U-2003-02b
City Hall
10300 Tone A venue
Cupertino, CA 95014-3255
Telephone: (408) 777-3223
CITY OF FAX: (408) 777-3366
CUP E I\T I N 0 --.-------.----..--.------.------------..---..--------.--~...-------.._--------~.---..----.--_.-...
OFFICE OF THE CITY CLERK
To:
Kiersa
From:
Grace Johnson
Subject:
Z-2003-01, TM-2003-01, U-2003-02 (Saron Gardens)
Date:
September 16, 2003
~~~~.~____________________...........-_~.........~________._____'_'______.....--h.-~~_______________
__~~~~__~~~______________________m..~~.........______________'____.-.--~-,..,........----'-----
No action letter was written to the applicant. The Council action is as follows:
Council Granted the Negative Declaration; approved the tentative map, the rezoning, and the
use pennit; conducted the first reading of the ordinance; concurred that staff should begin
preparation of the rental housing retention policy, and any applicants that may be considering
removal of rental housing should be notified that the requirements would be changing
Grace Johnson
U-2003-02
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino/ California 95014
RESOLUTION NO. 6188
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROVAL OF A USE PERMIT TO CONSTRUCT 55 SINGLE F AMIL Y
RESIDENCES AND SITE IMPROVEMENTS ON A 4.03-ACRE PARCEL LOCATED AT 7310
RAINBOW DRIVE A-E AND 7308 RAINBOW DRIVE 9-14 and A .
SECTION I: PROTECT DESCRIPTION
Application No(s).: U-2003-02 (EA-2003-03)
Applicant: Prometheus
Location: 7310 Rainbow Drive A-E and 7308 Rainbow Drive 9-14 and A.
SECTION II: FINDINGS FOR USE PERMIT
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;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW/ THEREFORE, BE IT RESOLVED:
That after careful consideration of maps/ facts, exhibits/ testimony and other evidence
submitted in this matter/ the application for Use Permit and Exception are 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 are contained in the public hearing record concerning Application No(s). U-2003-02
Resolution No. 6188
Page 2
U-2003-02
May 27, 2003
(EA-2003-03), as set forth in the Minutes of the Planning Commission Meeting of May 27,
2003, and are incorporated by reference as though fully set forth herein.
- --
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on the exhibits labeled Saron Gardens dated
June 6, 2003 including sheets AO, LO.O, C1-C8, T1, L1.1-L4.1, A1, A.A1-A.A3, A.B1-A.B2,
A.C1-A.C2, A.D1-A.D3, A.N1-A.N2, A.PI-A.P3, except as may be amended by the
Conditions contained in this resolution.
2. 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.
3. FENCING & LIGHTING PLAN:
The applicant shall submit a fence and lighting plan (including fencing details of the
transformer along Rainbow Drive) to the Design Review Committee for review and
approval prior to issuance of building permits. In order to replace the perimeter fences,
proof of consent or authorization from the adjoining neighbors must be submitted to the
City prior to approval.
4. DECORA TIVE P AVERS:
The style and type of the decorative pavers are not approved as part of this project. A
revised site plan indicating the specific type and style of pavers must be submitted to
the Design Review Committee for review and approval prior to final approval of the
project. Pavers shall be specified as interlocking pavers or other pavement materials
that looks like interlocking pavers with some water permeability.
5. CURB & PARKWAY ALIGNMENT ON POppy WAY:
A supplemental arborist report with specific tree preservation recommendations must
be submitted to the City for review and approval in order to finalize the sidewalk/ curb
design along Poppy Way prior to the approval of the final map. The arborist report
shall consider the existing tree canopy size, grade levels and sufficient setback from the
proposed sidewalk in order to ensure complete preservations of these trees. The
sidewalk/ parkway will be required to meander or bulb around trees #60-62 along
Poppy Way and then come back in to match the existing sidewalk/parkway patterns. In
the event that the two R-1 lot sizes are affected by the approved curb/parkway
Resolution No. 6188
Page 3
U-2003-02
May 27,2003
alignment, the proposed homes must be reduced in size according to the R-l
development standards. Revised plans shall be reviewed and approved by the Design
Review Committee.
6. LANDSCAPING PLAN:
A revised landscaping plan shall be submitted to the Design Review Committee for
review and approval indicating the preservation of tree #58 on the site plan.
7. COVENANTS, CONDITIONS AND RESTRICTIONS (CC&R's):
A copy of the CC& R's for the project shall be reviewed and approved by the City
Attorney prior to approval of the final map. A legal description of the side/rear yard
easements proposed between homes must also be submitted to the City Attorney's
Office for review and approval prior to the final map approval.
8. PARKING RATIO:
Parking ratio for the property shall be 2.83 spaces per unit (156 stalls). Two spaces per
unit shall be covered. In addition, the parking ratio for the two R-l single-family homes
shall be 4 spaces per unit (8 stalls). Two spaces per unit shall be covered.
9. SITE PLAN:
A revised site plan reflecting the proposed fence recess between each homes as shown
on the landscaping plan sheet L2.1 shall be submitted to the Planning Department for
review and approval prior to issuance of building permits.
10. INTERIOR GARAGE DIMENSION:
The interior garage clearance shall be 20 feet by 20 feet (measured from inside walls).
11. STOOP HEIGHTS OF UNIT TYPE D (Dl & D2):
As proposed, the entry landing leading to the front door of D units (Dl & D2) is
approximately elevated 6 feet above grade that does not present a very desirable
pedestrian experience. The applicant shall explore options to reduce the height of the
entry stoops by breaking up the main entry stairs by adding a couple of steps at the
entrance of the front yard or re-evaluate the grading plan for the project so that the
ground floor/ garage could be set lower in elevation in order to reduce the scale of the
front stoops. Revised plans for all of the D units shall be submitted to the Design
Review Committee for review and approval prior to issuance of the Final Map.
12. TRANSFORMER:
The transformer proposed along Rainbow Drive shall be screened completely out of the
public view by a combination of fencing and landscaping. The fence design shall be
reviewed and approved by the Design Review Committee. Alternatively, the
transformer may be underground if screening from fencing and landscaping are
determined inadequate.
Resolution No. 6188
Page 4
U-2003-02
May 27, 2003
13. BELOW MARKET RATE UNITS:
The project will be increasing the total number of housing units by 15 units on the
project site. However, 39 apartment units will be demolished. As a mitigation measure,
20% (3 units) of the 15 additional units must be below market rate units consistent with
the City's Housing Mitigation Policy.
14. RELOCATION ASSISTANCE PROGRAM:
The project will be subjected to the approved relocation assistance program dated May
22, 2003 except as may be amended by the Conditions contained in this resolution.
Prometheus shall do everything within reason to accommodate residents with children
attending schools so that they can continue to live in the same school district.
15. CONSTRUCTION MANAGEMENT PLAN:
Prior to issuance of building permits, the applicant shall submit a construction
management plan to the Planning Department for review and approval. The plan shall
provide provisions for the following:
a. Construction Vehicle Routing Plan: All construction vehicles shall enter the
project site from Rainbow Drive off of De Anza Blvd. and exit onto Rainbow Drive
to De Anza Blvd.
b. Construction Equipment Staging Plan: The construction equipment-staging plan
shall clearly indicate where the equipments will be staged during construction to
the satisfaction of the Community Development Department.
c. Dust Control: The project shall utilize Best Management Practices (BMP's), as
required by the State Water Resources Control Board, for construction activity,
which disturbs soil. BMP plans shall be included in the grading and street
improvement plans. Erosion and or sediment control plan shall be provided.
Identify all Pre-and Post development BMPs that will be installed on-site.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT
1. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance with
City Standards and specifications and as required by the City Engineer. The Public
Works Department must approve all on and off-site improvements prior to gaining
approvat which includes storm drain improvements, sidewalk design, curb and gutter
design and dedications along Poppy Way.
2. 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. The Public Works Department
must approve all on and off-site improvements prior to gaining approval, which
includes storm drain improvements, sidewalk design, curb and gutter design and
dedications along Poppy Way.
Resolution No. 6188
Page 5
U-2003-02
May 27,2003
3. 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.
4. FIRE HYDRANT
Fire hydrants shall be located as required by the City.
5. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
6. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type
approved by the City in accordance with Ordinance No. 125.
7. 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.
8. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post-
development calculations must be provided to identify whether new storm drain
facilities will be required, existing systems may need to be upgraded, or storm drainage
can be maintained the same.
9. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City.
10. 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.
11. 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
Resolution No. 6188
Page 6
U-2003-02
May 27,2003
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:
$ 6% of Off-Site Improvement Cost or $2,268.00 minimum
$ 6% of Site Improvement Cost
$ 3,000.00
$ 5,198.70
**
$ 1,097.75
$ 97,200.00
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.
** Developer is required for one-year power cost for streetlights
12. 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.
13. DEDICATION OF WATERLINES
The developer shaH dedicate to the City all waterlines and appurtenances installed to
City Standards and shall reach an agreement with San Jose Water for water service to
the subject development.
14. WORK SCHEDULE
A work schedule shall be provided to the City to show the timetable necessary for
completion of on and off site improvements.
15. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water Resources
Control Board, for construction activity, which disturbs soil. BMP plans shall be
included in your grading and street improvement plans. Erosion and or sediment
control plan shall be provided.
Resolution No. 6188
Page 7
U-2003-02
May 27, 2003
16. NOI/NPDES PERMIT
The developer shan determine if a NOI/ NPDES permit will be required for their site.
Please see attached.
CITY ENGINEER'S CERTIFICATE OF
ACCEPT ANCE OF ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 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 sl Ralph Qualls
Ralph Qualls, Director of Public Works
City Engineer CA License 22046
PASSED AND ADOPTED this 27th day of May, 2003, at a Regular Meeting of the Planning
Commission of the City of Cupertino, State of California, by the following ron call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Corr, Miller, Wong and Chairperson Chen
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS: Saadati
ATTEST:
APPROVED:
I sl Steve Piasecki
Steve Piasecki
Director of Community Development
I s I Angela Chen
Angela Chen, Chairperson
Cupertino Planning Commission
G: \ Platming\ PDREPORT\ RES\ U.2003-02res.doc
SARON GARDENS
PLANNING SUBMITTAL - 03.24.03
REVISION 3 - 06.06.03
PROJECT DIRECTORY
Cupar1loo,Ga.nfomia
DEVElOPER
SaronGardens,LLC
3508ridgeParkway
Redwood CIty, CA 94065
TeL 650.596.5300
Fax: 550.596.5374
ARCHITECT:
Christani Johnson Arehitects
655 Third Slreet, Suite 350
San Francisco,CA94107
Tal: 415.243.94<14
Fax:4Hi.243.94B5
CiVil ENGINEER
Creegan&D'Ar'lgelo
1075 NorthTenthStreel,Suile 100
S3f1JOSB, CA951~2
Tel: 408.998.1234
Fax; 408_9980944
LANDSCAPE ARCHITECT
Carducci and A$$Oi;;ates
555 Beach,.ith Floor
80m Fra~Gjseo, CA94133
Tel: 415.674.0990
Fax: 415.674.0999
PROJECT DATA:
ZOi'lINaJLOT INFORMATION
lOCATIG<'l" APN3lJ6.t;'6..ol8. i\PNl56-1S-75 I\"N366-1S-75
OHIN::lPP.OPOS=OP.U.D
PROIIIOED REQ'OJALLOWED
R;r.Gffn~HT "-"'MAX
~0iC,,~-
SEESIEDLAN
IDENSITY
TOTAlIIREA1Ae....1 i:lWEL~ING UNITS OUiACRE
4.03 " 1J.Sol
SITE ARE'" CALCULATION
OTALSrr!A~!A; 4.C~ AC~!S ; '~s.el~ S:UA~EFEET
~, . S,F.PER TOTAL %COV!MCle
UNITA "' .16 lC,S92
UNIT!! " 00' 4,03)
UNITe .0 ,'6 ~.16)
UNITD '" '" 2tH,
UNrTN UM ::;;
IINITP , 1.,"5
TOTAL BUII.OING FOOTPRIMT ARf.A ~,O31 J1% .il<~_
P"V1N':;;H,\~l">l':r.A~F ;~ ;.,
TOTAI.-PAVINOIHMlDSCAPE SJ.2A5 '"% .il<~"",
LAN~SCAFED,AREA <1259
TDTALPLA~TI~GA~EA 6USg '" 01",-
RAINBOW DRIVE ELEVATION
PROJECT DATA:
.mE TII' "~IIC,C 'P"CNTRACT' DOESN<JOO.Ry'^'n<TI'E
CITYSTAND4RCSE1HCKS""""""""""""""N'Il
#OFUNITS CARS/UNIT GARAGE
aF
SI.IllFACE
P'lOVrm:'P
TOTAL
FR:OV'DED
,
UNIT TYPE
TYFE~,
rip",!!
HFIOC 1t
IYPEP
TOTAL FLOOR MlEi\
2ND 3RD
80~ SOD
656 800 500
849 50" B36
1030 864 0
761 566
7~ 0
2..'6~
2,1M
TOTALAREA.f!
;~.~M
6546
1~2,1l1
TOTALSlTE.AREA
ROOR AFleA FlATIO
115,616
Q.70
UNlnyp~
rrrEA
",,,I
3B~.2BA
. ~P'l oBA
SARON GARDENS
SARON GARDENS, LLC
APPLICABLE CODE INFORMATION:
SHEET INDEX
1fH1 EdmCO'1 ~I tlw UnlkllM B""dln~ ::':o~;, Vd,.. 1, 2.\.) (... amendedbytl1e 2001 C5C)
A.C COVERSllEET
LU_') IU.'J:;F1~,,-nVESITEPLAN
01 CI\.'1LNOTES
C2 CO~CEP1'JALSIIIoPLAN
C~ DEWOLlTlOO FLAN
C;4 O:)NCE~TUALGMClINGANDJRANAGE
C~ CONCEPTUAL U~IL,TY f't..Al,j
C8 TRE,REMOVALPLAN
CI ~OPPYWAYIM~ROVH!ENTS
ell CiIlILOE'AILS
T' TENT.ATVE TRACT MAP
l11 lANDSCA.PE,~aT~S
L2.1 CONCEPTUAL'-"NDSCAPO;P'-"N
L,,2 CONCEPTUIILlffiIGATIONPl.AN
131 lANDSCAPECO>JS"'RUCnONCETAlLS
L4,1
^.,
AM FLOOR~LAN3-n"""2
1I.A:l ELEVA-IONE_TYPEA11l.2
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A.B2 ELEVATIONS-I'PEB
.A,C1 "LOORPLo.N$_-:-YPEC,&2
/I.Q E"LINATICNS_TYFEC1&2
A,D1 FLOORPLANS-TYFEO'
.A.D2 FLOORFL."l'lE-TYFEDl
/1.00 ~lEIIATIONS-TY~E01&2
A,Nl FLOORPLANS.TYPEN
/I,N:l ElEV,l,TCN$-TYPEN
/lP1 Fl,~PlANS_TY~E~
A.i>2 ELEIIATIONS-T{PEP1
A.P3 B.EIIA'IONS_TYPEP-,
TOTAl, AReA (51)
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f3ASIS OF BEARINGS PROJECT BENCHMAR!5,
SARON GARDENS
SARON GARDENS, LLC
CIVIL NOTES
AEMOV_AL NOTES
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TR PROTECTION NOTES
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UTlLI1Y NOTES
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u nu 73'''' A1u:THIRD FLOOR PLAN
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(2'1 A1 - SECOND FLOOR PLAN
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TOTAL SQUARE FOOTAGE - 1758 S.F.
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