DRC Summary 04-19-07
City of Cupertino
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To:
Mayor and City Council Members
Planning Commissioners
From:
Steve Piasecki, Director of Community Development
Date:
April 26, 2007
Subj:
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
April 19, 2007.
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
ASA-2006-14; Wayne Okubo (Marketplace), 19770 Stevens Creek Blvd
Description
Architectural and Site approval for Building C at Marketplace Shopping Center
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective April 19, 2007. The fourteen-calendar day appeal will expire on May 10,
2007.
Enclosures:
Design Review Committee Report of April 19, 2007
Resolution No. 255
Approved Plan Set
G:planning/Drcj041907 summaryletter.doc
To:
From:
Subject:
Location:
Design Review Committee Date: April 19, 2007
Aki Honda Snelling, Senior Planner
Application: ASA-2006-14
19770 Stevens Creek Boulevard (Marketplace Shopping Center)
Project Description: Architectural and site review for Building C at Marketplace
shopping center.
RECOMMENDATION:
Staff recommends approval of the architectural and site approval permit for Building C,
based on the model resolution, including staff's recommended modifications.
BACKGROUND:
In February of 2006, the City Council approved a Use Permit (U-2006-09) and
Architectural and Site Approval (ASA-2006-09) on a 3-2 vote to allow for the
remodeling. of the Marketplace shopping center on the south side of Stevens Creek
Boulevard, east of S. Portal Avenue. The approval of these applications allows for the
demolition of a portion of the shopping center's east side and construction of a new
two-story commercial building (Building C) and the conceptual design approval for
Building C.
A condition of approval of the Architectural and Site Approval (ASA-2006-09) requires
that the final design review and approval for Building C be granted by the Design
Review Committee. The condition also states that the applicant address the concerns
and comments of the City architectural consultant on building design changes. Another
condition requires that the final landscape plan for the shopping center be reviewed
and approved by the Design Review Committee.
DISCUSSION:
Building C
The conceptual plans for Building C that were approved by the Council in 2006 (See
Exhibit A) provided the conceptual site plan and the basic shape and style of the two-
story commercial building to show the building's similarity to the other two recently
constructed buildings in the shopping center, including. hipped roof elements,
storefront windows and doors, and stucco exterior and column features. The plans,
however, lacked the architectural details on the exterior of the building.
The updated plan set specifies the architectural details for the exterior of the building,
including the lighting fixtures, roof tile color and type, exterior column and trellis
features, and proposed colors of th~ building.. The material sheet (page 10 of the Plan
Set) clarifies that Building C will be architecturally consistent with the other buildings
in the shopping center.
In addition to these details, the applicant has provided moderate design changes to the
building that include the addition of a rounded glass skylight roof canopy along the
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April 19, 2007
ASA-2006-14
Page 2
front elevation of the building facing Stevens Creek Boulevard to enhance the frontage
of the building and for use as possible outdoor seating area, a modification of the entry
feature along the south elevation of the building, and a modification of the floor-to-floor
interior height of the two-story building.
The outdoor seating area below the skylight glass canopy has not been shown on the
plans at this time; however, the applicant has indicated that there is a possibility that
this area may be considered for such use. Staff has added a condition of approval that
will require the applicant to provide the layout of any tables and seating for this area
and details related to furniture design and type (including seating, tables and outdoor
lighting, etc.) to be reviewed and approved by the Director of Community
Development, provided that adequate parking is provided. The applicant will need to
demonstrate that adequate parking is provided for outdoor seating use based upon the
number of seats proposed.
The applicant has redesigned the front entry feature along the south elevation and
raised the interior floor-to-floor height of the second floor to accommodate a potential
restaurant tenant on the second floor. The entry feature has been modified from a one-
story to a two-story entry element to accommodate a rounded staircase leading to the
potential restaurant space with second-story storefront windows overlooking the west
side of the shopping center. The interior floor-to-floor height of the building has been
modified from the Council-approved 16 foot first floor height and 12 foot second floor
height to a 13.5 foot first floor height and 16 foot second floor height. The applicant
indicates that additional floor-to-floor height is needed to accommodate the potential
restaurant. As a result of these changes, the building height has been increased from
33.3 feet to 35 feet.
The City's Architectural Advisor has reviewed the updated plans and is satisfied that
the applicant has addressed his concerns and comments about the building design
changes.
Use Limitations of Building C
The section drawings on page 9 of the plan set indicate the potential second floor use as
restaurant use and the first floor use as office. However, the Council-approved section
plans and conditions of approval (Exhibit A) state that the first floor use is to be
occupied solely for retail uses. Therefore, staff has included the condition of approval
for this application stating the use limitations for this building based upon the City
Council's condition of approval.
Additionally, restaurant use cannot be confirmed due to the parking situation at the
shopping center. The City Council conditions of approval in February of 2006 require
that a professional traffic/parking engineer review the parking when the center is 70%
occupied and/ or when building A is occupied (whichever comes first) and that another
report be prepared when Building C is 50% occupied. Although staff supports the
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April 19, 2007
ASA-2006-14
Page 3
architectural and site plans submitted for review, the potential use of the buildings
cannot be approved without verifying the parking information.
Site Improvements
The Council-approved conditions require that pedestrian connection and crosswalks be
enhanced in the center and that the entrance driveway along the eastern property line
be enhanced to promote better pedestrian crossing and vehicular movements. The site
plan on page 2 of the revised plans shows that new pedestrian connections and
crosswalks will be installed around the building and connected to the realigned
driveway along the east side of the property on Stevens Creek Boulevard. Additionally,
pedestrian connections will be installed connecting the Building C site to the rest of the
shopping center.
Landscape Plan
The landscape plan indicates that the existing trees within the interior parking lot of the
shopping center will be replaced with 15-gallon Brisbane Box trees. The existing New
Zealand Christmas trees in the interior portion of the parking lot have been dying and
have not been growing adequately to provide shading for the parking lot.
The City Arborist supports replacing the existing Brisbane Box trees and has indicated
that these trees are desirable as parking lot trees because they are fast growing, provide
a nice canopy (25 foot spread) for parking lots and do not have invasive roots.
However, the City Arborist recommends that minimum 24-inch box trees rather than
15-gallontrees be planted to provide a more immediate effect in the parking lot.
The applicant is also slightly modifying the parking lot by requesting to remove the
finger islands that provide a double row of trees next to the pedestrian connection
leading to the Long drugstore entrance. This is the only portion of the parking lot where
a double row of trees is provided in the shopping center.
The applicant would like to add parking spaces in this area and is requesting approval
to remove the finger islands and replace them with new trees and tree wells that will be
installed to match the pedestrian connection grade. This will result in the loss of a total
of five trees. The pedestrian connection will be maintained and the tree wells will be
covered by grates that will match the grade of the pedestrian connection.
Staff supports the landscape plan, including the replacement trees and the
reconfiguration of tree wells around the pedestrian connection leading to Longs since
the proposed single row of trees matches the planting elsewhere in the shopping center.
Palm Trees
The applicant indicates that replacement of the palm trees will occur during the second
week of May, due to the planting requirements of the Mexican palm trees. The City
Arborist confirms that this is the typical planting time for this tree because the
survivability of palm trees is sensitive to the soil temperature and moisture at planting
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April 19, 2007
ASA-2006-14
Page 4
time. The applicant has submitted a $10,000 bond to ensure the planting of the palm
trees.
Tree Removals
The applicant is requesting to remove four Chinese Elm trees along the S. Portal
Avenue driveway entrance of the shopping center that have died. The City Arborist has
reviewed these trees and concurs that the trees have died (See Exhibit B). As a result,
the City Arborist recommends that each of these trees be replaced with a 48-inch box
Grey Bark Elm or Frontier Elm tree. These trees are identified as trees #5, 6, 7 & 8 in the
City Arborist report.
The City Council conditions of approval state that removal of trees be replaced at a 1-to-
1 ratio and that the final landscape plan be reviewed by the City Arborist.
Staff supports the City Arborist's recommendation and has added a condition of
approval allowing for these tree removals and for the replacement of these trees per the
City Arborist report.
Prepared by:
Approved by:
Aki Honda Snelling, Senior PI~er '
Ciddy Wordell, City Planner ~~/ ~)~::e-y-
Enclosures:
Model Resolution
Exhibit A: City Council approval of ASA-2005-06, including plans
Exhibit B: City Arborist report
Plan Set
G:\Planning\DRC\staff rep\2006\ASA-2006-14 SLdoc
[-4-
ASA-2006-14
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING AN ARCHITECTURAL AND SITE APPROVAL FOR BUILDING C OF THE
MARKETPLACE SHOPPING CENTER
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-14
Wayne Okubo (Evershine)
19770 Stevens Creek Boulevard
SECTION II: FINDINGS
WHEREAS, the City Council has directed the Design Review Committee to review and
approve the final architectural and site design of Building C and landscape plans for the
Marketplace shopping center in accordance with the conditions of approval for ASA-2005-06
approved by the City Council on February 7, 2006; and
WHEREAS, the Design Review Committee has reviewed the architectural and site design for
Building C and landscape plans.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the Design Review Committee approves the architectural and site
approval and landscape plan, file no. ASA-2006-14, subject to the conditions which are
enumerated in this Resolution; 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 ASA-2006-14
set forth in the Minutes of the Design Review Committee meeting of, April 19, 2007, 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 titled: "Marketplace Shopping Center," dated revised
April 9, 2007 consisting of 14 pages, except as may be amended by conditions in this
resolution.
2. COLOR SCHEME
The color scheme for Building C shall match the color scheme presented on the material
sheet labeled as page 10 of the plan set dated revised April 9, 2007.
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Model Resolution
April 19, 2007
Page 2
ASA-2006-14
3. USE LIMITATION
The ground floor of Building C shall be occupied solely by retail uses. The second floor
may be occupied by office uses, but the total amount of office square footage on site shall
be limited to twenty-five percent (25%) of the shopping center's gross square footage.
4. OUTDOOR SEATING
Any outdoor seating areas proposed for Building C shall be reviewed and approved by
the Director of Community Development, provided adequate parking is provided to
accommodate outdoor seating use. Prior to approval of outdoor seating, the applicant
shall demonstrate that adequate parking is provided for the outdoor seating use and
provide a table and seating layout plan indicating the number and location of tables and
seats to be accommodated in the outdoor seating area and furniture design and type
(including seating, tables, outdoor lighting, etc.) to be reviewed and approved by the
Director of Community Development.
5. TRASH ENCLOSURE
The final trash enclosure design shall be reviewed and approved by the Public Works
Department prior to issuance of building permits.
6. TRANSPORTATION DEMAND MANAGEMENT
A professional traffic/ parking engineer shall review the parking when the center is 70%
occupied and/ or when building A is occupied (whichever comes first). Another report
must be prepared when Building C is 50% occupied. The remaining tenant spaces will
not be occupied unless the project can demonstrate that there is sufficient parking supply
for the tenants at these two monitoring periods. A covenant shall be recorded on the
property to disclose this requirement to future tenants and/ or property owners prior to
the issuance of building permits.
If the parking demand survey indicates that there is a parking deficiency, the shopping
center management must implement TDM programs to reduce the demand equivalent to
the identified parking deficiency. The programs may include the following:
Employee parking cash out
· Carpoolj shuttle services
Valet
Offsite employee parking
G: IPlanninglDRClres\2007\ASA -2006- J 4 res. doc
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Model Resolution
April 19, 2007
Page 3
ASA~2006-14
7. TREE REMOVAL/REPLACEMENT
Removal of four Chinese Elm trees along the S. Portal Avenue driveway entrance and
identified as tree #s 5, 6, 7 and 8 in the arborist report prepared by Barrie D. Coate and
Associates dated "Revised December 2006" shall be permitted. The applicant shall be
required to replace each of these removed elm trees with a 48-inch box Grey Bark Elm
tree or Frontier Elm tree.
8. CONSTRUCTION PHASING
The applicant shall prepare a construction phasing schedule, demonstrating completion
of the planned Building C within two (2) years of this approval. The construction
phasing schedule shall detail critical milestones of the construction and shall provide
monetary penalties. If the building construction phasing does not comply with the
stated milestone dates, the applicant shall post a cash deposit in the amount of $200,000
naming the City as beneficiary. If the critical construction phasing is not completed in
accordance with the construction schedule, the City at its own discretion will assess a
penalty that shall be deducted from the deposit. The applicant shall agree to this
condition in writing prior to issuance of building permits.
9. LANDSCAPE PLAN
The final landscape plan is approved based upon the approved plan set with the
additional requirement that the Brisbane Box trees be minimum 24-inch box trees at the
time of planting.
10. 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.
PASSED AND ADOPTED this 19th day of April 2007, at a Regular Meeting of the Design
Review Committee of the City of Cupertino, State of California, by the following roll call
vote:
G: IPlanningIDRClres\2007\ASA -2006-14 res. doc
1-1
Model Resolution
April 19, 2007
Page 4
AYES:
NOES:
ABST AIN:
ABSENT:
ATTEST:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
APPROVED:
Ciddy Wordell,
City Planner
ASA-2006-14
Cary Chien, Chair
Design Review Committee
G: IPlanningIDRClres\2007\ASA-2006-14 res. doc
. ")
I-b
Exhibit A
City Hall
10300 Torre Avenue
Cupertino, CA 95014-3255
Telephone: (408) 777-3223
FAX: (408) 777-3366
CrfYOF'
CUPEIUINO
OFFICE OF THE CITY CLERK
February 9, 2006
Todd Lee
KCR Development, Inc.
19770 Stevens Creek Blvd.
Cupertino, CA 95014
Consider Application Nos. U-2005-09, ASA-2005-06 (EA-2005-06), KCR Development,
Inc. (Evershine), 19620-19780 Stevens Creek Blvd. (Marketplace), APN Nos. 369-06-
008, 009 and 010:
a) Mitigated Negative Declaration
b) Use Permit to demolish approximately 15,300 square feet of existing
commercial space and construct a new 34,300 square foot two story
building at the Marketplace shopping center
c) Architectural and Site approval for demolition of approximately 15,300
square feet of existing commercial space and construction of a new 34,300
square foot two story building at the Marketplace shopping center
d) Amended gateway design for South Portal Avenue by the Marketplace
Shopping Center
Dear Mr. Lee:
At its February 7, 2006, regular meeting, the Cupertino City Council approved the project with
the following additional conditions:
s The design review will resolve the palm species issue
. Shade trees will be provided in the parking lot
. The architecture will be reviewed to achieve consistency with the existing center
. Construction phasing language was added
. Transportation Demand Management: ,
A professional traffic/parking engineer shall review the parking when the center is 70%
occupied and/or when building A is occupied (whichever comes first). Another report
must be prepared when building C is 50% occupied. The remaining tenant spaces will
not be occupied unless the project can demonstrate that there is sufficient parking supply
Printed on Recycled Paper
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U-2005-06
Page 2
February 7, 2006
for the tenants at these two monitoring periods. A covenant shall be recorded on the
property to disclose this requirement to future tenants and/or property owners prior to the
issuance of the building permits.
If the parking demand survey indicates that there is a parking deficiency, the shopping
center management must implement TDM programs to reduce the demand equivalent to
the identified parking deficiency. The programs may include the following:
. Employee parking cash out
. Carpool/shuttle services
. Valet
. Off site employee parking
The Use Permit conditions are as follows:
SECTION ill: CONDITIONS ADMINISTERED. BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits titled: "Marketplace Center
Commercial Redevelopment, Stevens Creek Boulevard, Cupertino, California, Dated
January 18, 2006" consisting of 8 sheets, except as may be amended by the Conditions
contained in this Resolution.
2. PARKINGREVIEW
After completion of the project (or earlier if complaints received from neighbors), the
project shall return to Planning Commission for review of parking.
3. RESTAURANT ODOR ABATEMENT
All new and existing restaurants shall install odor abatement system to address the
neighborhood odor concerns as identified in the Initial Study presented to the
Environmental Review Committee on December 14,2005. The odor abatement systems in
new restaurants shall be installed prior to final occupancy of their associated tenant spaces.
All existing restaurants shall install odor abatement systems prior to final occupancy of
Building C. This condition does not apply specialty food uses as defined by the Ordinance.
4. REPLACEMENT PALM TREES
As identified in the Initial Study presented to the Environmental Review Committee on
December 14,2005, the 10 existing palm trees (lining up the existing entry drive) removed
shall be replaced by 10 new field grown palms. The applicant shall work will staff and the
City Arborist to locate the new palms along the shopping center entry drive. This may
mean some ofthe existing roof eaves and/or concrete work along Building A will need to
be modified to allow sufficient room for the new palms to grow. The replacement palm
trees shall be recorded on the property as heritage trees prior to final occupancy approval.
The existing dead canary island palm shall also be replaced by a field grown palm in kind.
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U-2005-06
Page 3
February 7,2006
5. TREE REPLACEMENT
Seven (7) non-specimen trees are removed as part of this project. In addition, the City
Arborist has identified eight (8) additional non-specimen trees will suffer.from severe root
lost from the construction activities. All trees removed shall be replaced at a 1 to 1 ratio.
Final landscaping plan shall be reviewed by the City Arborist prior to issuance of building
permits.
6. . NEW ABOVE-GRADE SIDEWALK
The existing sidewalk along Stevens Creek Boulevards in front of the project shall be
replaced with a new walk constructed above the existing grade. The final design of the
walk shall be reviewed and approved by the Public Works Department and the City
Arborist prior to issuance of building permits.
7. RECIPRICAL ACCESS AND PARKING EASEMENT
A reciprocal access and parking easement covenant shall be recorded between the three
parcels as part of the shopping center. In addition, the applicant shall record c:t deed
restriction for necessary reciprocal ingress and egress easement between the subject
property and the abutting shopping center to the east. The easement language shall be
reviewed and approved by the City Attorney prior to issuance of final occupancy.
8. TRASH AND DELIVERY ACTIVITIES
A detailed refuge and truck delivery plan must be prepared by the applicant. The plan shall
specify"locations of trash facilities, refuge pick up schedules and truck delivery schedules
and routes. All trash facilities must be screened and enclosed to the satisfaction of Public
Works Department. The final plan shall be submitted to the City for review and approval
prior to issuance of building permits.
9. USE LIMITATION - REAR CORRIDOR
As per use permit 16-U-76, the existing restaurant and specialty food services involving on-
site food preparation which are located adjacent to the gated portion of the rear corridor
may remain; however, new food services involving on-site food preparation shall not be
permitted in this area. The intent of this condition is not only to prevent an increase in the
number of above described food establishments adjoining the rear corridor, but also, upon
termination of occupancy, to preclude replacement of existing establishments with food
services that require a new use permit. For example, an existing sit-down restaurant could
be replaced by another sit-down restaurant) provided the new restaurant was no larger than
the existing one and had similar operating characteristics), but an existing sit-down
restaurant could not be replaced by a specialty food store.
10. USE LIMITATION - SITE
Uses allowed on-site shall be any such use that is permitted in the CG (General
Commercial) zoning district. The applicant shall provide documentation that shows
sufficient parking is available for any change in use, subject to staff approval.
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U-2005-06
Page 4
February 7,2006 .
11. USE LIMITATION - TWO-STORY BUILDING
The ground floor of the two-story building along Stevens.Creek Boulevard shall be
occupied solely by retail uses. The second floor may be occupied by office uses, but the
total amount of office square footage on site shall be limited to twenty-five percent of the
shopping center's gross square footage.
12. BICYCLE PARKING
The applicant shall install one secured bicycle device, such as a bicycle rack, for every
6,500 square feet of the commercial building floor area throughout the entire center. In
addition, six enclosed bicycle lockers shall be provided for each of the two-story
retail/office building (buildings A and B).
13. CONSTRUCTION MANAGEMENT PLAN
A construction management plan shall be prepared by the applicant and approved by staff
prior to issuance of building permits. Staging of construction equipment shall not occur
within 250 feet of any residential property.
14. RECYCLYING OF BUILDING MATERIALS
The building materials from the demolished buildings shall be recycled to the maximum
extent possible. Proof of recycling shall be submitted to the City for review prior to final
occup~cy.
15. 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.
- ~
16. SIGNAGE
Signage is not approved with this use permit application. Signage shall conform to the
City Sign Code. Applicant may apply for a sign exception as needed.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
17. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance with City
Standards and specifications and as required by the City Engineer.
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U-2005-06 .
Page 5
February 7, 2006
18. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
19. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting
fixtures shall be positioned so as to preclude glare and other forms of visual interference to
adjoining properties, and shall be no higher than the maximum height permitted by the zone
in which the site.is located.
20. FIRE HYDRANT
Fire hydrants shall be located as required by the City.
21. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
22. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type approved
by the City in accordance with Ordinance No. 125. The developer shall submit the
proposed tree type to the Corporation Yard for approval.
23. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter
16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe
required. Please contact Army Corp of Engineers and/or Regional Water Quality Control
Board as appropriate.
24. DRAINAGE
Drainage shall be provided to the satisfaction ofthe City Engineer. Pre and Post-
development calculations must be provided to identify how much runoff will be directed to
our storm drain facilities.
25. 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 undergrounding of utilities. Said
agreement shall be executed prior to issuance of construction permits.
Fees:
a. Checking & Inspection Fees:
b. Grading Permit:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost: N/ A
f. Map Checking Fees:
$ 6% of Off-Site Imp.Cost or $3,440.00
$ 6% of On-Site Imp.Cost or $2,000.00
$ 1,000.00
Paid
N/A
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U-2005-06
Page 6
February 7, 2006
g. Park Fees: N/A
Bonds:
a. Faithful Performance Bond: 100% of Off-Site Improvements
b. Labor & Material Bond: I 00% of Off-Site Improvements
c. On-site Grading Bond: 100% of On-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.
26. 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.
27. DEDICATION OF WATERLINES
The developer shall dedicate to the City all waterlines and appurtenances installed to City
Standards and shall reach an agreement with San Jose Water for water service to the subject
development.
28. FIRE ACCESS LANES
Emergency fire access lanes shall meet Central Fire District standards.
29. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (EMP's), as required by the State Water Resources
Control Board, for construction activity, which disturbs soil. BMP plans shall be included
in your grading and street improvement plans. Erosion and or sediment control plan shall
be provided.
30. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the Environmental
Programs Department. Clearance by the Public Works Department is needed prior to
obtaining a building permit.
The trash enclosure for the Marketplace Shopping Center at Stevens Creek Blvd should be
able to accommodate all garbage, cardboard and recycling associated with this site.
31. MAINTENANCE AGREEMENT
A maintenance agreement between the developer and the City shall be required to have
the applicant maintain the WILLISTON PARK. NEIGHBORHOOD GA TEW A Y FEA 1URE and any
other non-standard items within the City's right of way.
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U-2005-06
Page 7
February 7,2006
32. TRAFFIC
After review of draft traffic analysis and parking demand study, we offer the following
comments.
1. The traffic analysis determined independently that the mid-block pedestrian
crossing on Portal Avenue is inappropriate and recommends its removal. Public
Works concurs. The pre-existing bulb-outs may remain, but
. The ramps shall be removed and the cub brought back to full height.
. The crosswalk shall be obliterated by grinding and seal-coating.
. The opening in the walls in the bulb-outs shall be closed by extending the
walls over the openings, or the walls shall be removed. If the openings in the
walls are closed, it shall be verified that the walls are less than three feet in
height.
. The bulb-'outs shall be replanted with appropriate plants and irrigation
. Appropriate signing and striping shall be installed.
2. As an alternative to a crosswalk at the mid-block bulb-outs north of Bixby Drive,
the project shall install pedestrian crosswalk improvements across South Portal
Avenue at either Bixby Drive or Price Avenue.
3. Since the neighborhood has expressed an interest in a "gateway" to the
neighborhood that includes a crossing of South Portal Avenue in the vicinity of
the project, the City should conduct a neighborhood meeting to discuss the
crosswalk requirements prior to proceeding with "1" and "2," above.
4. The project will be required to make operational improvements to the Stevens
Creek Boulevard/Portal A venue intersection. . The improvements may include
minor traffic signal indication modifications and retiming, as well as provision of
pedestrian countdown signal heads and upgrade of emergency vehicle preempt
(EVP) equipment. The project may also be required to alter the crown of the road
at the intersection if Public Works determines that the current road topography
presents an impediment to the efficient movement of traffic through the
intersection.
5. The project shall determine whether there is a potential pedestrian conflict at the
driveway at the eastern edge of the site. If it is determined the potential conflict
exists, the project shall propose and implement measures to mitigate the conflict.
6. The available parking for the project appears to be slightly insufficient.
Appropriate measures shall be taken to reduce the parking demand or provide
additional parking.
The Architectural and Site Approval conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHffiITS
The recommendation of approval is based on Exhibits titled: "Use Permit & ASA submittal,
Marketplace Shopping Center, Stevens Creek Boulevard, Cupertino, California, Dated
/-/5
U-200S-06
Page 8
February 7, 2006
January 18,2006" consisting of7 sheets, except as may be amended by the Conditions
contained in this Resolution.
2. LANDSCAPING PLAN
A complete landscaping plan shall be submitted to the City for review. The final landscaping
plan shall be approved by the Design Review Committee prior to issuance of building
permits. All of the trees approved as part of the center's landscaping plan shall not be
removed without obtaining approval from the Planning Commission.
3. BUILDING DESIGN CHANGES
The applicant shall address the concerns and comments of the City Architect and the Design
Review Committee shall approve the revised plans prior to issuance of building permits.
4. SITE IMPROVEMENTS
Pedestrian connection and, crosswalks shall be enhanced in the Center. Special paving
materials or markings shall be provided at pedestrian intersections in the center. In addition,
the entrance of the driveway along the easterly property line must be enhanced to promote
better pedestrian crossing and vehicular movements. This may include but not limited to
landscaping buffer enhancements, curb alterations, driveway re-alignment and deletion of
existing parking stalls. Revised site plan shall be submitted to the City for review. The
Design Review Committee shall approve the final site plan prior to the issuance of any
building permits.
5. TREE TRIMMING
Mature trees along the frontage of Portal Avenue arid Stevens Creek Boulevard shall not be
trimmed in the process of construction of this project without the approval of the Director of
Community Development
6. REPLACEMENT PALM TREES
As identified in the Initial Study presented to the Environmental Review Committee on
December 14, 2005, the 10 existing palm trees (lining up the existing entry drive) removed
shall be replaced by 10 new field grown palms. The applicant shall work will staff and the
City Arborist to locate the new palms along the new shopping center entry drive. This may
mean some of the existing roof eaves and/or concrete work along Building A will need to be
modified to allow sufficient room for the new palms to grow.
7. TREE REPLACEMENT
Seven (7) non-specimen trees are removed as part of this project. In addition, the City
Arborist has identified eight (8) additional non-specimen trees will suffer from severe root
lost from the construction activities. All trees removed shall be replaced at a 1 to 1 ratio.
Final landscaping plan shall be reviewed by the City Arborist prior to issuance of building
permits.
i-lIP
U-2005-06
Page 9
February 7, 2006
8. 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(~), 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.
9. SIGNAGE
Signage is not approved with this use permit application. Signage shall conform to the City
Sign Code. Applicant may apply for a sign exception as needed.
Please review conditions carefully. If you have any questions regarding the conditions of
approval, please contact the Department of Community Development at 408-777-3308 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 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, 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.
Any interested person, including the applicant, prior to seeking judicial review of the city
council's decision in this matter, must first file a petition for reconsideration with the city
clerk within ten days after the council's decision. Any petition so filed must comply with
municipal ordinance code 92.08.096.
Sincerely:
~4'H-
Grace Schmidt
Deputy City Clerk
cc: Community Development
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PROJECT SCOPE 1\
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, PUBLIC ART FEAT1iRE-'\
2, NEW BUILDING C aT'
2 STORIES - 34.289 SFI~ \j~\
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3. (E) BANK BUILDING f\
TO BE DEMOLISHED - (5.174 SF) L0.
(E) 19640 MARKETI>LACE CENTER
TO BE DEMOLISHED - l1 0.093 SF)
(E)CURB ^
TO BE.PEI>1QlJSI;IEO~_ G
6. ~ESTRIAN WAITING ~TA
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7. MD91ReA'RaNs-:rG-{Ej-PAAKING LOT
NOT WIllilN PROJECT SCOPE
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1. TILE ROOF TO MATCH (E) BUILDING A-
ClI<Y "S" TILE - MSA MISSION TILE BLEND
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B .. PAlNlcD "MID BROWN" - KMSBB-D
C - PI<.INTIOD "BEIGE" .. KM5BT-M
3. ClEAR GlI<SS IN ALUMINUM STOREFRONT
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5. CEM"NT PLASTER EXPANSION CONTROL
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6. METAL PIPE RAILING WI PAINT FINISH-
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7. LIGHT FIXTURE
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10. WOOD 'TRELLIS.. PAINTED "LOAM" - KM4 13
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CLAY'S-T1LE-I~SA MISSION TilE BLEND
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BARRIE D. COATE
and ASSOCIATES
Horticutural Consultants
23535 Summit Road
Los Gatos, CA 95033
4081353-1052
Exhibit B
AN EXAMINA nON OF THE LANDSCAPE PLANS
FOR
THE MARKETPLACE SHOPPING CENTER
Prepared at the request of:
Gary Chao
Planning Department
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
Prepared by:
Barrie D. Coate, ASCA
Consulting Arborist
October 16th, 2006
(Revised: December 2006)
Job# 10-05-236-06B
1 ,/B
LANDSCAPE PLANS, MARKETPLACE S.C. CUPERTINO
Assignment
th .
On October 16 . 2006, I used the landscape plan prepared by Greg Ing Landscape
Architect sheets L2.1 and L2.2 to review the proposed landscaping at the Marketplace
Shopping Center in Cupertino to comply with Item 2 of the new 2005/06 document from
the City of Cupertino.
In addition, in Item 2 I was asked to review the tree replacement items in Items 5 and the
new above grade sidewalk in Item 6.
Observations
Landscape Plan:
Typical of Mr. lng's landscape designs, the majority of the plants on the list should
perform very well and are well suited to the site.
I note that he is using a Hybrid Strawberry tree (Arbutus 'Marina') as a parking lot tree
on the east side of the new retail buildings and the New Zealand Christmas Tree
(Metrosideros excelsus) in most other areas as parking lot trees.
The tree chosen for parking lot use should provide shade for cars especially in a warm
climate with black pavement. .
Comments
Item 1
The New Zealand Christmas Tree (Metrosideros excelsus) is shown in many other
locations and currently exists as a parking lot tree.
It would take many years for these trees, even under the best of care, to achieve more
than 15' or someday, 20' in height. Obviously they would never provide significant
shade.
I suggest a species which would provide shade in the parking lots be chosen for this
function.
Note that nine ofthe existing New Zealand Christmas Trees in the parking lot have died.
Since the spaces in which these are planted in the parking lots are so small, (4 feet x 4
feet) the species of tree used here should certainly be one which is relatively unlikely to
cause pavement damage.
Species which would provide shade without causing pavement damage include:
Columbia London Plane Tree (Platanus acerifolia 'Columbia')
PREPARED BY BARRIE D. COATE, CONSULTING ARBORlST
OCTOBER 161H, 2006
"
I-/q
LANDSCAPE PLANS, MARKETPLACE S.C. CUPERTINO
2
Queensland Box (Lophostomon confertus) (syn. Tristania conferta)
Chinese Pistache (Pistacia chinensis)
Maintenance requirements for any of these species will exceed those of the New Zealand
Christmas tree because they are much larger trees but the Plane Tree and Pistacia will
only drop leaves in fall and the Queensland Box will drop old foliage in spring.
It has been demonstrated that a well shaded pavement can last 10 years longer than a
lightly shaded or un-shaded pavement, so much of this cost will be returned.
Item 2
As previously mentioned, nine of the New Zealand Christmas Trees installed asparking
lot trees in the parking lot between the Elephant Bar and the Coffeehouse have died.
In my opinion, these trees should not be replaced by more New Zealand Christmas trees
since that species will not provide shade for the parking lot or for the parking lot cars for
many years.
Item 3
Removed trees:
It appears that the following trees larger than 12" trunk diameter have been removed from
the project property, from the area east of Building C.
They are:
Coast Redwoods, #78, 79 and #83.
They had an average DBH of 19.3". They are valued at $25,000 which is equivalent to
1248" boxed, or 26 36" boxed trees, in addition to the removed Mexican Fan Palms.
Item 4
In the area north of La Patisserie restaurant, adjacent to the Red Miso and adjacent to the
west parking lot entry, three very large mature Chinese elm (Ulmus parvifolia) trees have
been severely damaged apparently by grading and other construction activity. One was
dead when the tree survey was done in 2005.
Two of these trees are producing small amounts of new foliage but the majority of the
canopy is dead and has resulted in a very poor remaining tree.
On the other hand, another of the specimens (#6) by Red Miso is completely dead.
It may be claimed that these trees were killed by Elm anthracnose, a fungal disease,
which defoliates Chinese elm but does not kill them in a short space of time.
PREPARED BY BARRIE D. COATE, CONSULTING ARBORIST
OCTOBER 16m, 2006
'....20
LANDSCAPE PLANS, MARKETPLACE S.C. CUPERTINO
3
In contrast, tree #4 has the appearance of a normal Chinese elm at this time of the year
and is healthy and normal. -
These trees were no doubt damaged or killed by the construction activity near them at the
time of construction. Each of these two trees was worth at least $4,580.
I suggest that each of the four dead elm trees (#5,6, 7, & 8) be replaced with at least a
48" box sized Grey Bark Elm (Zelkova serrata) or Frontier Elm (Ulnus x 'Frontier')
A guarantee of their survival for at least one year should be required.
An additional two young replacement elms at the south west entrance of building 19772
are primarily dead as well and should be replaced. Both appeared to have died for want
of adequate irrigation of the root balls.
A decision on what replacement to use and when to install them could be made at a later
date, if desired by planning.
Item 5
The new sidewalks along Stevens Creek Blvd will trave.l between a double row of
Evergreen Ash (Fraxinus uhdei). The three existing trees on the south or the parking lot
side are all very large old specimens of at least 2' in diameter.
On the other hand, of the nine trees on the street side (north side) two of them are very
old similar trees while the rest are much younger specimens.
If these trees are to be maintained in a healthy condition after a new sidewalk is installed,
the sidewalk will have to be installed without cutting roots of more than 3" diameter.
Since the existing sidewalk is being displaced in several sites by the largest of these trees,
one would expect the existing sidewalk to be raised in other areas in the near future by
other of the largest of these specimens.
I recommend that one of the following procedures be used in the installation of the new
sidewalk:
Remove the existing pavement in all areas within 20' of an Evergreen Ash tree.
a. If roots of 2.5" diameter or larger are encountered directly beneath the
previous pavement employ City of Los Angeles detail "Sidewalk Ramping
without root pruning; Parkway setting ]
I City of Los Angeles detail "Sidewalk Ramping without Root Pruning; Parkway setting"
PREPARED BY BARRIE D. COATE, CONSULTING ARBORlST
OCTOBER 16TH, 2006
'....11
LANDSCAPE PLANS, MARKETPLACE S.c. CUPERTINO
4
b. Ifno roots of2.5" diameter or larger are encountered directly beneath the
previous pavement, employ City of Los Angeles detail "Sidewalk Removal
and Replacement with Root Pruning: Parkway setting. 2
This activity should all take place during the dormant season (December-January).
Respectfully submitted,
~I)~
Barrie D. Coate
BDC/phlg
Enclosures:
Assumptions & Limiting Conditions
City of Los Angeles detail re: Sidewalk removal with root pruning
City of Los Angeles detail re: Si~ewalk ramping
2 City of Los Angeles detail "Sidewalk Removal & Replacement with Root Pruning: Parkway setting"
PREPARED BY BARRIE D. COA TE, CONSULTING ARBORIST
OCTOBER 16TIi, 2006
/-1;)
"
BARRIE D. COATE
and ASSOCIATES
Horti cUlural Consultants
23535 Summit Road
Los Gates. CA 95033
408135S-1052
ASSUMPTIONS AND LIMITING CONDITIONS
1. Any legal description provided to the appraiser/consultant is assumed to be correct.
No responsibility is assumed for matters legal in character nor is any opinion rendered as to
the quality of any title.
2. The appraiser/consultant can neither guarantee nor be responsible for accuracy of
Information provided by others. .
3. The appraiser/consultant shall not be required to give testimony or to attend court by reason
of this appraisal unless subsequent written arrangements are made, including payment of an
additional fee for services.
4. Loss or removal of any part of this report invalidates the entire appraisal/evaluation.
5. Possession of this report or a copy thereof does not imply right of publication or use for any
purpose by any other than the person(s) to whom it is addressed without written consent of
thiS appraiser/consultant.
6. This report and the values expressed herein represent the opinion of the
appraiser/consultant, and the appraiser's/consultant's fee is in no way contingent upon the
reporting of a specified value nor upon any finding to be reported.
7. Sketches, diagrams, graphs, photos, etc., in this report, being intended as visual aids, are
not necessarily to scale and should not be construed as engineering reports or surveys.
8. This report has been made in conformity with acceptable appraisal/evaluation/diagnostic
reporting techniques and procedures, as recommended by the International Society of
Arboriculture:-
9. When applying any pesticide, fungicide, or herbicide, always follow label instructions.
1 a.No tree described in this report was climbed, unless otherwise stated. We cannot take
responsibility for any defects which could only have been discovered by climbing. A full root
collar inspection, consisting of excavating the soil around the tree to uncover the root collar
and major buttress roots, was not performed, unless otherwise stated. We cannot take
responsibility for any root defects which could only have been discovered by such an
Inspection.
CONSULTING ARBORIST DISCLOSURE STATEMENT
Arborists are tree specialists who use their education, knowledge, training, and experience to
examine trees, recommend measures to enhance the beauty and health of trees, and attempt to
reduce risk of living near trees. Clients may choose to accept or disregard the recommendations
of the arborist, or to seek additional advice.
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree.
Trees are living organisms that fail in ways we do not fully understand. Conditions are often
hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or
safe under all circumstances, or for a specified period of time. Likewise, remedial treatments,
like medicine, cannot be guaranteed.
Trees can be managed, but they cannot be controlled. To live near trees is to accept some
degree of risk. The only ~ay to eliminate all risk associated with trees is to eliminate all trees.
dJaNUe~~
Barrie D. Coate
I SA Certified Arborist
Horticultural Consultant
/-:23
APPENDIX 5E 87
b.
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City of Los Angeles, CA: Sidewalk Ramping Wit
Pruning; Parkway Setting
OPTION 2B - SIDEWALK RAMPING WITHOUT ROOT PRUNING - PAR
6' THICK PAD \o/ITH FOAM BACKER OR
\o/\o/F 4X4-\o/6.5X\o/6.5 ~ SAND BACKER TYPICAL
\o/IRE MESH (SEE NOTD f4'-O'l
LANDING
EX. \o/ALK\o/AY
3 1/2' EX. \o/ALK\o/AY
~33% HAX SLOPE .... _ HIN TV ~:.33% HAX SLOPE 7
~~ ~~. u -7>..~~~ NNN~."'" ~
I \..- EXISTING TREE ROOT . / I r
5'-0' . ROOT ZONE~5'-O'~
SECTION A
SCALE: 1/4"=1'-0"
EXPANSION JOINT
20' -0' MAX.
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EXISTING TREE ../ <.,
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PLAN
SCALE: 1/4"=1'-0"
NOTES:
1. 6' THICK REINFORCED CONCRETE \o/ALK\o/AY EXTENDS 5'-0' BEYOND TREE ROOT
ZONE AREA.
2. FOAM DR SAND BACKER SHALL BE PLACED UNDER THE DIRECTION OF A CERTIFIED
ARBORIST FROM THE BUREAU OF STREET SERVICES. AT NO TIME SHALL ANY PART
OF THE ROOT SYSTEM BE CUT DR INJURED.
3. SCORE LINES ON CONCRETE PAD DR \o/ALK\o/AY ARE OPTIONAL.
1-.25
APPENDIX 6E 87
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City of Los Angeles, CA: Sidewalk Ramping Without Root
Pruning; Parkway Setting
OPTION 28 - SIDEWALK RAMPING WITHOUT ROOT PRUNING - PAR'r'0NAY SETTING
6' THICK PAD ~ITH FOAM BACKER OR
~~F 4X4-~6.5X~6.5 ~ SAND BACKER TYPICAL
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LANDING
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3 1/2' EX. 'WALK'WAY
~33Y. MAX SLOPE "c....MIN TV .~:.~3Y. MAX SLOPE ~
~ 'h.~'::f>..~ 'h.~~~ N&N~ ?
I'\..- EXISTING TREE ROOT . / I
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SECTION A
SCALE: 1/4"=1'-0"
EXPANSION JOINT
N
20' -0' MAX.
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SCALE: 1/4"=1'-0"
NOTES:
1. 6' THICK REINFORCED CONCRETE 'WALK'WAY EXTENDS 5'-0' BEYOND TREE ROOT
ZONE AREA:
2. FOAM OR SAND BACKER SHALL BE PLACED UNDER THE DIRECTION OF A CERTIFIED
ARBoRIST FROM THE BUREAU OF STREET SERVICES. AT NO TIME SHALL ANY PART
OF THE ROOT SYSTEM BE CUT OR INJURED.
3. SCORE LINES ON CONCRETE PAD OR 'WALK'WAY ARE OPTIONAL.
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ORe SUBMITTAL
ARCHITECTS
MARKETPLACE SHOPPING CENTER
\~HI~~
Stevens Creek Boulevard
Cup e r tin 0, C a I i for n i a
Rev i sed A p r i I 9, 2 0 0 7
PROJECT DIRECTORY
PROJECT INFORMATION
PROJECT INFORMATION
VICINITY MAP - not to scale
OWNER/DEVELOPER
KCR DEVELOPMENT
19770 STEVENS CREEK BLVD.
C1J!,ERTINO, CA 95014
TEL: 408.343.1088
LANDSCAPE ARCHITECT
GREG G. ING & ASSOCIATES
1585 THE ALAMEDA. STE. #201
SAN JOSE, CA 95126
TEL: 408.947.7090
BUILDING CODE
SEISMIC ZONE:
CONSTRUCTION TYPE:
OCCUPANCY GROUP:
BUILDING HEIGHT:
USE:
ZONING DESIGNATION:
CODE EDITION:
4
TYPE V-N
BIM
36' MAX. I 45' MAX. EXCEPTED
OFFICE I RETAIL
'P' - PLANNED DEVELOPMENT
CALIFORNIA BUILDING CODE 2001 EDJT10N
(2000 UBC WITH 2001 CALIFORNIA TITlE 24)
CURRENTLY ADOPTED NEC, UMC, UPC, UFC
PARKING SPACE PROVISION
PER CITY OF CUPERTINO MUNICIPAL CODE TITlE 19 CHAPTER 19.100
MIXED USE OCCUPANCY CALCULATION MAXIMUM TOTAL FOR WEEKEND - DAYTIME
NO. OF SPACES PROVIDED ON-SITE - 592 SPACES
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ARCHITECT
YHLA ARCHITECTS
1617 CLAY STREET
OAKlAND, CA 94612
TEL: 510.836.6688
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CIVIL ENGINEER/CONSULTANT
UNDERWOOD & ROSENBLUM
1630 OAKlAND ROAD, SUITE A 114
SAN JOSE, CA 95131
(408) 453-1222
BUILDING AREA
GROSS SITE AREA :
NET SITE AREA:
NO. OF STORIES:
9.9 ACRES (431, 494 SF)
9.9 ACRES (431, 494 SF)
2 STORY STRUCTURE
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TOTAL BUILDING AREA
SHEET INDEX
GROSS LEASEABLE AREA
o COVER SHEET
1 OVERALL PROJECT SITE PLAN
lA SITE & SITE DEMOLITION PlAN
2 PEDESTRIAN CIRCULATION PlAN
3 GROUND FlOOR PLAN - BUILDING C & SITE DETAILS
4 SECOND FLOOR PlAN - BUILDING C & SITE DETAIL
5 ROOF PlAN
6 EXTERIOR ELEVATIONS
7 EXTERIOR ElEVATIONS
8 BUILDING SECTIONS
9 BUILDING SECTIONS & DETAILS
(E) BUILDING AREA
SHOPPING CENTER
BUILDING A
BUILDING B
PROJECT SITE
ARCHITECTURAL
73, 078 SF
24,461 SF
9, 947 SF
PROJECT DESCRIPTION
BUILDING C
33, 466 SF
MARKETPLACE SHOPPING CENTER, THE SITE FOR THE PROJECT, IS
LOCATED ON STEVENS CREEK BOULEVARD AT THE CORNER OF SOUTH
PORTAL AVENUE.
THE SCOPE OF THE PROJECT CALLS FOR THE CONSTRUCTION OF A
34,151 SF GLA TWO-STORY BUILDING, WHICH WILL REQUIRE THE
DEMOLITION OF THE (E) BANK BUILDING IN THE NORTH-EAST CORNER
OF THE PROPERTY. THE PROJECT WILL ALSO INCLUDE THE
DEMOLITION OF UNITS 19640 OF THE EXISTING COMMERCIAL BUILDING,
AND TO PROVIDE NEW OFF-STREET PARKING IN THE ADJACENT AREAS
WITHIN THE LOT.
PROPOSED BUILDING AREA
lANDSCAPE
Ll HARDSCAPE PLAN
l2 TREE REPLACEMENT PLAN
l2a TREE REPLACEMENT PLAN
L3 IRRIGATION PlAN
DEMOLITION
SHOPPING CENTER
(E) BANK BUILDING
(10,093 SF)
(5, 174 SF)
TOTAL
125,685 SF
RECEIVED
APR 0 9 2007
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SCALE: 1'. 4~
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KEY NOTES
)
I
THE FOLLOWING NOTES APPLY TO THIS SHEET
ONLY
PROJECT SCOPE
1. PUBLIC ART FEATURE TO BE PROVIDED BY
OWNER. SEE LANDSCAPE DRAWINGS FOR
LOCATION
2. NEW BUILDING C
2 STORIES. 34,151 SF GLA
3. PEDESTRIAN WAITING AREA
4. MODIFICATIONS TO (E) PARKING LOT
NOT WITHIN PROJECT SCOPE
5. (E) BUILDING A
6. (E) BUILDING B
7. (E) SHOPPING CENTER
NOTES
1. FOR (N) PLANTING LOCATION AND WALKWAY
PAVING PATTERNS SEE LANDSCAPE DRAWINGS
2. FOR SCOPE OF DEMOLITION SEE SHEET 1A
DESIGN REVIEW SUBMITTAL ~ [~_ r\1
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KEY NOTES
THE FOLLOWING NOTES APPLY TO THIS SHEET
ONLY
PROJECT SCOPE
~
1. NEW BUILDING C
2 STORIES -34.151 SF GLA
2- (E) BANK BUILDING
TO BE DEMOLISHED - (5,174 SF)
3. (E) 19640 MARKETPLACE CENTER
TO BE DEMOLISHED.. (10,093 SF)
4, (E) CURB
TO BE DEMOLISHED, TYP.
5. (N) BICYCLE RACK. SEE 11 SHEET 4
6. (N) PATIO RETAINING WALL SEE 2J SHEET 9
7. (N) STEEL BICYCLE PARKING LOCKER. SEE
31 SHEET 3
B. PUBLIC ART WORK TO BE APPROVED BY A
SEPERA TE REVIEW
9. ABOVE GRADE SIDE WN..K. TO BE
APPROVED BY PUBLIC WORKS
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UETAL DOOR ON HOLlON LlETAl DOOR FRAME
NOTES
1. FOR (N) PLANTING LOCATIONS AND WALKWAY
PAVING PATTERNS SEE LANDSCAPE DRAWINGS
l~ I~
A. SIDE ELEVATION (REAR 8.fVATJJN SMLAR)
B.FRONT8.fVATION
C. 1RANS\<ERSE SECTION
8~~~~ ENCLOSURE ELEVATION
DESIGN REVIEW SUBMITTAL \TN I ~~
NOT FOR CONSTRUCTION ARC: H , T IE c: T S
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LEGEND
o (E) PEDESTRIAN CIRCULATION
_ (N) PEDESTRIAN CIRCULATION
40'
PEDESTRIAN CIRCULATION PLAN
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2 DOOR 2 BIKE CAPACITY
2. LOCKERS W1THST me MINIMUM OF 200 lB'S PER SOUARE FOOT
INTEGRAL LOCKING HAAllWARE, ENGAGES BOTICN mo SIllE
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ASA-2006-14
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 255
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING AN ARCHITECTURAL AND SITE APPROVAL FOR BUILDING C OF THE
MARKETPLACE SHOPPING CENTER
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-14
Wayne Okubo (Evershine)
19770 Stevens Creek Boulevard
SECTION II: FINDINGS
WHEREAS, the City Council has directed the Design Review Committee to review and
approve the final architectural and site design of Building C and landscape plans for the
Marketplace shopping center in accordance with the conditions of approval for ASA-2005-06
approved by the City Council on February 7, 2006; and
WHEREAS, the Design Review Committee has reviewed the architectural and site design for
Building C and landscape plans.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the Design Review Committee approves the architectural and site
approval and landscape plan, file no. ASA-2006-14, subject to the conditions which are
enumerated in this Resolution; 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 ASA-2006-14
set forth in the Minutes of the Design Review Committee meeting of, April 19, 2007, 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 titled: "Marketplace Shopping Center," dated revised
April 9, 2007 consisting of 14 pages, except as may be amended by conditions in this
resolution.
2. COLOR SCHEME
The color scheme for Building C shall match the color scheme presented on the material
sheet labeled as page 10 of the plan set dated revised April 9, 2007.
Resolution No. 255
April 19, 2007
Page 2
ASA-2006-14
3. USE LIMIT A TION
The ground floor of Building C shall be occupied solely by retail uses. The second floor
may be occupied by office uses, but the total amount of office square footage on site shall
be limited to twenty-five percent (25%) of the shopping center's gross square footage.
4. OUTDOOR SEATING
Any outdoor seating areas proposed for Building C shall be reviewed and approved by
the Director of Community Development, provided adequate parking is provided to
accommodate outdoor seating use. Prior to approval of outdoor seating, the applicant
shall demonstrate that adequate parking is provided for the outdoor seating use and
provide a table and seating layout plan indicating the number and location of tables and
seats to be accommodated in the outdoor seating area and furniture design and type
(including seating, tables, outdoor lighting, etc.) to be reviewed and approved, by the
Director of Community Development.
5. TRASH ENCLOSURE
The final trash enclosure design shall be reviewed and approved by the Public Works
Department prior to issuance of building permits.
6. CONSTRUCTION PHASING
The applicant shall prepare a construction phasing schedule, demonstrating completion
of the planned Building C within two (2) years of this approval. The construction
phasing schedule shall detail critical milestones of the construction and shall provide
monetary penalties. If the building construction phasing does not comply with the
stated milestone dates, the applicant shall post a cash deposit in the amount of $200,000
naming the City as beneficiary. If the critical construction phasing is not completed in
accordance with the construction schedule, the City at its own discretion will assess a
penalty that shall be deducted from the deposit. The applicant shall agree to this
condition in writing prior to issuance of building permits.
7. LANDSCAPE PLAN
The final landscape plan is approved based upon the approved plan set with the
additional requirement that the Brisbane Box trees be minimum 24-inch box trees at the
time of planting. The approved final landscape plan shall also include sheet L1 that was
submitted during the DRC meeting of April 19, 2007, titled "Planting Plan" for the
Marketplace Shopping Center for Building C.
10. NOTICE OF FEES, DEDICATIONS, RESERV A TIONS 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
DRe SUBMITTAL
ARCHITECTS
MARKETPLACE SHOPPING CENTER
\.HI.4~
Stevens Creek Boulevard
Cup e r tin 0, C a I i for n i a
Rev i sed A p r i I 9, 2 0 0 7
PROJECT DIRECTORY
PROJECT INFORMATION
PROJECT INFORMATION
VICINITY MAP - not to scale
OWNER/DEVELOPER
KCR DEVELOPMENT
19770 STEVENS CREEK BLVD.
CUPERTINO, CA 95014
TEL: 408.343.1088
LANDSCAPE ARCHITECT
GREG G. ING & ASSOCIATES
1585 THE ALAMEDA, STE. #201
SAN JOSE, CA 95126
TEL: 408.947.7090
BUILDING CODE
SEISMIC ZONE:
CONSTRUCTION TYPE:
OCCUPANCY GROUP:
BUILDING HEIGHT:
USE:
ZONING DESIGNATION:
CODE EDITION:
4
TYPE V-N
BIM
36' MAX. 145' MAX. EXCEPTED
OFFICE I RETAIL
"Po - PLANNED DEVELOPMENT
CALIFORNIA BUILDING CODE 2001 EDITION
(2000 UBC WITH 2001 CALIFORNIA TITLE 24)
CURRENTLY ADOPTED NEC, UMC, UPC, UFC
PARKING SPACE PROVISION
PER CITY OF CUPERTINO MUNICIPAL CODE TITLE 19 CHAPTER 19.100
MIXED USE OCCUPANCY CALCULATION MAXIMUM TOTAL FOR WEEKEND - DAYTIME
NO. OF SPACES PROVIDED ON-SITE - 592 SPACES
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ARCHITECT
YHLA ARCHITECTS
1617 CLAY STREET
OAKLAND, CA 94612
TEL: 510.836.6688
CIVIL ENGINEER/CONSULTANT
UNDERWOOD & ROSENBLUM
1630 OAKLAND ROAD, SUITE A114
SAN JOSE, CA 95131
(408) 453-1222
BUILDING AREA
GROSS SITE AREA:
NET SITE AREA :
NO. OF STORIES:
9.9 ACRES (431,494 SF)
9.9 ACRES (431,494 SF)
2 STORY STRUCTURE
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APPROVAL
BUILDING C
33, 466 SF
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PROJECT SITE
o COVER SHEET
1 OVERALL PROJECT SITE PLAN
1A SITE & SITE DEMOLITION PLAN
2 PEDESTRIAN CIRCULATION PLAN
3 GROUND FLOOR PLAN - BUILDING C & SITE DETAILS
4 SECOND FLOOR PLAN - BUILDING C & SITE DETAIL
5 ROOF PLAN
6 EXTERIOR ELEVATIONS
7 EXTERIOR ELEVATIONS
8 BUILDING SECTIONS
9 BUILDING SECTIONS & DETAILS
(E) BUILDING AREA
SHOPPING CENTER
BUILDING A
BUILDING B
73, 078 SF
24, 461 SF
9,947 SF
PROJECT DESCRIPTION
ARCHITECTURAL
PROPOSED BUILDING AREA
MARKETPLACE SHOPPING CENTER, THE SITE FOR THE PROJECT, IS
LOCATED ON STEVENS CREEK BOULEVARD AT THE CORNER OF SOUTH
PORTAL AVENUE.
THE SCOPE OF THE PROJECT CALLS FOR THE CONSTRUCTION OF A
34,151 SF GLA TWO-STORY BUILDING, WHICH WILL REQUIRE THE
DEMOLITION OF THE (E) BANK BUILDING IN THE NORTH-EAST CORNER
OF THE PROPERTY. THE PROJECT WILL ALSO INCLUDE THE
DEMOLITION OF UNITS 19640 OF THE EXISTING COMMERCIAL BUILDING,
AND TO PROVIDE NEW OFF-STREET PARKING IN THE ADJACENT AREAS
WITHIN THE LOT.
LANDSCAPE
L 1 HARDSCAPE PLAN
L2 TREE REPLACEMENT PLAN
L2a TREE REPLACEMENT PLAN
L3 IRRIGATION PLAN
DEMOLITION
SHOPPING CENTER
(E) BANK BUILDING
(10, 093 SF)
(5,174 SF)
RECEIVED
TOTAL
125, 685 SF
APR 0 92007
BY:
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THE FOLLOWING NOTES APPLY TO THIS SHEET
ONLY
PROJECT SCOPE
1, NEW BUILDING C
2 STORIES - 34,151 SF GLA
2. (E) BANK BUILDING
TO BE DEMOLISHED - (5,174 SF)
3. (E) 19640 MARKETPLACE CENTER
TO BE DEMOLISHED - (10,093 SF)
4. (E) CURB
TO BE DEMOLISHED, TYP.
5. (N) BICYCLE RACK. SEE 11 SHEET 4
6. (N) PATIO RETAINING WALL SEE 21 SHEET 9
7. (N) STEEL BICYCLE PARKING LOCKER, SEE
3/ SHEET 3
8. PUBLIC ART WORK TO BE APPROVED BY A
SEPERATE REVIEW
9. ABOVE GRADE SIDE WALK TO BE
APPROVED BY PUBLIC WORKS
NOTES
1. FOR (N) PLANTING LOCATIONS AND WALKWAY
PAVING PATTERNS SEE LANDSCAPE DRAWINGS
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