Reso 076CITY OF CUPE][ TINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION UTION NO. 76
OF THE ADMINISTRATIVE HEARING MEETING OF THE CITY OF CU P]ERTINO
FOR AN ARCHITECTURAL URAL AND SITE APPROVAL FOR BUILDING FAQAD E
IMPROVEMENTS ANIS SITE MODIFICATIONS AT THE MCCL ELLAN SQUARE SHOPPING
CENTER LOCATED AT 10385-10497 S. DE ANZA BLVD (APN 359-17-019 and 359-17-023)
SEC'T'ION I: ]PROTECT DESCRIPTION
Application No.: ASA -2015-14 and ASA -2015-28
Applicant: Aaron Zuuzacic (BBC Hayward LP)
Location: 10385-10497 S. Ike Anza blvd (APN 359-17-019 and 359-17-023)
SECTION TI: FINDINGS
WHEREAS, the Administrative ]Nearing Officer of the City of Cupertino received an
application to allow an Architectural and Site approval for building facade improvements and
site modifications;
WHEREAS, the project is categorically exempt from the California Environmental Quality Act
(CEQA)%
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 in regard to the application;
WHEREAS, the applicant has met the burden of proof required to support said application;
and
WHEREAS, EAS, the Administrative Hearing Officer finds:
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 proposal includes fagade changes to an existing established shopping center, construction of
outdoor patios with landscaping and the installation of green screens and wall art, construction of
two trash enclosures, and improvements to site safety and accessibility through driveway access
modifications and parking reconfigurations to facilitate safe flow of vehicles and pedestrians. The
project proposal 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.
Resolution No. 76 ASA -2015-14 and ASA -2015-28 February 9, 2017
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2. The proposal is consistent with the purposes of Chapter 19.168, Architectural and Site
Review, of the Cupertino Municipal Code, 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;
The proposal does not intend to increase the building scale relative to the existing buildings and
adjacent developments. Any increases to the height of the existing buildings are primarily at
architectural cornices and features that enhance the variability in building form of the existing
buildings. Additionally, the height changes are within the regulations established in the S. De Anza
Conceptual Plan and the General Plan: Community Vision 2015-2040.
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 buildings
should harmonize with adjacent development by being consistent or compatible with design
and color schemes, and, with the future character of the neighborhood 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 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;
The newly proposed architectural design, materials, finishes, and textures will be consistently applied
throughout the shopping center and will be compatible with the character of the neighborhood. The
proposal includes no changes to the location, height, and materials of walls and fencing. Additional
landscaping is being proposed to soften the edges of the development, to enhance existing landscaping
at the site, and are designed to provide buffering and visual relief to the neighborhood. Exterior
lighting is proposed on-site and the applicant is required to demonstrate and ensure that no light
spill-over will impact adjacent residential neighborhoods prior to construction. Furthermore, the
proposal includes the construction of two trash enclosures that conform to the City's requirements
which will screen and shelter trash bin containers within the parking lot.
c) The number, location, color, size, height, lighting and landscaping of outdoor advertising
signs and structures shall minimize traffic hazards and shall positively affect the general
appearance of the neighborhood and harmonize with adjacent development; and
The number, location, color, size, height, lighting and landscaping of outdoor advertising signs and
structures are evaluated as part of the revised Master Sign Program. The proposed signage of the
center is designed to enhance the general appearance of the neighborhood by establishing guidelines
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]gage 3
that emphasize the commercial businesses of the center and complement the proposed fagade
treatments while respecting the adjacent residential uses.
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
The proposal is a fagade remodel and minor site improvements at an existing shopping center and not
a new project. In addition, any newly proposed features have been located to protect residents from
intrusive effects. The proposed patios are located adjacent to existing vehicular and pedestrian traffic
and situated between two existing buildings with significant setbacks from residential uses. The
proposed landscaping and proposed tree plantings along S. Ike Anza Blvd. and McClellan Road will
provide visual buffering of the buildings and on-site lighting from spilling over to the nearby
residences. Additionally, the proposed lighting features are designed to direct the light towards the on-
site walkways and patios. The proposal also includes landscaping features such as green -screens and
public art on blank wall fagades to protect residents from expansive, stark building walls.
NOW, THEREFORE, BE ITRESOLVED:
That after careful consideration of maps, facts, exhibits, testimony 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 nos. ASA -
2015 -14 and ASA -2015-28, 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 nos. ASA -2015-
14 and ASA -2015-28 as set forth in the Minutes of Administrative Hearing Meeting of ]February
9, 2017, and are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED )EXHIBITS
Approval is based on the plan set entitled, "McClellan Square Shopping Center" dated
"February 16, 2016", and consisting of thirty-one (31) sheets labeled A000, DM1, SP1-SP4,
A110 -A130, A201, A301 -A307, A410 -A412, A501, A601 -A607, „Conceptual Landscape Plan",
and "ALTA/AGSM sand Title Survey ]portion of the S. T. 1/4 of Section 13 Township 7
South" and "ALTA/AGSM Land Title Survey ]parcels one, 326 Maps 53", except as may be
amended by conditions in this resolution.
2. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the
building plans.
Resolution No. 76 ASA -2015-14 and ASA -2015-28 February 9, 2017
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3. ACCURACY OF PROTECT 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.
4. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. SP -2015-06 and TR -2015-27 shall be
applicable to this approval.
5. COVENANT DISCLOSURE
The property is under a Cupertino planned development zoning and property purchasers
should check with the City to determine the specific restrictions under the Planned
Development Zone and related permits.
6. INGRESS/EGRESS EASEMENT
The applicant shall obtain a reciprocal ingress/egress agreement from the adjacent property
owner/s of 10495 S. De Anza Blvd. (APN 359-17-023). The agreement shall be approved by
the City prior and recorded on the property as a covenant prior to issuance of building
permits.
7. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent
feasible, in accordance with the City's Recycling and Diversion of Construction and
Demolition Waste under Chapter 16.72 of the Cupertino Municipal Code. The applicant
shall provide evidence that materials were recycled prior to issuance of final demolition
permits.
8. STOREFRONT WINDOW DETAILS
The 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.
9. EXTERIOR BUILDING MATERIALS/TREATMENTS
The final building exterior plan shall closely resemble the details shown on the original
approved plans. 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. 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.
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10. GR E]ENSCR]E]ENS AND ARTWORK
The applicant will be required to install green screens or art pieces along the southern walls
of the major tenant building, 10465 S De Anza blvd. and along the northern wall of 10495 S
De Anza Blvd as indicated on pages A-305, A-306, and A-307 of the approved exhibits.
11. ARTWORK REVIEW REQUIRED
All artwork to be installed within the project shall be reviewed and approved by the
Director of Community Development prior to issuance of building permits.
12. OUTDOOR SEATING AREA LANDSCAPE DETAILS
The final landscape planter box, fencing, landscaping, and patio area design shall be
reviewed and approved by the Director of Community Development prior to issuance of
building permits. Additional landscaping/fencing, including, but. not limited to, planter
boxes, may be required prior to building permit issuance.
13. SHOPPING CART MANAGEMENT PLAN
The final shopping cart corral location plan shall be evaluated by the Community
Development Department prior to building permit issuance.
]prior to issuance of final occupancy, the applicant shall submit a shopping cart
management plan, including, but not be limited to, an ongoing cart retrieval
program/contract, retrieval/complaint hotline, appropriate shopping cart return locations,
and other theft prevention measures as determined to be appropriate by the Director of
Community Development.
14. BICYCLE PARKING
The applicant shall provide bicycle parking and bike racks for the proposed project in
accordance with the City's Parking regulations under Chapter 19.124 of the Cupertino
Municipal Code. The final bicycle parking plan shall be evaluated by the Community
Development Department prior to building permit issuance.
15. FINAL LIGHTING VERIFICATION
A lighting consultant shall conduct a photometric study to confirm that building and site
lighting fixtures have been installed according to plan and in conformance with the City's
General Commercial and Parking Ordinance lighting standards.
16. LIGHTING INTENSITY ADJUSTMENT
The City reserves the right to require the applicant to utilize dimming technology to adjust
the lighting intensity of all lighting fixtures when deemed necessary.
17. TRANSFORMERS
New electrical transformers, telephone cabinets and similar equipment shall be placed in
underground vaults. The developer trust receive written approval from both the Public
Works Department and the Community Development Department prior to installation of
Resolution No. 76 ASA -2015-14 and ASA -2015-28 February 9, 2017
Page 6
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.
18. UTILITY STRUCTURE PLAN
Prior to issuance of building permits, the applicant shall work with staff to provide a
detailed utility plan to demonstrate screening or undergrounding of all utility structures
[including, but not limited to backflow preventers (BFP), fire department connections
(FDC), post -indicator valves (PIV), and gas meters] to the satisfaction of the Director of
Community Development, Public Works, Fire Department, and applicable utility agencies.
19. MECHANICAL SCREENING
All mechanical and other equipment on the building or on the site shall be screened so they
are not visible from public street areas or adjoining developments. Screening
materials/colors shall match building features and materials. The height of the screening
shall be taller than the height of the mechanical equipment that it is designed to screen. The
location of equipment and necessary screening shall be reviewed and approved by the
Director of Community Development prior to issuance of building permits.
20. LANDSCAPE PROTECT SUBMITTAL
Prior to issuance of building permits, the applicant shall submit a full landscape project
submittal per sections 14.15.050 A, B, C, and D of the Landscaping Ordinance, if more than
500 square feet of landscaping area is proposed. The Water -Efficient Design Checklist
(Appendix A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water Budget
Calculations shall be reviewed and approved to the satisfaction of the Director of
Community Development prior to issuance of building permits.
The landscape plan shall include water conservation and pesticide reduction measures in
conformance with Chapter 14.15, Landscape Ordinance, and pesticide control measures in
conformance with Chapter 9.18, Stormwater Pollution Prevention and Watershed
Protection, of the Cupertino Municipal Code.
Prior to final occupancy the applicant shall submit the remaining items of the full landscape
project submittal per sections 14.15.050 E, F, G, H, and I.
21. SOIL MANAGEMENT AND ANALYSIS REPORT
A soils analysis report, per section 14.15.080, documenting the various characteristics of the
soil (e.g. texture, infiltration rate, pH, soluble salt content, percent organic matter, etc.) and
providing recommendations for amendments as appropriate to optimize the productivity
and water efficiency of the soil shall be prepared.
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The soil analysis report shall be made available to the professionals preparing the
landscape and irrigation design plans in atimely manner either before or during the design
process. A copy of the soils analysis report shall be submitted to the Director of Community
Development as part of the landscape documentation package.
22. 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.
23. LANDSCAPE INSTALLATION REPORT
The project is subject to all provisions delineated in the Landscape Ordinance (CIVIC,
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 finings
of the assessment shall be consolidated into a landscape installation report.
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 tonne -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."
24. INDEMNIFICATION
]Except as otherwise prohibited by law, the applicant shall indemnify and hold harmless the
City, its City Council, and its officers, employees and agents (collectively, the "indemnified
parties") from and against any claim, action, or proceeding brought by a third party against
one or more of the indemnified parties or one or more of the indemnified parties and the
applicant to attach, set aside, or void this ][resolution or any permit or approval authorized
Resolution No. 76 ASA -2015-14 and ASA -2015-28 February 9, 2017
Page 8
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 days following receipt of invoices from City. Such
attorneys' fees and costs shall include amounts paid to counsel not otherwise employed as
City staff 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.
25. 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 DEPT.
26. STREET WIDENING
Public street widening and dedications (10' dedication along S De Anza Blvd.) shall be
provided in accordance with City Standards and specifications and as required by the City
Engineer.
27. STREET DEDICATION
All existing roadway and sidewalk easements shall be dedicated as roadway in fee title.
Additional roadway dedication in fee title will also be required for the proposed detached
sidewalk area. Provide a plat & legal description, closure calculations, and supporting
documents. The plat & legal must be prepared by a licensed surveyor or a licensed civil
engineer with registration number prior to 33966.
28. STREET AND ON-SITE IMPROVEMENTS
Curbs and gutters, driveway, sidewalks, and related structures shall be installed in
accordance with grades and City Standards and Specifications as specified by the City
Engineer. Details to be addressed at the street improvement plan stage.
a. Street improvement plan to reflect reconstruction of the main driveway
approach off of S. De Anza Blvd to reflect City Standard Detail 1-20 for detached
sidewalk. Also, revise the sidewalk path at the driveway approach to reflect
distance of 5' parallel from the curb.
b. No street tree & tree well off of McClellan Rd due to insufficient room. Show a
tree to be planted on-site near the northern driveway.
c. Reduce the existing eastern driveway width off of McClellan Rd.
Resolution No. 76 ASA -2015-14 and ASA -2015-23 February 9, 2017
Page 9
d. Provide on-site drainage plan to show existing and proposed site drainage.
e. Work with Planning & Public Works to provide a new trash enclosure location.
Note: Fire sprinkler system will be required;. gate and opening shall be as wide
as possible.
29. PEDESTRIAN AND BICYCLE IMPROVEMENTS
EMENTS
Developer shall provide pedestrian and bicycle related improvements consistent with the
Cupertino Bicycle Transportation Plan and the Pedestrian Transportation Guidelines, and
as approved by the City Engineer.
30. IMPROVEMENT AGREEMENT
Thi 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: $ Per current fee schedule ($2;733.00 or 5%)
b. Grading Permit: $ Per current fee schedule ($2,613.00 or 6%)
c. Development Maintenance Deposit: $1,000.00
d. Storm Drainage ]Fee: $ Per current fee schedule ($3,164.00 per
AC)
h. Street Free By Developer
** Based on the latest effective PG&E rate schedule approved by the PJC
Bonds:
- ]Faithful Performance Bond: 100% of off-site and ®n -site improvements
- Labor & Material Bond: 100% of off-site and ®n -site Improvement
- ®n -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.
31. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water ][resources
Control Board, for construction activity, which disturbs soil. BIP plans shall be included in
grading and street improvement plans.
Resolution No. 76 ASA -2015-14 and ASA -2015-28 February 9, 2017
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32. 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). If C.3
improvements are required, 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 City Engineer.
The developer must include the use and maintenance of site design, source control and
storm water treatment Best Management Practices (BMPs), 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 BMPs are each required.
All storm water management plans are required to obtain certification from a City
approved third party reviewer.
33. STREET TREES
Street trees shall be planted within the Public Right of Way to the satisfaction of the City
Engineer and shall be of a type approved by the City in accordance with Ordinance No.
125.
34. 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.
35. OPERATIONS & MAINTENANCE AGREEMENT
Developer shall enter into an Operations & Maintenance Agreement with the City prior to
final occupancy. 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.
36. 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.
37. STORM DRAIN INLET MARKERS
All exterior storm drain inlets on the property shall be clearly marked with "No Dumping
Flows to Creek" or "No Dumping Flows to Bay" markers.
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38. FULL TRASH[ CAPTURE SYSTEM
The developer will be responsible for installing a full trash capture system/device to
capture trash from the onsite storm drain before the storm water reaches the City owned
storm drain system. A full capture system or device is a single device or sones of devices
that traps all particles retained by a 5 mm mesh screen and has a design treatment capacity
of not less than the peak flow rate Q resulting from a one-year, one-hour storm in the sub -
drainage area (see Municipal Regional Permit section C.10 for further
information/requirements). A Maintenance Agreement and certification of ongoing
operation and maintenance of the devices in accordance with the manufacturer's
recommended specifications is required.
39. WASTE AND DELIVERIES MANAGEMENT PLAN
A detailed refuse and truck delivery plan shall be prepared by the applicant. The plan shall
specify locations of trash facilities, refuse, recycling and organics (food scraps and paper)
pick up frequency and truck access. All trash facilities must be screened and enclosed to
the satisfaction of the Public Works Department and ]Environmental ]programs Manager.
One set of three (3) permanent public waste bins shall be installed in the outdoor seating
area and labeled "trash", „recycling", and "food scraps". The public bins will be
maintained by the businesses as specified in CMC 9.18.210 (P) and 9.18.215. The final Waste
Management ]flan shall be submitted to the City for review and approval prior to issuance
of building permits.
40. TRASH, RECYCLING AND COMPOST RECEPTACLES
The developer is required to install public bins (-30 gal) side-by-side for trash, recycling
and composting, adjacent to the development to control pedestrian litter at the site. The
type and location of the receptacles are subject to the approval of the. ]Environmental
Programs Manager (CMC 9.18.210 ]P).
41. TRASH 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 9.13.210 (]H[) & (]K)).
42. REFUSE US]E TRUCK ACCESS
Developer must obtain clearance from the Environmental ]programs Manager in regards to
refuse truck access for the proposed development and trash, recycling and compost
enclosures. Plans for access must be reviewed and approved by the City's franchised refuse
collector.
Resolution No. 76 ASA -2015-14 and ASA -2015-28 February 9, 2017
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SECTION V: CONDITIONS ADMINISTERED BY THE BUILDING DEPT.
43. ACCESSIBLE STALLS AND PATH OF TRAVEL
The applicant shall provide accessible stalls at each employee parking area at the rear and
side of the shopping center and all accessible path of travels shall be clearly delineated on
the site plan.
SECTION VI: CONDITIONS ADMINISTERED BY SANTA CLARA COUNTY FIRE DEPT.
44. FIRE SPRINKLERS
Certain structures may require fire sprinkler coverage under exterior roof overhangs. Such
areas must be reviewed by a properly licensed contractor. If the fire sprinkler system is to
be modified, a State of California licensed (C-16) Fire Protection Contractor shall submit
plans, calculations, a completed permit application and appropriate fees to the Santa Clara
County Fire Department for review and approval prior to beginning their work.
PASSED AND ADOPTED this 9th day of February, 2017 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:
V/ Ellen Yau
Assistant Planner
APPROVED:
Benjamin Fu
Asst. Director of Community Development