Administrative Hearing Reso #113, ASA-2019-006, 01-09-2020ASA-2019-006
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 113
OF THE ADMINISTRATIVE HEARING OFFICER OF THE CITY OF
CUPERTINO APPROVING AN ARCHITECTURAL AND SITE PERMIT
TO ALLOW FACADE, PARKING, AND SITE IMPROVEMENTS TO AN
EXISTING RETAIL BUILDING LOCATED
AT 19900 STEVENS CREEK BLVD.
SECTION I: PROJECT DESCRIPTION
Application No.: ASA-2019-006
Applicant: Nathan Ung
Location: 19900 Stevens Creek Blvd. (APN 369-05-038)
SECTION II: FINDINGS
WHEREAS, the City of Cupertino received an application for an Architectural and Site
Approval to consider allowing modifications to the exterior building materials and
landscaping for an existing retail building, as described in Section I. of this Resolution;
and
WHEREAS, the necessary public notices have been given as required by the Procedural
Ordinance of the City of Cupertino, and the Administrative Hearing Officer has held at
least one public meeting with regard to the application; and
WHEREAS, pursuant to the provisions of the California Environmental Quality Act of
1970 (Public Resources Code section 21000 et seq.) (“CEQA”), together with the State
CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.)
(hereinafter, "CEQA Guidelines"), the City staff has independently studied the proposed
Project and has determined that the Project is exempt from environmental review
pursuant to the categorical exemption in CEQA Guidelines section 15301 and 15332 for
the reasons set forth in the staff report dated January 9, 2020 and incorporated herein;
and
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WHEREAS, the applicant has met the burden of proof required to support said
application; and
WHEREAS, the Administrative Hearing Officer finds as follows with regard to this
application:
1. The proposal, at the proposed location, will not be detrimental or injurious to property
or improvements in the vicinity, and will not be detrimental to the public health,
safety, general welfare, or convenience;
The applicant proposes to enclose existing covered arcades; therefore, not increasing the lot
coverage and overall massing. In addition, the project proposes a façade modification to
modernize the existing building. The changes include material changes from an all brick
façade to one with metal and wood accents in addition to the brick. The proposal includes the
creation of two front patios on each side of the central walkway that leads to the entrance. The
project also includes improvements in the parking lot and within the landscaped areas. All
the proposed changes are minor improvements to the existing building and site and will not
be detrimental or injurious to property or improvements in the vicinity.
2. The proposal is consistent with the purposes of Chapter 19.168, the General Plan any
specific plan, zoning ordinances, applicable planned development permit, conditional
use permits, variances, subdivision maps or other entitlements to use which regulate
the subject property including, but not limited to, adherence to the following specific
criteria:
a) Abrupt changes in building scale should be avoided. A gradual transition related
to height and bulk should be achieved between new and existing buildings.
There are no changes in building scale except the addition of a metal clad architectural
feature at the northeast corner of the building. The architectural feature will add 1’-3” to
13’-7” feet along the north elevation (Stevens Creek Boulevard) and 13’-10” feet along the
east elevation (facing the main driveway) at the northeast corner of the building. No other
height or scale modifications are proposed that will impact the existing massing.
b) In order to preserve design harmony between new and existing buildings and in
order to preserve and enhance property values, the materials, textures and colors
of new building should harmonize with adjacent development by being consistent
or compatible with design and color schemes with the future character of the
neighborhoods and purposes of the zone in which they are situated. The location,
height and materials of walls, fencing, hedges and screen planting should
harmonize with adjacent development. Unsightly storage areas, utility
installations and unsightly elements of parking lots should be concealed. The
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planting of ground cover or various types of pavements should be used to prevent
dust and erosion, and the unnecessary destruction of existing healthy trees should
be avoided. Lighting for development should be adequate to meet safety
requirements as specified by the engineering and building departments and
provide shielding to prevent spill-over light to adjoining property owners.
Through this proposal the applicant has incorporated existing materials with attractive
contemporary metal and wood elements that are suited and compatible with the character of
the area. In addition, the applicant proposes to enhance the landscaping on the property.
Existing mature trees that are in good health are proposed to be retained. Outdoor lighting
incorporates appropriate shielding and is designed to meet the parking lot lighting
requirements of the Municipal Code.
c) The number, location, color, size, height, lighting and landscaping of outdoor
advertising signs and structures have been designed to minimize traffic hazard,
positively affect the general appearance of the neighborhood and harmonize with
adjacent development.
There is currently a ground sign located with the front setback area and the applicant
intends to reface the sign to reflect the new architectural style and tenants. At this point, no
signs are proposed, nor approved, as part of this project.
d) With respect to new projects within existing residential neighborhoods, new
development should be designed to protect residents from noise, traffic, light and
visually intrusive effects by use of buffering, setbacks, landscaping, walls and
other appropriate design measures.
This application is not a new project and will maintain the existing buffering and setbacks
established adjacent to the existing residential neighborhoods.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of the maps, facts, exhibits, testimony, staff’s report and
presentation, and other evidence submitted in this matter, subject to the conditions which
are enumerated in this Resolution beginning on PAGE 3 thereof,
The application for an Architectural and Site Approval, Application no. ASA-2019-006 is
hereby approved and that the subconclusions upon which the findings and conditions
specified in this resolution are based and contained in the Public Meeting record
concerning Application no. ASA-2019-006 as set forth in the Minutes of the
Administrative Hearing Meeting of January 9, 2020 and are incorporated by reference as
though fully set forth herein.
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SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPARTMENT
1. APPROVED EXHIBITS
Approval is based on the plan set drawn by M/A Design Group and HMH titled
“Charles Dunn 19900 Stevens Creek Blvd. Building Remodel and Renovations”
consisting of forty-five (45) sheets labeled A0-1, A1-1, A1-2, A1-3, A2-1, A2-2, A3-
1, A4-1, A4-2, A4-3, A4-4, A4-5, A5-1, G0.01, C1.1, C1.2, C2.1, C2.2, C3.1, C3.2, C4.1,
L0.01, L0.02, L1.01, L1.02, L1.03, L2.01, L3.01, L3.02, L3.03, L3.04, L3.05, L3.06,
L3.07, L4.01, L4.02, L4.03, L4.04, L5.01, L5.02, L5.03, L5.04, and L5.05, except as may
be amended by conditions in this resolution.
2. ACCURACY OF PROJECT PLANS
The applicant/property owner is responsible to verify all pertinent property data
including but not limited to property boundary locations, building setbacks,
property size, building square footage, any relevant easements and/or
construction records. Any misrepresentation of any property data may invalidate
this approval and may require additional review.
3. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. DP-2019-001 and TR-2019-032
shall be applicable to this approval.
4. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on
the first page of the building plans.
5. INGRESS/EGRESS EASEMENT
Prior to final occupancy, the property owner shall record an appropriate deed
restriction and covenant running with the land subject to the approval of the City
Attorney, to provide the necessary reciprocal ingress and egress easements to and
from the adjoining properties for purposes of pedestrian and vehicular access and
cross circulation. The easement language shall provide that construction of any
driveways shall be completed to the City’s satisfaction at such time as the city can
require the adjacent property owners to agree to construct driveway(s) and
provide reciprocal ingress/egress easements through a planning permit. The
agreement language including the driveway(s) and easement layout shall be
reviewed and approved by the City prior to recordation with the County
Recorder’s Office. The easement shall contain a provision that it may not be
modified or removed without express written approval from the City.
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6. EXTERIOR BUILDING MATERIALS/TREATMENTS
a. The final building exterior plan shall closely resemble the details shown on the
original approved plans.
b. No fencing is approved within the front setback area.
c. All final building exterior treatment plan (including but not limited to details
on exterior color, materials, architectural treatments, doors, windows, lighting
fixtures, and/or embellishments) shall be reviewed and approved by the
Director of Community Development prior to issuance of building permits to
ensure quality and consistency.
d. Any exterior changes determined to be substantial by the Director of
Community Development shall either require a modification to this permit or
a new permit based on the extent of the change.
7. WINDOW DETAILS
All storefront windows shall be kept open and transparent to the greatest extent
possible. The final storefront design and window display shall be reviewed and
approved by the Director of Community Development prior to issuance of
building permits for tenant improvements. No changes shall be made to the
transparency of the windows without the express approval of the Director of
Community Development.
8. LANDSCAPE PROJECT SUBMITTAL
Prior to issuance of building permits, the applicant shall submit a full Landscape
Documentation Package, per sections 14.15.050 A, B, C, and D of the Landscape
Ordinance, for projects with landscape area 500 square feet or more or elect to
submit a Prescriptive Compliance Application per sections 14.15.040 A, B, and C
for projects with landscape area between 500 square feet and 2,500 square feet.
The Landscape Documentation Package or Prescriptive Compliance Application
shall be reviewed and approved to the satisfaction of the Director of Community
Development prior to issuance of building permits, and additional requirements
per sections 14.15.040 D, E, F, and G or 14.15.050 E, F, G, H, and I will be required
to be reviewed and approved prior to final inspections.
9. LANDSCAPE INSTALLATION REPORT
The project is subject to all provisions delineated in the Landscape Ordinance
(CMC, Chapter 14.15). A landscape installation audit shall be conducted by a
certified landscape professional after the landscaping and irrigation system have
been installed. The findings of the assessment shall be consolidated into a
landscape installation report.
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The landscape installation report shall include but is not limited to: inspection to
confirm that the landscaping and irrigation system are installed as specified in the
landscape and irrigation design plan, system tune-up, system test with
distribution uniformity, reporting overspray or run-off that causes overland flow,
and preparation of an irrigation schedule.
The landscape installation report shall include the following statement: “The
landscape and irrigation system have been installed as specified in the landscape
and irrigation design plan and complies with the criteria of the ordinance and the
permit.”
10. LANDSCAPE AND IRRIGATION MAINTENANCE
Per the Landscape Ordinance (CMC, Chapter 14.15), a maintenance schedule shall
be established and submitted to the Director of Community Development or
his/her designee, either with the landscape application package, with the
landscape installation report, or any time before the landscape installation report
is submitted.
a. Schedules should take into account water requirements for the plant
establishment period and water requirements for established landscapes.
b. Maintenance shall include, but not be limited to the following: routine
inspection; pressure testing, adjustment and repair of the irrigation system;
aerating and de-thatching turf areas; replenishing mulch; fertilizing; pruning;
replanting of failed plants; weeding; pest control; and removing obstructions
to emission devices.
c. Failed plants shall be replaced with the same or functionally equivalent plants
that may be size-adjusted as appropriate for the stage of growth of the overall
installation. Failing plants shall either be replaced or be revived through
appropriate adjustments in water, nutrients, pest control or other factors as
recommended by a landscaping professional.
11. ARTWORK
All artwork to be installed within the project shall be reviewed by the Fine Arts
Commission. Said artwork may be retained for as long as desired. However, if
retained the artwork shall be maintained by the property owner appropriately and
adequately on a regular basis.
11. SIGNAGE
Signage is not approved with this application. Signage shall conform to the City
Sign Code.
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12. LIGHTING
On-site lighting must be in conformance with Cupertino Municipal Code Chapters
19.60 and 19.124.
13. 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 were recycled prior to occupancy.
14. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS
The applicant shall indicate compliance with the following grading and
construction hours and noise limit requirements on all demolition, construction
and grading permits, and in the construction management plan(s), unless
otherwise indicated.
a. All grading activities shall be limited to the dry season (April 15 to October 1),
unless permitted otherwise by the Director of Public works.
b. Construction hours and noise limits shall be compliant with all requirements
of Chapter 10.48 of the Cupertino Municipal Code.
c. Grading, street construction, underground utility and demolition hours for
work done more than 750 feet away from residential areas shall be limited to
Monday through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to
6 p.m. Grading, street construction, demolition or underground utility work
within 750 feet of residential areas shall not occur on Saturdays, Sundays,
holidays, and during nighttime period as defined in Section 10.48.053(b) of the
Municipal Code.
d. Construction activities shall be limited to Monday through Friday, 7 a.m. to 8
p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not
allowed on holidays as defined in Chapter 10.48 of the Municipal Code. Night
time construction is allowed if compliant with nighttime standards of Section
10.48 of the Cupertino Municipal Code.
e. Rules and regulations pertaining to all construction activities and limitations
identified in this permit, along with the name and telephone number of an
applicant appointed disturbance coordinator, shall be posted in a prominent
location at the entrance to the job site.
f. The applicant shall be responsible for educating all contractors and
subcontractors of said construction restrictions.
15. BAAQMD BASIC CONTROL MEASURES (DUST CONTROL)
Project shall comply with the Bay Area Quality Management District’s Basic
Construction Mitigation Measures as follows:
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a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas,
and unpaved access roads) shall be watered two times per day.
b. All haul trucks transporting soil, sand, or other loose material off-site shall be
covered.
c. All visible mud or dirt tracked-out onto adjacent public roads shall be removed
using wet power vacuum street sweepers at least once per day. The use of dry
power sweeping is prohibited.
d. All vehicle speeds on unpaved roads shall be limited to 15 mph.
e. All roadways, driveways, and sidewalks to be paved shall be completed as
soon as possible. Building pads shall be laid as soon as possible after grading
unless seeding or soil binders are used.
f. Idling times shall be minimized either by shutting equipment off when not in
use or reducing the maximum idling time to 5 minutes (as required by the
California airborne toxics control measure Title 13, Section 2485 of California
Code of Regulations [CCR]). Clear signage shall be provided for construction
workers at all access points.
g. All construction equipment shall be maintained and properly tuned in
accordance with manufacturer’s specifications. All equipment shall be checked
by a certified mechanic and determined to be running in proper condition prior
to operation.
h. A publicly visible sign shall be posted with the telephone number and person
to contact at the City of Cupertino regarding dust complaints. This person shall
respond and take corrective action within 48 hours. The BAAQMD phone
number shall also be visible to ensure compliance with applicable regulations.
Applicant shall indicate compliance with BAAQMD’s basic control measures on
all demolition, construction and grading permits and construction management
plan(s).
16. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies
with regard to the proposed project for additional conditions and requirements.
Any misrepresentation of any submitted data may invalidate an approval by the
Community Development Department.
17. INDEMNIFICATION
To the fullest extent permitted by law, the applicant shall indemnify, defend with
the attorneys of the City’s choice, and hold harmless the City, its City Council, and
its officers, employees, and agents (collectively, the “indemnified parties”) from
and against any liability, claim, action, cause of action, suit, damages, judgment,
lien, levy, or proceeding brought by a third party against one or more of the
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indemnified parties or one or more of the indemnified parties and the applicant
related to this Resolution/Action Letter, the related entitlements, or any permit or
approval authorized hereby for the project, including (without limitation)
reimbursing the City its actual attorneys’ fees and costs incurred in defense of the
litigation. The applicant shall pay such attorneys’ fees and costs within 30 (thirty)
days following receipt of invoices from City. Such attorneys’ fees and costs shall
include amounts paid to the City’s outside counsel and shall include City Attorney
time and overhead costs and other City staff overhead costs and any costs directly
related to the litigation reasonably incurred by City. The applicant shall likewise
indemnify, defend, and hold harmless the indemnified parties from and against
any damages, attorneys’ fees, or costs awards, including attorneys’ fees awarded
under Code of Civil Procedure section 1021.5, assessed or awarded against the
indemnified parties.
18. 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.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS
DEPARTMENT
19. STREET IMPROVEMENTS & DEDICATION
Provide a street dedication in fee title and frontage improvements along the project
to the satisfaction of the Director of Public Works Street improvement plan design
must be completed and approved prior to issuance of Building Permit.
Street improvements may include, but not be limited to, remove and replace
uplifted and broken curb, gutter, sidewalk, and driveway, and street tree. All
improvements must be completed and accepted by the City prior to Building Final
Occupancy or Street Improvement Encroachment Permit acceptance whichever
comes first.
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17. ACCEPTANCE OF PROPERTY RIGHTS
The Public Works Director, or his/her designee, shall have the authority to accept all
offers of dedications, easements, quitclaims and other property rights and interests on
behalf of the City.
18. PEDESTRIAN AND BICYCLE IMPROVEMENTS
Developer shall provide pedestrian and bicycle related improvements (eg. walkway
and bicycle racks, etc.) consistent with the Cupertino Bicycle Transportation Plan and
the Pedestrian Transportation Guidelines, and as approved by the Director of Public
Works.
19. DRAINAGE
Drainage shall be provided to the satisfaction of the Director of Public. All storm drain
inlets shall be clearly marked with the words “No Dumping – Flows to Creek” using
permanently affixed metal medallions or equivalent, as approved by the
Environmental Programs Division.
20. C.3 REQUIREMENTS
C.3 regulated improvements are required for all projects creating and/or replacing
10,000 S.F. or more of impervious surface (collectively over the entire project site). The
developer shall reserve a minimum of 4% of developable surface area for the
placement of low impact development measures, for storm water treatment, unless
an alternative storm water treatment plan, that satisfies C.3 requirements, is approved
by the Director of Public Works.
21. 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 and fees shall be executed and paid prior to issuance of
Building.
Fees:
a. Checking & Inspection Fees: Per current fee schedule ($891)
b. Storm Drainage Fee: Per current fee schedule ($9,566 per AC)
c. Transportation Impact Fee: Per current fee schedule: $22,439 (2,235SF X
$10.04/SF).
d. Encroachment Permit Fee: Per current fee schedule ($2,638 or less)
e. Street Tree By Developer
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Bonds:
Faithful Performance Bond: 100% of Off-site and On-site Improvements
Labor & Material Bond: 100% of Off-site and On-site Improvement
-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.
22. TRANSPORTATION IMPACT FEES
The Project may be subject to the payment of Transportation Impact Fees under
City’s Transportation Impact Fee Program (Chapter 14.02 of the Cupertino
Municipal Code). The current fee schedule rate is $10.04 per square feet and the
estimated cost is $22,439 for the proposed 2,235 square feet addition.
23. TRASH, RECYCLING AND COMPOST ENCLOSURES
Trash enclosure plans must be designed in accordance with the City’s “Public
Works Guidelines posted at www.cupertino.org/nowaste, and to the satisfaction
of the Environmental Programs Manager. Clearance by the Public Works
Department is required prior to obtaining a building permit. (CMC 9.18.210 H &
K).
24. OPERATIONS & MAINTENANCE AGREEMENT
Developer shall enter into an Operations & Maintenance Agreement with the City
before issuance of a building permit approval. The Agreement shall include the
operation and maintenance for non-standard appurtenances in the public road
right-of-way that may include, but is not limited to, sidewalk, pavers, and street
lights.
25. UNDERGROUND UTILITIES
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. Developer shall submit detailed plans showing
utility underground provisions. Said plans shall be subject to prior approval of the
affected Utility provider and the Director of Public Works.
26. TRANSFORMERS & CABINETS
Electrical transformers, telephone cabinets and similar equipment shall be placed
in underground vaults. The developer must receive written approval from both
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the Public Works Department and the Community Development Department
prior to installation of any above ground equipment. Should above ground
equipment be permitted by the City, equipment and enclosures shall be screened
with fencing and landscaping such that said equipment is not visible from public
street areas, as determined by the Community Development Department.
Transformers shall not be located in the front or side building setback area.
27. WATER BACKFLOW PREVENTERS
Domestic and Fire Water Backflow preventers and similar above ground
equipment shall be placed away from the public right of way and site driveways
to a location approved by the Cupertino Planning Department, Santa Clara
County Fire Department and the water company.
28. 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.
29. EROSION CONTROL PLAN
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. WORK SCHEDULE
Every 6 months, the developer shall submit a work schedule to the City to show
the timetable for all grading/erosion control work in conjunction with this project.
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.
32. STREET TREES
Street trees shall be planted within the Public Right of Way to the satisfaction of
the Director of Public Works and shall be of a type approved by the City in
accordance with Ordinance No. 125.
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33. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the
City.
34. SANTA CLARA COUNTY FIRE DEPARTMENT
A letter of clearance for the project shall be obtained from the Santa Clara County
Fire Department prior to issuance of building permits. Clearance should include
written approval of the location of any proposed Fire Backflow Preventers, Fire
Department Connections and Fire Hydrants (typically Backflow Preventers
should be located on private property adjacent to the public right of way, and fire
department connections must be located within 100’ of a Fire Hydrant).
35. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire
Department as needed.
36. CALIFORNIA WATER SERVICE COMPANY CLEARANCE
Provide California Water Service Company approval for water connection, service
capability and location and layout of water lines and backflow preventers before
issuance of a building permit approval.
37. DEDICATION OF UNDERGROUND WATER RIGHTS
Developer shall “quit claim” to the City all rights to pump, take or otherwise
extract water from the underground basin or any underground strata in the Santa
Clara Valley.
38. SANITARY DISTRICT
A letter of clearance for the project shall be obtained from the Cupertino Sanitary
District prior to issuance of building permits.
39. UTILITY EASEMENTS
Clearance approvals from the agencies with easements on the property (including
PG&E, AT&T, and California Water Company, and/or equivalent agencies) will be
required prior to issuance of building permits.
SECTION V: CONDITIONS ADMINISTERED BY THE FIRE DEPARTMENT
40. FIRE SPRINKLER MODIFICATIONS
The fire sprinkler system shall be modified to provide complete coverage for the
revised space configuration (if applicable). A separate Fire Prevention Office
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submittal and permit are required for the sprinkler modifications. CFC §105.7.1 &
2016 Edition of NFPA 13 §23.1.3
41. EGRESS PATHWAYS
Entrance/Egress pathways shall be maintained and unobstructed during all
phases of construction.
42. FIRE LANE & HYDRANTS
The circulating fire lane and associated fire hydrants shall be maintained and
unobstructed at all times.
PASSED AND ADOPTED this 9th day of January 2020 at a noticed Public Meeting of the
Administrative Hearing Officer of the City of Cupertino, State of California, held by the
Director of Community Development, or his or her designee, pursuant to Cupertino
Municipal Code Section 19.12.120.
ATTEST: APPROVED:
/s/Ellen Yau /s/Albert Salvador
Ellen Yau Albert Salvador
Associate Planner Assistant Director of Community Development