Loading...
U-1994-07bGC City Hall l l l 11 10300 Torte Avenue Cupertino, CA 95014-3202 ( upc j f 1 to Telephone: (408) 777-3223 FAX: (408) 777-3366 OFFICE OF THE CITY CLERK November 9, 1994 John McMorrow/Alex Seidel Cupertino City Center Associates D 2600 Campus Drive, Suite 200 San Mateo, California 94403 CITY COUNCIL ACTION - APPLICATIONS. 7-U-94,5-TM-94 AND 14-EA-94 - CUPERTINO CITY CENTER ASSOCIATES D - USE PERMIT TO CONSTRUCT A 120 UNIT "FOR RENT" CONDOMINIUM COMPLEX. TENTATIVE MAP TO SUBDIVIDE ONE PARCEL INTO 120 CONDOMINIUM UNITS. THE PROJECT IS LOCATED AT THE SOUTHEAST QUADRANT OF STEVENS CREEK BOULEVARD AND DEANZA BOULEVARD At their regular meeting of November 7, 1994, the Cupertino City Council granted a negative declaration and approved the applications with the following conditions: Application 7-U-94 was approved per planning commission Resolution No. 4555, modified as follows: The recommendation of approval is based on the site development plan set labeled sheets 1 through 4 revised August 25, 1994, sheets 5 through 7 dated April 28 1994, landscape plan labeled sheet 8 revised August 29, 1994, and the three perspective drawings of this application and the colors and material board dated July 11, 1994, except as may be amended by the conditions contained herein. Pnnled on Recycled Paper [�.��7:1 ill 17if Ct7: �i �►Lt] The proposed street lighting shall match the existing street lighting in the City Center Planning Area, subject to approval of the planning department. Should the applicant wish to modify the lighting fixture, the new fixtures shall be brought back to the planning commission as a consent calendar item. • .:.1 The developer shall provide a minimum parking ratio of 1.8 spaces per unit. The developer shall work with planning department staff to add additional parking spaces in the garage. The garage parking spaces shall be designated for each unit. Four one -bedroom units shall be designated as affordable to low-income residents. The developer shall enter into an agreement with the City to restrict the below market rate units for a period of 30 years pursuant to the requirements of the Housing Mitigation Procedural Manual and an in -lieu fee of $108,000 shall be required. The rental rates or sales price, should the units be sold, shall be in conformance with the rates as detailed in the Housing Mitigation Procedural Manual. RINEWIN17W.U.IWI, A precise landscaping plan shall be approved by the planning department staff prior to issuance of building permits and shall be in conformance with the Xeriscape Landscaping Code contained in Chapter 14.15 of the Cupertino Municipal Code. The landscaping improvements shall be installed prior to issuance of final occupancy permits. The homeowners association documents, and enabling declaration shall be approved by the planning department and by the city attorney prior to recordation. These documents shall provide for shared parking, access and maintenance. The developer and builders hall utilize "Best Management Practices" (BMPs), as required by the State Water Resources Control Board, for construction activity which disrupts soil. The developer shall make provisions for recycling facilities which shall be accessible to the Los Altos Garbage Company. Plans for the recycling facility shall be verified by the planning department staff prior to issuance of building permits. u The developer shall provide a fire alarm system which conforms to the Uniform Fire Code Article 14 and which shall be programmable and addressable or as approved by the Central Fire District. . /IP t Fire hydrants shall be located as required by the City in accordance with the Uniform Fire Code. One stop sign shall be placed at the southerly most driveway to Torre Avenue. �IQIWWWW Storm drainage shall be provided to the satisfaction of the city engineer. NNEWITSVITI'm Grading shall be approved and required by the city engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. Fire sprinklers shall be installed to the satisfaction of the Central Fire District and the City building official in accordance with the Uniform Fire Code and Uniform Building Code. The developer shall comply with the requirements of the Underground Utilities Ordinance contained in Chapter 14.24 of the Cupertino Municipal Code and other related ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of tnderground 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. The project developer shall enter into an improvement agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees and park dedication fees in accordance with all applicable regulations contained in the Cupertino Municipal Code. Said agreement shall be executed prior to approval of the final map by City Council. The fees and bonding requirements are as follows: - Faithful Performance Bond: - Labor and Materials Bond: - Checking and Inspection Fees: - Development Maintenance Deposit: - Storm Drain Fee: - Power Cost: - Map Check Fee: - Park Fees: (for 120 units) 100% of improvement cost 100% of improvement cost 5% of Improvement Cost ($1,744.00 minimum) $3,000.00 $9,946 $36.00 per light $1,309 $508,032.00 ($254,016 if park credit is approved) 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 the final map or issuance of building permits. In the event of said changes, the fees charged at the time will reflect the current fee schedule. 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 park dedication fees shall not be charged against any deed restricted below market rate units as approved to meet the affordable housing requirements. 19. FIRE ACCESS LANES Emergency fire access lanes shall be recorded as fire lane easements on the final map and shall meet Central Fire District standards. • •►• :ORIhl The developer shall dedicate to the city all water lines and appurtenances installed by City standards and shall reach an agreement with San Jose Water Works for water service to the subject development. �1i11�[ 1 u The developer shall dedicate all public utility easements in accordance with the standards as specified by the City Engineer. Application 5-TM-94 was approved per Planning Commission Resolution No. 4556, modified as follows: The recommendation of approval is based on the tentative map dated June 1, 1994 (2 sheets) of Application 5-TM-94, except as may be amended by the conditions contained herein. The Homeowners Association documents, and enabling declaration shall be approved by the planning department and by the city attorney prior to recordation. These documents shall provide for shared parking, access and maintenance. • • • 1 Eel &Val•Ut • r.t •t. Fire hydrants shall be located as required by the City. 4. TRAFFIC SIGNS One stop sign shall be placed at the southerly most driveway to Torre Avenue. r;•f Storm drainage shall be provided to the satisfaction of the city engineer. 6. GRADING Grading shall be approved and required by the city engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. Fire sprinklers shall be installed to the satisfaction of the Central Fire District and the city building official. �-Ijm r 1.16110 The developer shall comply with the requirements of the Underground Utilities Ordinance contained in Chapter 14.24 of the Cupertino Municipal Code 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. LTA F-Ttrewfo I a go Ww"mia art, WO The project developer shall enter into an improvement 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 undergrounding of utilities. Said agreement shall be executed prior to approval of the final map by city council. The fees and bonding requirements are as follows: - Faithful Performance Bond: - Labor and Materials Bond: - Checking and Inspection Fees: - Development Maintenance Deposit: - Storm Drain Fee: - Power Cost: - Map Check Fee: - Park Fees: (for 120 units) 100% of improvement cost 100% of improvement cost 5% of Improvement Cost ($1,744.00 minimum) $3,000.00 $9,946 $36.00 per light $1,309 $508,032.00 ($254,016 if park credit is approved) 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 the final map or issuance of building permits. In the event of said changes, the fees charged at the time will reflect the current fee schedule. 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. ff INEry-T-TWOOPIESE14 Im► The park dedication fees shall not be charged against any deed restricted below market rate units as approved to meet the affordable housing requirements. fi`►1�T.� Emergency fire access lanes shall be recorded as fire lane easements on the final map and shall meet Central Fire District standards. [ -01 • • -.1 a IN The developer shall dedicate to the city all water lines and appurtenances installed by city standards and shall reach an agreement with San Jose Water Works for water service to the subject development. u cl► The developer shall dedicate all public utility easements in accordance with the standards as specified by the city engineer. 15. Four one -bedroom units shall be designated as affordable to low-income residents. The developer shall enter into an agreement with the city to restrict the below market rate units for a period of 30 years pursuant to the requirements of the Housing Mitigation Procedural Manual and an in -lieu fee of $108,000 shall be required. Please review conditions carefully. If you have any questions regarding the conditions of approval, please contact the Department of Community Development staff members 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 expiration date for the use permit is November 7, 1996 (Section 6.4 of Ordinance No. 652 as revised by Ordinance No. 1136). The expiration date for the tentative map is November 7, 1997 (Section 66452.6 of the Subdivision Map Act). Sincerely, KIM MARIE SMITH CITY CLERK cc: Department of Community Development Department of Public Works Sally Brennan 19917 Twilight Court Cupertino, CA 95014 Phillip Savio Cupertino Sanitary District 20065 Stevens Creek Blvd. Cupertino, CA 95014 Dick Schuster 777 Stendhal Lane Cupertino, CA 95014 Michael O'Quin Sharon Blaine 7863 Lily Court 22284 DeAnza Circle Cupertino, CA 95014 Cupertino, CA 95014 Kathy Robinson Tim Doty Housing Authority of Santa Clara Co. Cupertino Union Church 505 West Julian Street 20900 Stevens Creek Blvd. San Jose, CA 95110 Cupertino, CA 95014 Midpeninsula Citizens for Fair Housing Sue Mirch-Kretschmann 457 Kingsley Avenue 20568 Blossom Lane Palo Alto, CA 94301 Cupertino, CA 95014 Donna Austin Jane Adams 22283 DeAnza Circle 10102 Senate Way Cupertino, CA 95014 Cupertino, CA 95014 Mario Pinedo Sharlyn Heron Contempo Realty 22965 Longdown Road 19200 Stevens Creek Blvd., Ste. 200 Cupertino, CA 95014 Cupertino, CA 95014 Gertrude Welch Ruth Marlaine 10605 Gascione Drive 20916 Greenleaf Cupertino, CA 95014 Cupertino, CA 95014 Scott Montgomery 6942 Calabazas Creek Circle San Jose, CA 95129 City Hall 10300 Torte Avenue Cupertino, CA 95014-3202 Telephone: (408) 777-3223 FAX: (408) 777-3366 OFFICE OF THE CITY CLERK September 27. 1994 John McMorrow/Alex Seidel Cupertino City Center Associates D 2600 Campus Drive, Suite 200 San Mateo, California 94403 APPLICATIONS 7-U-94, 5-TM-94 AND 14-EA-94 - CUPERTINO CITY CENTER ASSOCIATES D - USE PERMIT TO CONSTRUCT A 120 UNIT "FOR RENT" CONDOMINIUM COMPLEX. TENTATIVE MAP TO SUBDIVIDE ONE PARCEL INTO 120 CONDOMINIUM UNITS. THE PROJECT IS LOCATED AT THE SOUTHEAST QUADRANT OF STEVENS CREEK BOULEVARD AND DEANZA BOULEVARD At their regular meeting of September 19, 1994, the Cupertino City Council continued consideration of this item to their meeting of October 3, 1994. At this time, evidence will be presented by the applicant of the attempts to meet the feasibility test set forth in the Housing Mitigation Procedures Manual. If ,you have any questions, please contact the Department of Community Development staff members. Sincerely, _des KIM MARIE SMITH CITY CLERK cc: Department of Community Development Department of Public Works Sally Brennan 19911 Twilight Court Cupertino, CA 95014 Michael O'Quin 7863 Lily Court Cupertino, CA 95014 Dick Schuster 777 Stendhal Lane Cupertino, CA 95014 Sharon Blaine 22284 DeAnza Circle Cupertino, CA 95014 Application 7-U-94, 5-TM-94, 14-EA-94 Pace 2 Kathy Robinson Housing Authority of Santa Clara Co. 505 West Julian Street San Jose, CA 95110 Midpeninsula Citizens for Fair Housing 457 Kingsley Avenue Palo Alto, CA 94301 Donna Austin 22283 DeAnza Circle Cupertino, CA 95014 Mario Pinedo Contempo Realty 19200 Stevens Creek Blvd., Ste. 200 Cupertino, CA 95014 Tim Doty Cupertino Union Church 20900 Stevens Creek Blvd. Cupertino, CA 95014 Sue Mirch-Kretschmann 20568 Blossom Lane Cupertino, CA 95014 Jane Adams 10102 Senate Way Cupertino, CA 95014 Shariyn Heron 22965 Longdown Road Cupertino, CA 95014 7-U-94 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO.4555 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A USE PERMIT TO CONSTRUCT A 120 UNIT "FOR -RENT' CONDOMINIUM PROJECT SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit, as described on Page l of this Resolution; and WHEREAS, the applicant has met the burden of proof required to support said application; and WHEREAS, the Planning Commission finds that the application meets the following requirements: a) That the residential use is in conformance with the General Plan of the City of Cupertino, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located. b) That the property involved is adequate in size and shape to accommodate the proposed use. c) That the proposed use will not generate a level of traffic over and above that of the capacity of the existing street system. d) That the proposed use is otherwise not detrimental to the health, safety, peace, morals and general welfare of persons residing or working in the neighborhood of such proposed uses, nor injurious to property and improvements in the neighborhood. 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 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 7-U-94 as set forth in the Minutes of the Planning Commission Meeting of July 11, 1994 and September 12, 1994, and are incorporated by reference though fully set forth herein. SECTION [I: PROJECT DESCRIPTION Application No.: 7-U-94 Applicant: Cupertino City Center Associates D Property Owner: Cupertino City Center Associates D Location: Southeast quadrant of Stevens Creek and De Artwa Boulevards, specifically APN: 369-01-026 Resolution No. 4555 7-U-94 September 12, 1994 Page.2- SECTION ❑I` CONDITIONS ADMINI T RED BY THE COMMUNITY DEVELOPMFNT D PT I. APPROV D XH(B[TS The recommendation of approval is based on the site development plan set labeled sheets I through 4 revised August 25, 1994, sheets labeled 5 through 7 dated April 28, 1994, landscape plan labeled sheet 8 revised August 29, 1994, the three perspective drawing of this application and the colors and material board dated July 11, 1994, except as may be amended by the conditions contained herein. 2. STREET LIGHTING The proposed street lighting shall match the existing street lighting in the Town Center Planning Area, subject to approval of the Planning Department. Should the applicant wish to modify the lighting fixture the new fixtures shall be brought back to the Planning Commission as a consent calendar item. 3. ON -SITE PARKING The developer shall provide a minimum parking ratio of 1.8 spaces per unit. The developer shall work with staff to add additional parking spaces in the garage. The garage parking spaces shall be designated for each unit. 4. BELOW MARKET RATE UNITS Twelve of the 120 units shall be designated as affordable. The developer shall enter into an agreement with the City to restrict the below market rate units for a period of 30 years pursuant to the requirements of the Housing Mitigation Procedural Manual. The rental rates or sales price, should the units be sold, shall be in conformance with the rates as detailed in the Housing Mitigation Procedural Manual. 5. LANDSCAPING A precise landscaping plan shall be approved by the Community Development Department staff prior to issuance of building permits. The precise landscape plans shall be in conformance with the Xeriscape Landscaping Code contained in Chapter 14.15 of the Cupertino Municipal Code. The landscaping improvements shall be installed prior to issuance of final occupancy permits. 6. HOMEOWNERS ASSOCIATION DOCUMENTS The Homeowners Association documents, and enabling declaration shall be approved by the Department of Planning and Development and by the City Attorney prior to recordation. These documents shall provide for shared parking, access and maintenance. 7. NON -POINT SOURCE POLLUTION CONTROL The developer and builders shall utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity which disrupts soil. 8. RFCYCLING FACI .ITI S The developer shall make provisions for recycling facilities which shall be accessible to the Los Altos Garbage Company. Plans for the recycling facility shall be verified by the Planning staff prior to issuance of building permits. 9. FIRE ALARM SYSTEM The developer shall provide a fire alarm system which conforms to the Uniform Fire Code Article 14 and which shall be programmable and addressable. Resolution No. 4555 7-U-94 September 12, 1994 Page-3- SECTION IV• CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMEN 10. FIRF HYDRANT Fire hydrants shall be located as required by the City in accordance with the Uniform Fire Code. 11. TRAFFIC SIGNS One stop signs shall be placed at the southerly most driveway to Tore Avenue. 12. DRAINAGE Storm drainage shall be provided to the satisfaction of the City Engineer. 13. GRADING Grading shall be approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 14. FIRF PROTECTION Fire sprinklers shall be installed to the satisfaction of the Central Fire District and the City Building Official in accordance with the Uniform Fire Code and Uniform Building Code. 15, UNDERGROUND UTILITIES The developer shall comply with the requirements of the Underground Utilities Ordinance contained in Chapter 14.24 of the Cupertino Municipal Code 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. 16. IMPROVEMENT AGRFEMENT The project developer shall enter into a improvement 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 undergrounding of utilities in accordance with all applicable regulations contained in the Cupertino Municipal Code. Said agreement shall be executed prior to approval of the final map by City Council. The fees and bonding requirements are as follows: - Faithful performance bond: 100% of improvement cost - Labor and materials bond: 100% of improvement cost - Checking and inspection fee: 5% of improvement cost ($1,744.00 minimum) - Development maintenance deposit: $3,000.00 - Storm drain fee: $9,946 - Power cost: $36.00 per light - Map checking fee: $1,309 - Park fees: (for 120 units) $503,032.00 (also see park dedication fee condition) 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 the final map or issuance of building permits. In the event of said changes, the fees charged at the time will reflect the current fee schedule. Resolution No. 4555 7-U-94 September 12, 1994 Page-4- 17. 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. 18. PARK D .DI CATION FEE The park dedication fees shall not be charged against any deed restricted below market rate units as approved to meet the affordable housing requirements. 19. FIRE ACCESS I ANFS Emergency fire access lanes shall be recorded as fire land easements on the final map and shall meet Central Fire District standards. 20. DF.DICATION OF WATER I.iNFS The developer shall dedicate to the City all waterlines and appurtenances installed to City Standards and shall reach an agreement with San Jose Water Works for water service to the subject development. 21. P B .I - UTILITY EASEMENTS The developer shall dedicate all public utility easements in accordance with the standards as specified by the City Engineer. CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF ENGINEERING/SURVEYING CONDITIONS (Section 66474.18 California Government Code) I hereby certify that the engineering and surveying conditions specified in Section III of this Resolution conform to generally accepted engineering practices. /s/ Bert Viskovich Bert Viskovich, City Engineer PASSED AND ADOPTED this 12th day of September, 1994, at a regular meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Mahoney, Austin, Doyle, Harris NOES: COMMISSIONERS: ABSTAIN: COMMISSIONERS: ABSENT: COMMISSIONERS: Roberts ATTEST: APPROVED: Is/ Robert Cowan Is/ Orrin Mahoney Robert S. Cowan Orrin Mahoney, Chairman Director of Community Development Cupertino Planning Commission c5winwordXmsos\7u94 1 Signed Date Signed Date APPROVED zm m ; j '� rc !E; o m 3"� o z �Z2 m �ym0 � � 1 � � APPROVED CITY COUNCIL Signed Date PLANNIN COMMISSIO Signed Date /99Y Ei t ' t "IT r-eVT i 7 t Nn �3m 4 � mZZ APPROVED CITY OUtICIL Signed Date 1ec �y PLANNIN COZIIIISI Signed ¢� Date <' 1 = Zm 8 1� 3 i! 4 �I ■ �(► >C%C m zz ! , N� ) I ({ -A� 4 ��i l� ZZo m 1( y9 VIEW FROM TORRE AVENUE CUPERTINO CITY CENTER APARTMENTS 11 MAXIM PROPERTY MANAGEMENT • SEIDEUHOLZMAN w1 1',��1 ly �•` ,r ti i. FtrS'� �t �t1 P' ii :: APPROVED CITY COUNCIL Signed Date -- PLANNIIIF COMHISSI X Signed Date -7 >00 t � m -91A7D tt €mZZ �� � rn y •o 'ti m CA in w o all mllallorom �A / . CUPERTINO CITY CENTER APARTMENTS II ao.rwo. C"famis CUPIRTIHO Crry CENTER ASSOCIATES D ELEVATIONS v,o• . I•C 6 ExLVM - EXISTING OFFICE PARKING BUILDING PROPOSED RESIDENTIAL. EAST ELEVATION— • EXISTING AMFITNEATER — - S'TM SECTION LOOKING WEST W. =, r W cm D ST ETRDPnPEOXNG RESIDENTIAL BUILDING BEoNI _ CUPERTINO CITY CENTER APARTMENTS 11 aPwuno. cantond. CUPERTINO CITY CENTER ASSOCIATES D _ R /tiSSOCIATFSEIDQ. ■ APPROVED CITY UNCIL Signed Date 7 /27H PLANNIN COMMIS I 14 Signed Date Sao IZ, I_7yy EXISTING CUS TINO6 CITY CENTER NEATER APARTMENTS EXISTING OFFICE BUILDING A �n'I Z8, /%74 SITE SECTIONS _m 7 2 PROPOSED PLANT PALETTE •QO.ram r� rt� rir. u ...uu L rr..�....— wXw ww�f ro o v v e00 o o00 u cn q to q OFFICE BUILDING 3 A a L EXISTING APARTMENTS CUPEFMNO CITY CENTER APARTMENTS II Cw.so. Coon CL"mrINOCrTY CEMER / x...TES 0 SP.IUV.I.HOLZMAN &` ASSOCIATFS w..r. CUZZAADO' & ASSOCIATFS. INC. \a (E)— PRELIMINARY LANDSCAPE PLAN 8 NOTICE OF DETERMINATION E003 0 8 7 Applications 7-U-94 and 14-EA-94 Cupertino City Center Associates D ram' At their meeting of November 7, 1994, the Cupertino City Council consi ered a request for a use permit and a tentative map submitted by Cupertino City Center Associates D. The project is described as a use permit to construct a 120 unit for -rent condominium- complex and a tentative map to subdivide a single parcel into 120- air tight condominium units. The project is located at the southeast quadrant of Stevens Creek Blvd. and DeAnza Blvd. The decision of the Planning Commission was to approve said project. The Planning Commission, by filing a Negative Declaration on November 18, 1994, has determined that the project will not have a significant impact upon the environment and, therefore, no Environmental Impact Report has been prepared. The Negative Declaration has been prepared pursuant to the provisions of State and City guidelines. A copy of said Negative Declaration is available in the Office of the City Clerk, 10300 Torre Avenue, Cupertino, California. Fes( a Roberta Wolfe Deputy City Clerk City of Cupertino NDV. 2 1 1994 LDEC 2 1 1994 Posted on through in the office of the County Clerk STEPHEN V. LOUIaunty Clerk by deputy L- Cv/eni� Please return to City Clerk's Office 10300 Torre Avenue, Cupertino, CA 95014