits.
3. 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),
U-2007-04
September 5,2008
13
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 chaIlenging such exactions.
4. RECORDATION OF EASEMENTS
The applicant shall depIct on the final subdivision map to the satisfaction' of the Director of
Community Development and the, Director of Public Works, easements for all shared utility
lines, and surface storm drainage, parking, waste collection and vehicular circulation that
crosses property lines.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT
5. STREET WIDENING
Street widening and dedications shall be provided in accordance with City Standards and
specifications and as required by the City Engineer.
6. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
7. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting
fixtures shall be positioned so as to preclude glare and other forms of visual interference to
adjoining properties, and shall be no higher than the maximum height permitted by the zone in
which the site is located.
8. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire Department
as needed.
9. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter
16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required.
Please contact Army Corp of Engineers and/or Regional Water Quality Control Board as
appropriate.
10. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre- and post-
development calculations must be provided to indicate whether additional storm water control
measures are to be installed.
11. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities Ordinance No.
331 and other related Ordinances and regulations of the City of Cupertino, and shall
coordinate with affected utility providers for installation of underground utility devices. The
developer shall submit detailed plans showing utility underground provisions. Said plans
shall be subject to prior approval of the affected Utility provider and the City Engineer.
U-2007-04
September 5, 2008
14
12. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees,
storm drain fees, park dedication fees and fees for under grounding of utilities. Said
agreement shall be executed prior to issuance of construction permits.
Fees:
a. Checking & Inspection Fees:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Street Tree
$ 6% of Off-Site Improvement Cost or
$3,540.00 minimum
$ 6% of Site Improvement Cost or $2,060.00
rmmmum
$ 2,000.00
$ 2,092.79
b. Grading Permit:
**
$3,515.00
N/A
By Developer
**
Based on the latest effective PG&E rate schedule approved by the PUC
Bonds:
g. Faithful Performance Bond: 100% of Off-site and On-site Improvements
h. Labor & Material Bond: 100% of Off-site and On-site Improvement
1. On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule adopted by the
City Council. However, the fees imposed herein may be modified at the time of recordation
of a final map or issuance of a building permit in the event of said change or changes, the
fees changed at that time will reflect the then current fee schedule.
13. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment enclosures shall
be screened with fencing and landscaping or located underground such that said equipment is
not visible from public street areas. The transformer shall not be located in the front or side
building setback area.
14. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water Resources Control
Board, for construction activity, which disturbs soil. BMP plans shall be included in grading
and street improvement plans.
15. DEDICATION OF WATERLINES
The applicant shall dedicate to the City all waterlines and appurtances installed to City
Standards and shall reach an agreement with San Jose Water for water service to the subject
development.
U-2007-04
September 5, 2008
15
16. NPDES CONSTRUCTION GENERAL PERMIT
The applicant must obtain a Notice of Intent (NOn from the State Water Resources Control
Board, which encompasses preparation of a Storm Water Pollution Prevention Plan (SWPPP),
use of construction Best Management Practices (BMPs) to control storm water runoff quality,
and BMP inspection and maintenance.
17. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP)
REQUIREMENTS
The applicant must include the use and maintenance of site design, source control and storm
water treatment BMP's, which must be designed per approved numeric sizing criteria. A
Storm Water Management Plan, Storm Water Facilities Easement Agreement, Storm Water
Facilities Operation and Maintenance Agreement, and certification of ongoing operation and
maintenance of treatment BMP's are required.
18. EROSION CONTROL PLAN
The developer must provide an approved erosion control plan by a Registered Civil Engineer.
This plan should include all erosion control measures used to retain materials on site. Erosion
control notes shall be stated on the plans.
19. TRAFFIC SIGNAL IMPROVEMENTS
The developer shall install traffic signal improvements at the Stevens Creek Blvd/Mary
intersection. The improvements include installing new pedestrian signal. heads, pedestrian
push buttons, emergency vehicle pre-emption equipment, repainting traffic signal heads and
installing new poles, framework and signal heads on the east median and the southwest
comer. The eastbound left-turn pocket shall be lengthened as directed by the City Engineer.
20. TRAFFIC CONTROL PLAN
The developer must submit a traffic control plan by a Registered Traffic Engineer to be
approved by the City. The plan shall include a temporary traffic control plan for work in the
right of way as well as a routing plan for all vehicles used during construction. All traffic
control signs must be reviewed and approved by the City prior to commencement of work.
The City has adopted Manual on Uniform Traffic Control Devices (MUTCD) standards for all
signage and striping work throughout the City.
21. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the Environmental Programs
Manager.
22. REFUSE TRUCK ACCESS
The developer must obtain clearance from the Environmental Programs Manager in regards to
refuse truck access for the proposed development.
U-2007-04
September 5, 2008
16
The Tree Removal Conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVAL ACTION
. The applicant is approved to remove a total of about 47 trees on site in accordance with the
applicant's tree survey/removal plan identified as pages L-l through L-5 dated either 4/15/08
or 4/17/08 in the approved plan set titled: " The Oaks Mixed-Use Project, Hyway 85 &
Stevens Creek Blvd., Cupertino, CA", except as may be amended by the conditions of this
Resolution.
2. TREE PROTECTION
The City Arborist's recommendations for site design and tree protection during project
construction as articulated in his July 24, 2007 report titled: "A Tree Inventory and Review
of the Proposed Development at the Oaks Shopping Center 21265 Stevens Creek Boulevard,
Cupertino, California" shall be incorporated in the building permit plan set and implemented
during the course of demolition and construction of the project.
a. TREE PROTECTION BOND
The applicant shall provide a tree protection bond in the amount of $100,000 to ensure
protection of trees slated for preservation prior to issuance of grading, demolition or building
permits. The bond shall be returned after completion of construction, subject to a letter from
the City Arborist indicating that the trees are in good condition.
3. TREE REPLACEMENTS
The applicant shall prepare a revised landscape plan at the building permit stage. The westerly
landscape strip next to the proposed mixed-use building will be advanced to the phase 1 work.
Native trees shall be substitqted for the proposed replacement trees where appropriate and
feasible. That revised landscape plan shall include the locations of two field-grown native oak
trees planted near the front driveway entrance and root barriers shall be installed to avoid
conflicts with future phase 2 development. The revised plan shall be approved by the Director
of Community Development.
For any additional trees that are removed due to hazardous conditions or are considered dead,
the applicant shall be required to replace these trees in accordance with the Protected Trees
Ordinance. Species and size of replacement trees shall be reviewed and approved by the
Community Development Department.
4. TREE REPLACEMENT IN-LIEU FEE
The applicant shall pay an in-lieu fee for any trees that cannot be replaced- on site in
accordance with the City's Protected Trees Ordinance.
U-2007-04
September 5, 2008
17
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 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.
The Exception conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "The Oaks Mixed -Use Project, Stevens Creek
Boulevard, Cupertino, CA" consisting of 47 pages labeled pages DR-I, X-65, DR-3 through
DR-9, DR-2.1, DR-3.1,SD-l, SD-2, CS-l, A-I through A-4, SHT 1, Phase 1: C-l through
C-8, Phase 1: C-l through C-8, TM-l through TM-4, Condo Plan: C-l and C-2, C-3
Compliance C-l, Ll through L-5, and two colored renderings of the project, except as may
be amended by the Conditions contained in this Resolution.
2. HEART OF THE CITY SETBACK EXCEPTION
Approval is granted for a side yard setback exception from the Heart of the City Specific
Plan requirements to allow the proposed hotel and mixed use building to have a minimum
15- foot setback fr~m the westerly property line.
3. 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.
U-2007-04
September 5, 2008
18
Please review conditions carefully. If you have any questions regarding the conditions of
approval, please contact the Department of Community Development at 408-777-3308 for
clarification. Failure to incorporate conditions into your plan set will result in delays at the
plan checking stage. If development conditions require tree preservations, do not clear the
site until required tree protection devices are .installed.
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, 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.
Any interested person., including the applicant, prior to seeking judicial review of the city
council's decision in this matter, must first file a petition for reconsideration with the city clerk
within ten days after the council's decision. Any petition so filed must comply with municipal
ordinance code 92.08.096.
Sincerely:
~~CLt
Grace Schmidt
Deputy City Clerk
cc: Community Development
U -2007 -04
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6516
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROV AL OF A USE PERMIT TO DEMOLISH A THEATER
AND 2,430 SQUARE FEET OF COMMERCIAL BUILDING AND CONSTRUCT A 4-
STORY, 122-ROOM HOTEL AND A 3-STORY, ~56,200 SQUARE-FOOT MIXED USE
RETAIL, COMMERCIAL OFFICE AND MEETING/CONFERENCE CENTER
BUILDING OVER AN UNDERGROUND PARKING PODIUM AND SITE
IMPROVEMENTS AT AN EXISTING SHOPPING CENTER LOCATED AT 21265
STEVENS CREEK BOULEVARD
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
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; and
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of the Conditional Use
Permits Chapter of the Cupertino Municipal Code.
3) The proposed development is consistent with the Heart of the City Specific Plan,
except for the 15-foot side building setback for which an exception is requested.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for a Use Permit is hereby recommended for
approval, subject to the conditions which are enumerated in this Resolution beginning on
Page 2 thereof; 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-2007-04 as set forth in the Minutes of the Planning Commission Meeting of May
Resolution No. 6516
Page 2
U-2007 -04
June 10, 2008
27, 2008 and June 10, 2008, and are incorporated by reference as though fully set forth
herein.
SECTION II: PROTECT DESCRIPTION
Application No.: U-2007-04
Applicant: Karen Ngo
Location: 21265 Stevens Creek Blvd.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "The Oaks Mixed -Use Project, Stevens
Creek Boulevard, Cupertino, CA" consisting of 47 pages labeled pages DR-1
through DR-9, DR-2.1, DR-3.1, SD-l, SD-2, CS-l, A-I through A-4, SHT 1, Phase
1: C-l through C-8, Phase 1: C-l through C-8, TM-l through TM-4, Condo Plan:
C-l and C-2, C-3 Compliance C-l, Ll through L-5, EXB-l and two colored
renderings of the project, except as may be amended by the conditions contained
in this resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct a 4-story, 122-room hotel and a 3-story, 56,194
square-foot mixed use building over a parking podium. For the 3-story, mixed-
use building the first and second floors shall be devoted to general commercial
uses as defined in the City's "CG" zoning district. The third floor shall be limited
to meeting, banquet, party and conference uses, with late evening activities,
subject to City use permit approval. All tenants and customers of said buildings
shall have access to parking spaces in the underground parking podium.
3. DEVELOPMENT ALLOCATION
The applicant shall receive a Heart of the City Area commercial development
allocation of 100,323 square feet that reflects the construction of a 122-room hotel
and a 56,194 square-foot mixed use building.
4. PROTECT PHASING
For building permit purposes, the applicant may phase the construction of the
hotel, mixed-use building and their. site improvements in two phases as
described in the approved exhibits (see condition #1), except as may be amended
by the conditions contained in this resolution. The second development phase
shall have a use permit expiration of five years after City approval.
Resolution No. 6516
Page 3
U-2007-04
June 10, 2008
5. HOTEL REAR SETBACK
The rear building setback for the hotel building shall be increased to a minimum
of 40 feet to accommodate significant landscaping and trees to help screen the
mass of the hotel.
6. BICYCLE PARKING
The applicant shall provide bicycle parking facilities for the proposed
development in accordance with the City's Parking Regulations under Chapter
19.100 of the Cupertino Municipal Code.
7. LANDSCAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be
reviewed and approved by the Director of Community Development prior to
issuance of building permits. The landscape plan shall provide the following:
a. The landscape plan shall include water conservation and pesticide reduction
measures in conformance with Chapter 14.15, Xeriscape Landscaping, and the
pesticide control measures referenced in Chapter 9.18, Stormwater Pollution
Prevention and Watershed Protection, of the Cupertino Municipal Code.
b. A modified Heart of the City landscape improvement along the parking row
to the westerly driveway, consisting of a paver sidewalk and planting areas
between the existing trees, similar in design to the Stevens Creek Boulevard
sidewalk design on the north side of the street east of Stelling Road.
c. Native trees substituted for the proposed replacement trees where
Clppropriate and feasible. The revised landscape plan shall include the
locations of two field-grown native oak trees that will replace two large
specimen oaks that were previously removed due to hazardous conditions.
d. Mary A venue on-street parking shall not be removed other than what is
needed for approved driveway cuts and abutting landscape bulbs.
e. The landscape strip westerly of the proposed mixed use building shall be
planted as part of the Phase 1 work.
8. MASTER USE PERMIT (FILE NO. 20-U-86) MODIFICATION OF
CONDITION NO.3
The conditions of approval of the master use permit for the Oaks Shopping
Center (file no. 20-U-86) are incorporated by reference into this use permit.
Condition #3 (Use Limitation) is hereby modified to reduce the maximum
number of allowed restaurant seats from 800 to 600 to reflect the reduced shared
parking supply proposed by this development application.
9. GREEN BUILDING
At the building permit stage, the applicant shall qualify the new building(s) to
achieve a LEED Silver designation. In addition, the swimming pool will be
heated with solar heaters.
Resolution No. 6516
Page 4
U-2007-04
June 10, 2008
10. MAINTENANCE AGREEMENT
The applicant shall record a maintenance agreement subject to the approval of
the City Attorney for the maintenance of the shared driveways by the property
owners of each of the lots.
11. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum
extent feasible subject to the Building Official. The applicant shall provide
evidence that materials will be recycled prior to issuance of final demolition
permits.
12. 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.
13. BUILDING MATERIALS AND ARCHITECTURE
Applicant shall revise the hotel architectural plans to substantially comply with
the re-design recommendations of City Architect, Larry Cannon, detailed in a
May 30, 2008 email message to staff, and include: matching roof tiles; mortared
roof ridges; inset windows (minimum of 4 inches); awnings; balconies; eave
brackets; and masonry accents on major, first floor building elements, including
the lobby entrance. Revised plans shall be reviewed and approved by the City
Council with a recommendation from the Planning Commission.
14. PEDESTRIAN IMPROVEMENTS FOR HIGHWAY 85 BRIDGE
Applicant shall contribute $25,000 toward the improvement of the pedestrian
connections on the abutting bridge crossing over Highway 85. Said funding shall
help fund safety railings, pedestrian-scaled lighting, permanently marked bicycle
lanes, etc. on the bridge.
15. PUBLIC ART
The applicant shall provide public art in accordance with General Plan policy
2- 66. Public art selection will be reviewed by the Fine Arts Commission.
Resolution No. 6516
Page 5
U-2007-04
June 10, 2008
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
16. STREET WIDENING
Street widening and dedications shall be provided in accordance with City
Standards and specifications and as required by the City Engineer.
17. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed In
accordance with grades and standards as specified by the City Engineer.
18. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer.
Lighting fixtures shall be positioned so as to preclude glare and other forms of
visual interference to adjoining properties, and shall be no higher than the
maximum height permitted by the zone in which the site is located.
19. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire
Department as needed.
20. GRADING
Grading shall be as approved and required by the City Engineer in accordance
with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404
permits maybe required. Please contact Army Corp of Engineers and/ or Regional
Water Quality Control Board as appropriate.
21. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre- and post-
development calculations must be provided to indicate whether additional stor~
water control measures are to be installed.
22. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities
Ordinance No. 331 and other related Ordinances and regulations of the City of
Cupertino, and shall coordinate with affected utility providers for installation of
underground utility devices. The developer shall submit detailed plans showing
utility underground provisions. Said plans shall be subject to prior approval of the
affected Utility provider and the City Engineer.
23. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino providing for payment of fees, including but not limited to checking
Resolution No. 6516
Page 6
U-2007-04
June 10, 2008
and inspection fees, storm drain fees, park dedication fees and fees for under
grounding of utilities. Said agreement shall be executed prior to issuance of
construction permits.
Fees:
a. Checking & Inspection Fees:
$ 6% of Off-Site Improvement Cost or
$3,540.00 minimum
$ 6% of Site Improvement Cost or
$2,060.00 minimum
$ 2,000.00
$ 2,092.79
b. Grading Permit:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Street Tree
**
$3,515.00
N/A
By Developer
**
Based on the latest effective PG&E rate schedule approved by the PUC
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site
Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule
adopted by the City Council. However, the fees imposed herein may be modified
at the time of recordation of a final map or issuance of.a building permit in the
event of said change or changes, the fees changed at that time will reflect the then
current fee schedule.
24. TRANSFORMERS
. Electrical transformers, telephone vaults and similar above ground equipment
enclosures shall be screened with fencing and landscaping or located underground
such that said equipment is not visible from public street areas. The transformer
shall not be located in the front or side building setback area.
25. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP plans
shall be included in grading and street improvement plans.
Resolution No. 6516
Page 7
U-2007-04
June 10, 2008
26. DEDICATION OF WATERLINES
The applicant shall dedicate to the City all waterlines and appurtances installed to
City Standards and shall reach an agreement with San Jose Water for water service
to the subject development.
27. NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES)
CONSTRUCTION GENERAL PERMIT
The applicant must obtain a Notice of Intent (NOI) from the State Water Resources
Control Board, which encompasses preparation of a Storm Water Pollution
Prevention Plan (SWPPP), use of construction Best Management Practices (BMPs)
to control storm water runoff quality, and BMP inspection and maintenance.
28. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP)
REQUIREMENTS
The applicant must include the use and maintenance of site design, source control
and storm water treatment BMP's, which must be designed per approved numeric
sizing criteria. A Storm Water Management Plan, Storm Water Facilities Easement
Agreement, Storm Water Facilities Operation and Maintenance Agreement, and
certification of ongoing operation and maintenance of treatment BMP's are
required.
29. EROSION CONTROL PLAN
The developer must provide an approved erosion control plan by a Registered
Civil Engineer. This plan should include all erosion control measures used to
retain materials on site. Erosion control notes shall be stated on the plans.
30. TRAFFIC SIGNAL IMPROVEMENTS
The developer shall install traffic signal improvements at the Stevens Creek
Blvd/ Mary intersection. The improvements include installing new pedestrian
signal heads, pedestrian push buttons, emergency vehicle pre-emption equipment,
repainting traffic signal heads and installing new poles, framework and signal
heads on the east median and the southwest corner. The eastbound left-turn
pocket shall be lengthened as directed by the City Engineer.
31. TRAFFIC CONTROL PLAN
The developer must submit a traffic control plan by a Registered Traffic Engineer
to be approved by the City. The plan shall include a temporary traffic control plan
for work in the right of way as well as a routing plan for all vehicles used during
construction. All traffic control signs must be reviewed and approved by the City
prior to commencement of work. The City has adopted Manual on Uniform
Traffic Control Devices (MUTCD) standards for all signage and striping work
throughout the City.
Resolution No. 6516
Page 8
U-2007 -04
June 10, 2008
32. TRASH ENCLOSURES
The trash enclosure plan shall be designed to the satisfaction of the Environmental
Programs Manager.
33. REFUSE TRUCK ACCESS
The developer must obtain clearance from the Environmental Programs Manager
in regards to refuse truck access for the proposed development.
CITY ENGINEER'S CERTIFICA IE OF ACCEPTANCE OF
ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 of the California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV.
Of this resolution conform to generally accepted engineering practices
I s/Ralph Qualls
Ralph Qualls, Director of Public Works
City Engineer CA License 22046
PASSED AND ADOPTED this 10th day of June 2008, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
COMMISSIONERS: Chairperson Miller, Vice Chair Giefer, Rose
Kaneda, Brophy
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
NOES:
ABST AIN:
ABSENT:
ATTEST:
APPROVED:
I s/Steve Piasecki
Steve Piasecki, Director
Community Development Department
Is/Marty Miller
Marty Miller, Chair
Planning Commission
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981 RIDDER PARK DRIVE
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