Reso 094CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 94
OF THE ADMINISTRATIVE HEARING MEETING OF THE CITY OF
CUPERTINO APPROVING AN ARCHITECTURAL AND SITE APPROVAL
APPLICTION FOR APPLE PARK PHASE 2, SITE B, TANTAU 14 LOCATED
AT 10500 N. TANTAU AVENUE
SECTION 1: z PROTECT DESCRIPTION
Application No.: ASA -2018-08 (EA -2018-05)
Applicant: Bernard Baker, Apple Inc.
Location: 10500 N. Tantau Avenue APN: 316-06-063
SECTION II: FINDINGS
WHEREAS, based on substantial evidence in the administrative record, on October 15,
2013, the City Council held a public hearing to consider the approval of an office,
research and development campus; and
WHEREAS, after consideration of evidence contained in the entire administrative
record, at the public hearing on October 15, 2013, the City Council adopted Resolution
No. 13-082 certifying the Final EIR, adopting Findings and a Statement of Overriding
Considerations, adopting Mitigation Measures, and adopting of a Mitigation
Monitoring and Reporting Program for the Apple Campus 2 development; and
WHEREAS, the City Council approved an office, research and development campus for
Apple Inc. including entitlements for a phased development of the campus which
included the development of properties along North Tantau Avenue in separate phases;
and
WHEREAS, an application was received by the City for an Architectural and Site
Approval permit to consider allowing a proposed 85,247 square feet office building and
a revision to the associated parking structure from above grade to below grade for
Phase 2 of a previously approved office, research and development campus as
described in Section I above; and
WHEREAS, environmental analysis and peer reviews were conducted by LSA
Associates, Inc. pursuant to the requirements of CEQA, finding that no new or
substantially increased significant environmental effects; and
Resolution No. 94 ASA -2018-08 (EA -2018-05) August 9, 2018
Page 2
WHEREAS, the Administrative Hearing Officer has reviewed the information in the
Eighth Addendum to the Final EIR, which concludes that no further environmental
review is required for the proposed amendments to the development; 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 in regard to the application;
WHEREAS, the applicant has met the burden of proof required to support said
application; and
WHEREAS, 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 will not be injurious or detrimental to property or improvements in the
vicinity, and will not be detrimental to the public health, safety, general welfare, or
convenience because the project will incorporate programs and practices that are intended to
increase sustainability and safety for the entire Apple Park corporate campus, employees and
surrounding environment. The programs and practices that will be incorporated at this site
include the planting of 250 trees (increasing tree count over five times the number of existing
trees), corporate shuttle stop to reduce single occupancy vehicle trips, green roof to reduce
run-off and provide additional natural habitat area, a bicycle share program, and on-site
amenity areas that would reduce traffic congestion on city roads.
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:
The project is in compliance with the General Plan and the Zoning regulations governing the
project site. The architecture of the proposed project particularly furthers General Plan
Policy 2-14: Attractive Building and Site Design "by careful attention to building scale,
mass and placement, architecture, materials, landscaping, screening of equipment and
loading areas and related design considerations. " The project design incorporates several of
the strategies included in this General Plan Policy including articulation and segmentation
of wall and roof planes through curved corners and concrete overhangs, visual openings in
the wall plane with use of glass facades, appropriate setbacks and landscaping. The parking
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for the project has been revised from above grade to`'below grade to- reduce visual impacts to
neighbors to the east.
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;
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 buildings will be visible from the public right-of-way but minimally from the neighboring
properties due to a masonry wall and proposed trees along the property line. The property
values in the adjacent area will be maintained or enhanced due to proximity to this new
employment center. The walls, fencing, hedges and screen planting have been designed to
minimize the impacts upon adjacent properties and to be located beyond the 100 feet setback.
Mechanical equipment will be shielded from view, located sufficiently away from the property
line and screened so as to not be visible. Permeable surface area has been increased due to the
green roof proposal. The removal of healthy trees has occurred where there are direct conflicts
with improvements, but will be replaced by more than three times the number of trees that are
removed. The lighting for the development has been designed so as to not spill over onto
adjacent properties. The proposed revision of the parking structure from above grade to below
grade reduces impact on neighbors. 250 trees to be planted around the site and along the
property line screens the adjacent neighborhood from the office building and parking lot. The
building observes the 100 feet setback from property line between the office site and residential
neighbors to the east.
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
No signage is approved as part of this proposal.
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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 proposed revision of the parking structure from above grade to below grade reduces
impact on neighbors. 250 trees to be planted around the site and along the property line screen
the adjacent neighborhood from the office building and parking lot. The building observes the
100 feet setback from property line between the office site and residential neighbors to the east.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of the addendum prepared for the proposed changes to
the project, maps, facts, exhibits, testimony and other evidence submitted in this matter,
subject to the conditions which are enumerated in this Resolution beginning on PAGE 4
thereof, the Administrative Hearing Officer hereby:
1. Determines that the Eighth Addendum to the Apple Campus 2 EIR (file no. EA -
2018 -05) reflects the independent judgement of the Administrative Hearing
Officer; and
2. Adopts the Eighth Addendum to the Apple Campus 2 EIR; and
3. Approves the application for an Architectural and Site Approval, Application no.
ASA -2018-18; 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 -2018-18 and EA -2018-05 as set forth in the Minutes of the
Administrative Hearing Meeting of August 9, 2018, and are incorporated by reference
herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPARTMENT
1. APPROVED EXHIBITS
Approval is based on the plan set prepared by Foster + Partners, OLIN, and Luk
and Associates consisting of 36 sheets labeled "Tantau 14 Building Apple Park Phase
2", except as may be amended by conditions in this resolution.
2. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. GPA -2011-03, Z-2011-03, DP -2011-
04, U-2011-11, ASA -2011-14, TM -2011-03, DA -2011-01, EA -2011-12 and TR -2011-39
shall be applicable to this approval. The conditions of approval set forth shall be
incorporated into and annotated on the building plans.
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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. 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.
5. LIGHTING
On-site lighting must be in conformance with Cupertino Municipal Code Chapter
19.60 and automatic teller machine lighting, specifically, shall meet minimum
standards required by the State of California Business and Professions Code.
6. LANDSCAPE DOCUMENTATION PACKAGE
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. The Landscape Documentation_ Package 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 14.15.050 E; F, G, H, and
I will be required to be reviewed and approved prior to final inspections.
7. LANDSCAPE AND IRRIGATION PLANS
The applicant shall submit detailed landscape and irrigation plans to be reviewed
and approved by the Directors of Community Development and Public Works or
his/her designee 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 the pesticide control measures referenced
in Chapter 9.18, Stormwater Pollution Prevention and Watershed Protection, of the
Cupertino Municipal Code and shall also be amended to ensure that:
a. Additional landscaping in the area closest to the right of way is incorporated
through ground -level landscaping and/or in appropriately sized planter pots
within the plaza area. The landscape planter box, fencing, landscaping, irrigation
and/or plaza area design shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits; and
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b. A medium sized shade tree is planted at the plaza area subject to review and
approval by the City in consultation with the City's Consulting Arborist; and
c. The final list of replacement trees is approved by the City in consultation with
the city's consulting arborist to reduce the number of crape myrtle trees
proposed as replacement trees.
8. 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.
9. LANDSCAPE AND IRRIGATION 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.
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."
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10. 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.
11. 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.
12. 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.
13. 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.
14, 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
Resolution No. 94 ASA -2018-08 (EA -2018-05) August 9, 2018
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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
15. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the Director of Public
Works. Lighting fixtures shall be positioned so as to preclude glare and other forms
of visual interference to adjoining properties, and shall be no higher than the
maximum height permitted by the zone in which the site is located.
16. GRADING AND DRAINAGE
Grading shall be as approved and required by the Director of Public Works in
accordance with Chapter 16.08 of the Cupertino Municipal Code.
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.
17. 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.
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.
18. TRASH, RECYCLYING 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
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Environmental Programs Manager. Clearanceby the Public Works Department is
required prior to obtaining a building permit (CMC 9.18.210 (H) & (K)).
19. 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.
20. 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.
21. TRANSFORMERS
New electrical transformers, telephone cabinets and similar equipment shall be
placed in underground vaults. The, developer must receive written approval from
both 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.
22. 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.
23. 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.
24. 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.
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25. 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.
26. 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 in the City.
27. 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.
28. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City.
29. 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).
30. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire
Department as needed.
31. 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.
32. 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.
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33. SANITARY DISTRICT
A letter of clearance for the project shall be obtained from the Cupertino Sanitary
District prior to issuance of building permits.
34. 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.
35. WASTE TRIO AND CIGARETTE BUTT URN
Waste trio and cigarette butt urn manufacturer specifications must be .provided to,
the Environmental Programs Division for review. Location of waste trio must be
located entirely on private property and in proximity to pedestrian use of the
sidewalk. Clearance by the Public WorksDepartment is required prior to obtaining
a building permit.
36. STORM DRAINS
All exterior storm drain inlets on the parcel must be fitted with full trash capture
storm drain catch basin inlet devices to prevent litter from entering the storm drain
system. Devices installed must be approved by the California State Water Board I and
selected from the San Francisco Bay Regional Water Quality Control Board list,
which can be viewed at httl2://www.sfestu.ary.org/ap-proved.-t:rash-captu.:re-devices.
Please include with the resubmittal, the manufacturer specification sheet for all trash
capture device(s) included with the project. As a condition of approval, the devices
must be installed and maintained (cleaned) in accordance with the manufacturer
specifications, but not less than two times per year. The property owner must
provide official written record of cleaning and maintenance to the City upon
request.
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.
38. COPPER USES PROHIBITED
Copper metal roofing, copper granule containing asphalt shingles, copper gutters
and downspouts, and/or other exterior ornamental copper are not permitted for use
on any commercial or industrial building.
39. C&D WASTE MANAGEMENT PLAN
A completed C&D Waste Management Plan must be submitted at the time of
building permit issuance. If the applicant and/or their contractor and any
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subcontractor working on the project self -hauls the C&D material, a Waste
Management Report must be submitted prior to final approval of the building
permit demonstrating a minimum of 65% of the C&D waste has been diverted from
landfill and recycled. Please note that C&D debris box service may only be obtained
from Recology, the City's franchised waste hauler. C&D Recycling information and
reports may be viewed at www.cupertino.org/greendev.
40. RECOLOGY REVIEW
The location, path of travel, and associated design features of the on-site trash
enclosure will be required to be reviewed by Recology, the City's franchised waste
hauler, and approved by the Public Works Department prior to building permit
issuance.
SECTION V: CONDITIONS ADMINISTERED BY THE BUILDING DEPT.
41. ACCESSIBLE PATH OF TRAVEL
The applicant shall provide accessible path -of -travel from the building to the trash
enclosure per 2016 California Building Code.
SECTION VI: CONDITIONS ADMINISTERED BY SANTA CLARA COUNTY FIRE
DEPT.
42. 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.
43. CONSTRUCTION SITE FIRE SAFETY
All construction sites must comply with applicable provisions of our Standard
Detail and Specification SI -7 and Chapter 33 of the currently adopted edition of the
California Fire Code. This must be submitted to and approved by this office prior to
commencing any demolition/construction activities.
44. PUBLIC FIRE HYDRANT(S) REQUIRED
Identify the location of the existing public fire hydrant(s). Maximum hydrant
spacing shall be 500 feet, with a minimum single hydrant flow of 1,750 GPM at 20
psi, residual. Fire hydrants shall be provided along required fire apparatus access
roads and adjacent public streets within 100' of the fire department connection
(FDC).
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45. WATER SUPPLY REQUIREMENTS
Potable water supplies shall be protected from contamination caused by fire
protection water supplies. It is the responsibility of the applicant and any
contractors and subcontractors to contact the water purveyor supplying the site of
such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water-based fire
protection systems, and/or fire suppression water supply systems or storage
containers that maybe physically connected in any manner' to an appliance capable
of causing contamination of the potable water supply of the purveyor of record.
Final approval of the system(s) under consideration will not be granted by this office
until compliance with the requirements of the water purveyor of record are
documented by that purveyor as having been met by the applicant(s).
46. ADDRESS IDENTIFICATION
New and existing buildings shall have approved address numbers, building
numbers or . approved building identification placed in a position that is plainly
legible and visible from the street or road fronting. the property. These numbers shall
contrast with their background. Address numbers shall be Arabic numbers or
alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a
minimum stroke width of 0.5 inch (12.7 mm).
PASSED AND ADOPTED this 9th day of August, 2018 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:
Cdr
Catarina Kidd
Senior Planner
APPROVED:.
Benjamin Fu
Asst. Director of Community Development