.04 DIR-2007-27 Gregg Bunker
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: DIR-2007 -27
Applicant: Gregg Bunker
Owner: Gregg Bunker
Location: 1357 South De Anza Boulevard
Agenda Date: August 28, 2007
Application Summary:
Director's Referral of a Minor Modification to a Use Permit (U-2003-03) to phase an
approved mixed-use development (Wolf Camera)
RECOMMENDATION:
Staff recommends that the Planning Commission approve:
1. The Minor Modification, DIR-2007-27, in accordance with the model resolution.
Environmental Assessment:
Categorically Exempt
BACKGROUND:
On July 14, 2003, the Planning Commission approved a use permit (U-2003-03) to
construct six residential condominiums and add 1,825 square feet to an existing retail
building (Wolf Camera - see attached approved plan set). The condominium portion of
the project is currently under construction, and the applicant requests postponing the
expansion of the retail building until the condominium units are sold. Based on the
original approval, the construction of the retail component is required before occupancy
of the condominium units'.
DISCUSSION:
Phasing
The applicant, Gregg Bunker, proposes modifying the original approval by building the
retail expansion later, so that there would be sufficient funding from the condominium
sales to apply to the construction of the retail expansion. The City has not approved
many phased projects, because different elements of projects are usually interrelated.
Upgrading the retail building and providing screening and transitioning for the
residential units were perceived benefits of this project. In addition, surrounding
property owners expressed concerns about on-going construction activities.
The Proposed Project Schedule
The applicant is requesting an additional year to sell the condominium units and one
more year to start the retail project after all of the condominium units are sold. It is
unclear what would happen to the retail project if the condominiums were not
completely sold in a year. Given the current construction status, this could mean that
the retail project may not begin until approximately three years from now.
Applications: DIR-2007-27
Wolf Camera Mixed-Use
August 28, 2007
Staff recommends that the Planning Commission consider a shorter phasing schedule
and a back-up plan if the retail expansion does not occur, as described below:
.:. The retail project shall commence within in a year from the final occupancy
approval of the condominium units. In addition, the applicant shall submit a
performance bond in the amount of $100,000, naming the City as beneficiary,
prior to the final occupancy approval of the condominium units. The bond will
ensure that the applicant carries out the retail project or that there will be
enhancements performed on the existing retail building as determined by the
Director of Community Development (including but not limited to
improvements on the exterior painting, architectural features and additional
landscaping to help buffer the condo project from De Anza Blvd.).
Street Tree Removal
One of the conditions of approval for the project (DIR-2005-03) required for the
preservation and protection of a mature ash tree (#15) along the Wildflower Way
project frontage. This was a large ash tree, and it served as one of the gateway trees for
the residential neighborhood to the west. However, Public Works Service Center staff
recently removed tree #15 along with a similar ash tree across the street on Wildflower
Way. According to Public Works Department, these two trees had caused continual
damage to the adjacent sidewalk, which had to be replaced repeatedly.over the last
several years. The Service Center staff performed the tree removal, unaware of the
condition placed on Mr. Bunker's development. Public Works Department will replace
the removed trees; however, they prefer that the replacement be from the City's
approved street tree list, and not an ash tree. Public Works staff will be evaluating the
curb and sidewalk alignment in a manner that will provide sufficient room to plant
larger replacement trees and at the same time minimize future sidewalk damage.
In order to better coordinate ongoing City tree and street maintenance with private
development permit conditions and avoid future inadvertent removals, Public Works
Department recommends that a standard procedure be instituted for that purpose.
Each time such a tree preservation condition is approved, a notice of the condition shall
be forwarded to the Public Works Service Center. The Community Development
Department will also be working with Public Works Department to identify gateway
locations where existing trees are significant element through out the City.o
2
-......
DIR-2007-27
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING DIRECTOR'S MINOR MODIFICATION TO A USE PERMIT (U-2003-03)
TO PHASE AN APPROVED MIXED-USE DEVELOPENT (WOLFE CAMERA)
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received a referral for
Director's Minor Modification, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1) The proposed use, 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;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Director's Minor Modification is hereby approved;
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 No. DIR-2007-
27 as set forth in the Minutes of the Planning Commission Meeting of August 28, 2007, are
incorporated by reference as though fully set forth herein.
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
DIR-2007-27
Greg Bunker
1375 S. De Anza Blvd
Model Resolution
August 28, 2007
Page 2
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
The approval is based on plan set titled: "Mixed Use Project, 1375 S De Anza Blvd,
Cupertino CA 95014" consisting of thirteen sheets dated 5/21/03 labeled A-O to A-9,
C-1, L-1 to L-2, except as may be amended by the conditions contained in this
Resolution.
2. PHASING SCHEDULE
The retail project shall commence within in a year from the final occupancy approval
of the condominium units; In addition, the applicant shall submit a performance bond
in the amount of $100,000, naming the City as beneficiary, prior to the final occupancy
approval of the condominium units. The bond will ensure that the applicant carries
out the retail project or that there will be enhancements performed on the. existing
retail building as determined by the Director of Community Development (including
but not limited to improvements on the exterior painting, architectural features and
additional landscaping to help buffer the condo project from De Anza Blvd;).
3. EXPIRATION OF APPROVAL
This approval of the modification is effective August 28,2007. The fourteen calendar
day appeal period will expire on September 11,2007.
4. 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 28th day of August 2007, at a Regular Meeting of the Planning
Commission of the City of Cupertino, State of California, by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
MEMORANDUM
INTEROFFICE CORRESPONDENCE
CUPERTINO
DATE: August 21,2007
TO: Gary Chao, Planning
FROM: Glenn Goepfert, Public Works
SUBJECT: Bunker Condominium Project, 1375 South De Anza Boulevard at
Wildflower Way
Public Works Service Center staff recently removed trees along Wildflower Way that had
caused sufficient continual damage to the adjacent sidewalk that the sidewalk had to be
replaced repeatedly over the last several years. Staff performed the tree removal,
unaware of the condition placed upon the Bunker development at 1375 South De Anza
Boulevard at Wildflower Way to preserve certain trees along Wildflower Way, including
one of those that were removed. Public Works will replace the trees it removed that were
to be preserved. The replacement trees will be species from the approved tree list,
preferably other than ash, and of appropriate size. We recommend that the sidewalk in
the vicinity of the replacement trees be placed in a manner that will give the replacement
trees the greatest clear area around the trunks.
In order to better coordinate ongoing City tree and street maintenance with private
development permit conditions calling for preservation of trees in City right of way,
Public VI orks recommends that a standard procedure be instituted for that purpose. Each
time such a tree preservation condition is approved, a notice of the condition shall be
forwarded to the Public Works Service Center. We also recommend that the Community
Development Department identify to the Service Center recognized gateway locations
where existing trees are a significant element.
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~
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NUMIlER
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t SITE ^RE^ :
GROSS AREA:
NET AREA :
~ RESIDENTIAL l.l'<lTS .
3 RETAIL GROSS:
EXISTING TO REMAIN:
PROPOSED :
53,559.63 sa. FT. (123 AC.l
29.915.54 sa. FT. (0.69 ACJ
6 CON:>OMINJLO.ol5
6i300 SQ. FT.
4475 Sa. fT.
1/l25 SQ. fT.
6, TOTIIl RESIDENfI^L.,. RET^IL 22.96~.12 SQ. FT,
1.. RESIDENTIAL GROSS DENSJn' 5 IJ<lITS 1 AC
1.. RESIDENTIAL NET DENSITY 9 UNITS 1 AC
6 FAR RESIDENTIAL ~.10 ~
FAR RETAIL 21.05 ~
F^R,RESIPENTiM..,. RETAIL 76.75 'I.
31
9. TOTAL IlUll.DING 16122.60 sa. FT. S31>9 ~
LOT COVERAGE
D~VEWAY LOT 3510M SQ. FT. 11.26 ~
COVERAGE
ROOM IDENTIfICATION
KITCHEN
KITCHEN ~ ~~
REVISION
QClOJD.AlCJlN)lEVISlON.
J:EVJ5JClHf'oI.I,BEl101
,.WIGlE
~.. r ^RKING REQUIRED
l.tlDER NON MIXED USE :
RETAIL GROSS'
RESIDENTIAL GROSS;
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6 x 2- 12
LNoIDSCAPE ARU 6&90.50 SQ. FT. 2~.0~ 'I.
PAVING AREA 5532.00 SQ. FT. 11.Ill ~
RECREATlON: PRlVATE 252~.08 SQ, r::-L 8.4~"
AREA (PATIO AllOVE>
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A- 0 SHEET INDEX. PROJECT DESCRIPTION. VICINITY MAP &.
CONSUl. TANTS, SY!.eOLS/LEGEND, GENERAL NOTES
T MUlA TlONS, AN> All5REV1ATIONS
^- 1 SIrE .PlAN
A- 2 PARI(ING f"LIiN & FIRST FLOOR 5U1LDING 1
A- 5 secow FLOOR ~LDING 1 + EXiSTING WIDING 2
LOFT. 5U1lDING:1 +
rRDPOSED RETAIL SPACE _ WIDING.2
A- 4 ROOF PLAN AN> SECTIONS
A- 5 UNIT -^" FLOOR PLANS
A- 6 l1NIT 'll" FLOOR I'\.ANS
A- 1 UNIT "C flOOR I'\.AN5
A- 8 PROPOSED a:ET AIL Sf" ACE
A- 9 ELEVATIONS
C-1 DRAINAGE PLAN
L-1 rARTI~ LANOSCAPE f'LAN
l-2 P^RTI^l LANDSCAPE PLAN
MIXEt'ueE PF<.OJEC T
2. SlTf VUlF!CA"OH
.t. PM:HSlOHS DO N(l: 5C..'LE THESE DP.:,....WINC-5 WRITTEr-1
DIh-1ENSIONS SH-\LL ,.....KE PRECEr}EI~CE (lI/EI?
SCALED DF.'>\Wlt~3S
GHIERAL CONrR.....CTQI<: AND suaCOIr,R.J.,CTOR5
5HI\LL !:.~,"'MINE 7HOROlIGHL. "( THE SITE M./D
5AT~FY TrlB..-15ElVE5 AS rQ THE C")!--D!TJ.JN5 T,)
WHICH THE WORK 15 TO ee PERFORMED THE
Cor-JTf.'''CTGR 5HA.l1. VERIFY ^ T -n-fE 51TE ALL
MEASUREt,.em5 AFFECTING H!S WORK; ^r~D
SHALl. e'lE RESPOl-i5IeLE FOP. THE CORRECTHE55
OF THE SAME ~-lO EXTR.... CCST TO "':"HE OWI~E.~
W1L!. f'E AlLOWED RE5;..lL T1NG fR0I\1 HIS
HEGi-IGENCE T(\EXAM1~lE OR FAIL;)RE Te.
D:5COVER ':ONDITlh5 A;=F~CTll';S Hie WO!?,K
'5, PI5aUANCIES MItIOR: O!5CREPANGJE5 eETWEEN i'Ht: DP"....Wlt--lGS
^ND ACru...L COi-l?iTIO"6 ;"P.E TO BE EXPECTED
COHDITIONS REQUfR.lN(; CLAI?.l;:!CATIG't) SHA.lL eE
e~OUC-Hr,..c. T!-fE ....,T-rENTI,:::N ,)'" 'THE ARCHITECT
1"""IEi)IATELY
3. ME~S
CONH'.....CTOR SMALL VERIFY ALL P1ME~.e.T!t]r6
5HOWNOt~ THE DR^WING5 fl.'!' TA"tNG FI=Li?
ME.,5lJREMEfIT5; FOR f'ROPEI<_ !"Ii" P.ND
ATT....CHl.1EH; OF ALL ~...,RTS i:. RE.OulF'ED
6. WNlOWS~ CONTRACTOR 5~AL:.. VERJ:<'Y Tr-oE Ql.W,"'IT'T'
ROLJGH OP'E"lII-lG5 A"IO TYPES OF.PooR.= AND
WltC,OW Al'D DOOI':: 5CHEDULE:: /I~ li:EL","rlON TO
F~,"'MlI"'.? P!;R FIELD PRi'-)P. TO ORDERING AN":'
O!5CREF'AN':JE5 SHAi..L SE eR'.:'ll.'GHT TO -:'HE
"":'"TENTIOt-J OF -HE A~D'-iITEC, 11vU,"EDI.....TEL"r'
ARCHITECT
CONSU1-iANi r::>IRECiOR'T"
TRANSPORTATION I "ARKING
CONSU.. T Nlf5
-r.JM 5;..'~..:..,I'" fo,1.;"
::>07 ORCH.~;?D CITY DRrvE 5l.J!"f E 107
-=AM~ELL, CAI..IFORNIA 9500B
(408) 871-1071 PHONE
1408) 871-'\072 f....X
;:ERH & PEERS ASSOCIATES, IN(:
255 n f.1ARKET ST~=ET SUITE 200
5....N J05E, C^ ~110
r408) Z7E>-17 :..:-, PHONE
140E>1 278_t...,,. ,- A)
TOTAL:
-41;1. PARKING REQUIRED
l.tlDER MIXED USE :
RET Aa GROSS:
-20'1. REDUCTION (22)(20""4.-4)
RESIDENTIAL GROSS:
6300 : 250 -4- 21
6 x2-12
-ro-iAL:------------ ------------;;
TOTAL PARKING SPACES PROVIDED:
4c. P ARIUNG ST ^LL TYPE
ST AHOARD:
COMPACT:
HAIIlICAP :
5. RESIDENTIAL UNITS
UNIT A
FIRST flOOR: 1,512.62 SQ. FT.
SECON:> FLOOR: 1,096.65 SQ. FT.
TOTAL 2.6'1t27 SQ, FT.
CNIT5
FIRST flOOR:
SECOW FLOOR:
LOFT:
t,nO.57 SQ. FT.
1,096.65 SQ. FT.
496.10 sa FT.
TOT^L:
2,101.92 SQ. FT.
l.l'<lT C
FIR5T flOOR:
SECONJ flOOR:
LOFT:
1.549.90 SQ. FT.
1,115.94 SQ. FT.
496." sQ. FT.
TOTAL: 3.220.11 SQ. FT.
TOTAL RESIDENTIAL' 16,665.12 SQ. FT
PRO..JECi r::>ESCRIPiION
PRO"'ERTY
(lWtJH'5
GREC"':; eu~ER
PHONE
WORt:.: t 40e 1371-7B02
M,P.,ILIt~G
ADDR'E5S
\5554 ON ORBI T
5^RATOGA CA ~070
PROJECT
ADDRESS
1:357 SOOTH DE ANZf. f'L vP
CLo'PERT1NO', c....
TR"'CT
APN 306-19-36
LOT 15, T!1'......CT 6765
51TE Jl,P.E.",
GROSS .....P.EA
I~ET AREA
53,559.8:3 50. FT (1.2:3 ;"C.i
29.~'5.52 sa FT (Q 69 .....0
ZO~-lI"IG
CUPERTiNO P CONCEPiVAL
ZONING pt....N
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tSOUTHl SIDE: f'ROPQSED 20'
lNORTHj SIDE. 10'
(WEST) REAR 15'~ 1ST FLOOR,
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6L.nLDING e. (SOUTH) 51DE .. PROPOSED 16-
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