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DIR-2012-30b CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Corrunissioners
From: Aarti Shrivastava Director of Communi Develo me����� ' `''
, � p ��
Prepared by: George Schroeder, Assistant Planner
Date: August 2, 2012
Subject: Director's Minor Modification, DIR-2012-29, to a previously approved Use Permit (U-1977-
11) to allow parking lot modifications and landscape improvements at an existing office
Uuilding located at 20400 Mariani Avenue.
Director's Minor Modification, DIR-2012-30, to a previously approved Use Permit (U-1978-
04) to allow parking lot modifications and landscape improvements at an existing office
building located at 10500 North De Anza Boulevard.
Chapter 19.132 of the Cupertino Municipal Code allows for administrative approval of
minor changes in a project. The Director reports his decision to the City Council and
Plaruling Cominission in time to allow an appeal of the decision within fourteen
calendar days.
DISCUSSION � • � ��� `
The a licant, ohn Noori, re resentin : ��� _ ��_ � �
PP T p g ,� - —
Mission West Properties, is requesting ^�� ° ,,���MarianiAv���,~°^�-
����°��;��, '�"��, s�.' ' ; �."'.,, �
approval to conduct site modifications to � � � ���-
the parking lot and landscape planters at � - `° �
, ,��; � ;� �g
the two existing office buildings on separate � � '�`'� �� � v�� � '� `
; .-, � �, zoaoo � ��
parcels—DA03 (10500 N. De Anza Blvd) ��. ' ,,;_ � ,� Mariani '� � �,:. �°'
and MA03 (20400 Mariani Ave). The �' � v , � MAO3 ' �
parking lot modifications were previously �� ,;�,� � • iosoo N.o� _;!� " �
�` �� ' ( c � � � Anza-DA03 � ��'�� � ��
approved by the Director of Community ° �'��"�= -- � • � � � '> � ' '
Development on September 2, 2011 under " ° :�1 ' =Z �
"/��i 1� �.��4 �� �.a ..
file nos. DIR-2011-15 (20400 Mariani Ave) � --.�m �
z� F ��1 �
and DIR-2011-18 (10500 N. De Anza Blvd), t , �, t��� � �.�
�- v �� x
and the current applications are for �,, i��� ,�.
� � �
additional modifications. A shared arkin ° �°" �a ��
P g _. � �.. r �,�� � ������Y`������M`�
agreement currently exists between the two �,��,�;������;;,��� ,,�_�`;
properties (file no. M-2008-05). Site Aerial Photo
The project proposes to further enhance the parking lot shared by both properties. The parking lot south
of the building at 10500 N. De Anza Blvd is being completely reconfigured to promote efficiency and
maximize the parking capacity as well as onsite permeability and pedeshian safety. New and extended
landscape islands are pr.oposed throughout the entire parking lot, and the existing perimeter landscape
buffers are to be widened. New pedestrian walkways in the parking lot are proposed to provide safer
connections to the office buildings. In addition, the walkway on the south side of 10500 N. De Anza Blvd
DIR-2012-29: 20400 Mariani Ave
DIR-2012-30: 10500 North De Anza Blvd Page 2
is to be reconfigured. Electric vehicle charging stations and a shuttle stop shelter are also proposed. The
final details of these improvements will be reviewed and approved by staff prior to building permit
issuance.
As a whole, the parking lot serving the two office buildings are required by the City's Parking
Ordinance to provide 1,113 stalls. The proposed reorganization of the parking lot provides a total of
1,176 stalls—a surplus of 63 stalls. Approximately 60 of the 63 surplus stalls are proposed to be
compact spaces. Staff is supportive of the compact spaces since the required parking consists of
standard size stalls. Regarding bicycle parking, the conditions of approval of the original building use
permits require that one secured covered bicycle locking facility shall be provided for every 6,500
square feet of building area. A condition has been added for the project to provide at least 49 covered
bicycle parking facilities.
ACTION
The Director of Community Development deems the modification minor and approves the project with
the following conditions of approval:
1. APPROVED EXHIBITS
Approval is based on exhibits titled: "MA03/DA03- Parking Lot Repair Project, Apple," prepared
by Kier & Wright and Reed Associates Landscape Architecture, dated July 18, 2012 and consisting
of 7 sheets labeled Cover Sheet, Existing Site Plan, Proposed Site Plan, L3.0 (20400 Mariani Ave),
L3.1 (20400 Mariani Ave), L3.0 (10500 N. De Anza Blvd), and L3.1 (10500 N. De Anza Blvd); except
as may be amended by the conditions contained in this resolution.
2. PREVIOUS CONDITIONS OF APPROVAL
All prior use permit conditions of approval (U-1977-11 and U-1978-04) and prior conditions of
approval through past approvals (including, but not limited to DIR-2011-15 and DIR-2011-18) shall
remain in effect unless superseded by or in conflict with subsequent conditions of approval,
including conditions of approval for DIR-2012-29 and DIR-2012-30.
2. 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.
3. SHARED PARKING AGREEEMENT
The shared parking agreement between the 20400 Mariani Avenue and 10500 North De Anza
Boulevard properties shall be amended to reflect the most recent parking count and layout. The
shared parking agreement shall be provided to the City for review and approval prior to
recordation with the Santa Clara County Clerk Recorder's Office. A copy of the recorded agreement
shall be provided to the City prior to final occupancy.
4. LIGHTING COMPLIANCE
All new lighting must conform to the standards in the General Commercial (CG) and Parking
Ordinance, and the final lighting plan (including a detailed photomet�ic plan) shall be reviewed
and approved by the Community Development Director prior to building permit issuance.
DIR-2012-29: 20400 Mariani Ave
DIR-2012-30: 10500 North De Anza Blvd Page 3
Prior to final occupancy of site permits, a report from a licensed lighting engineer shall be provided
to confirm that all exterior building-mounted and site lighting comply with the lighting standards
contained in the City's General Commercial and Parking Ordinances.
5. TREE REMOVALS
No tree removals are approved under this application. Tree removals and replacements shall Ue
consistent with approval nos. TR-2011-26 (20400 Mariani Ave) and TR-2011-28 (10500 N. De Anza
Blvd). Alternate replacement plans shall be reviewed and approved prior to commencement of
landscaping activities. Alternate replacements deemed significant by the Director of Community
Development may require a separate Director's Minor Modification.
6. FINAL SITE DETAILS
Prior to issuance of building permits, the Director of Community Development shall review and
approve the final site details, including,but not limited to:
a. Coach stop shelter design and location
b. Walkway paving material
c. Parking lot striping
d. Landscape planter islands
e. Elect�ic vehicle parking layout and design of charging stations
f. Bicycle parking design and location
g. Wheel stops
h. Seating areas
The Director of Community Development may approve additional modifications or variations to
the proposed plans as deemed necessary and appropriate.
7. BICYCLE PARKING
A total of at least 49 covered bicycle parking facilities shall be provided for both office building
properties, in accordance with the conditions of approval of U-1977-11 and U-1978-04.
8. LANDSCAPE PROTECT SUBMITTAL
Prior to issuance of building permits, the applicant shall submit a full landscape project submittal
per sections 14.15.040 A, B, C, and D of the Landscaping Ordinance. The Water-Efficient Design
Checklist (Appendix A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water
Budget Calculations shall be reviewed and approved to the satisfaction of the Director of
Community Development prior to issuance of building permits.
9. LANDSCAPE INSTALLATION REPORT
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 Ue
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."
DIR-2012-29: 20400 Mariani Ave
DIR-2012-30: 10500 North De Anza Blvd Page 4
10. LANDSCAPE AND IRRIGATION MAINTENANCE
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.
11. 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.
This approval of the modification is effective August 2, 2012. The fourteen calendar day appeal period
will expire on August 16, 2012.
Enclosures:
Plan Set
G:\Planning\PDREPORT\DIRreports\2012\DIR-2012-29 and DIR-2012-30.doc
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OWNER
APPLE,INC.
1 INFINffE LOOP,MS 47-2DDC
CUPERTINO,CA 95014
CONTACT: JACKI HORTON
PHONE: 408.862.8234
EMAIL: jadci@apple.com
CIVIL ENGINEER/SURVEYOR
KIER 8 WRIGHT
3350 SCOTT BOULEVARD,BLDG.22
SANTA CLARA,CA 95054
CONTACT: JOHN NOORI
PHONE: 408.727.6665
EMAIL: jnoon�Icie�hLcom
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LANDSCAPE ARCHITECT
REED ASSOCIATES LANDSCAPE ARCHITECTURE
477 S.TAAFFE STREET
SUNNYVALE,CA 94086
CONTACT: PAULJAY REED
PHONE: 408.481.9020
EMAII: ralaincQmindspring.com
07.18.12 - Director's Minor Modification
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MA03 SITE DATA
Gross Buiiding Area 106,046 gsf
Stalls Required(1:285) 372 stalls
Stalls Provided 369 stalls
DA03 SITE DATA
Gross Building Area 211,132 gsf
Stalls Required(1:285) 741 stalls
Stalls Provided 808 stalls
PARKING SUMMARY
Total Parlcing Required 1113 stalls
Total Parking Provided 1177 stalls
Net Delta +64 stalls
Proposed Site Plan
CIVIL ENGINEERS&SURVEYORS,INC. • •
37S0x°����°°����2 MA03/DA03 Parking Lot Pro�ect
j"�;, Sarrca Clan,CalNomia 95054 . . . , . . .
Pnone-;�OB)77f 6645 fac t4pd)727 564I
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DI�'aC�•F�NCE$EETYV��ACIUAL$ITE GOWITIONS MD T4�E PLAtdINC GLAPI.
3. PLANT C+RQI�DCOVH2 N Slfllb AREAS A$N01�.U5E 1RtANGIIAR SPACNC.
a. 5ff OETAL MO SGECRGATION 54�T5 FOR!+lDOIiIOPIeI PFORMATIOrI
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6. ALL SLOPES PLAN1�WIRI LAWN NOT TO D(CEH�A 3A SLOPE ALL SLOPES
GLAM�WfM G4011�D COVEQ NOT TO EXC�A 21 SLOPE
7. PQOVDE GO$fINE DRMt4GE AWAY FRQA ALL BU.DNG$C!i 1�11
d N TFE EVB�(f OF MIY DIE�ANCES BETWffid lH5 GLAN MD ACTUAL SfTE
GOrQTpNS,TFE LArD$Cl+PE ARCHTECT 5 TO BE NOTF�M�IATB.Y.
9. BiTRE$fTE IS TO BE ROUGIJ p�er n.E ApN�CoNtrtnCTOa TO wrr�
f00�����ADE W�SCAPE CONfR OR 15 TO F!E GRADE ALL
q. ALL 51TE UfLrtES ARE TO BE PRO7ECT�OIRN!'CONSTRUCTIOPL NTF�EV81T
OF COt�fi.IGT DETW$i�T4E PLAFS MD UTLJTES T1E CONTRACTOR SW�N07FY
hE LMDfiCaVE ARCArtECT. M11'DM�AGE TO UTUTES,STRUCTUf�S.OR 0T1$t
FE41UiE5 TO RByv+rl MD CAUS�BY TlE lArD5CaGE Cp+iRACTO¢5K411 BE
R�I.AC$!OR GBAR�BY T1E CONTRACTOR AT NO EXPB�SE TO 7iE OWPER.
L T4E WaRK N TESE DRAINJ�'MD$PECAC'.ATIONr'MY RW CONQRRENTLY WRN
- ._._ .. - WORK BT 0118K'- TFE LMOSGAPE CONIRACTOR SHO11 COORO�dAiE TIE WORK
WRU OT►8t GONTRAGTORS.
- 12. PRIOft TO ANY OIC�JC OR TRB�C�NG.CA�OLR��'F AI�T-
isoon�.snoo
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T1E plRAT1pN OF T4E T.
M. AMdIIA OF 9',NOf�FGOACACT�TaG`.�Ol TO DE GROVD�FOR ALL PCiV GLANTED
AREAS.
6. ALL PEW PLANI�A4EA5 TO f�IVE 3'A�t�l LAY6�OF BARK MLA1 5ff RAMNf'
SPECI-1CA710N�'a
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CUPERTINO. CA
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PL.ANT L.16T�
L T4E CONTRACTOR SNO�LL VB2FY GIANf QUANIRES FS20M T1£GLlWTNG RML
O1/�4NTRE$�NMR�N T�E LECiB�O ARE FOR CONVB�B�CE OPLY.
2 N07FY TFE LAPDE�CACE ARpIIECT M.�IAiaY N TFE EVBJf OF ANY
DI�'.�(".f�ANCES DETN'ffiJ AG111A1.SflE C�OfT10PF'MO TLE�LN:IiJ(i GLAN.
3. PLAM l�Ti0ll�0('AVH2 N 51�16 AREAS A5 NOT�.U5E 7RIANGUM SVAQ�X'.
4. 5ff OETAL�Y�D SGECFiCAT10N 51�T5 FOR ADOITIONAL�FORAAATqPI
5. T►82E wLL BE ND MATH7V�L5 OR PI1Wf MAT62InL5 5lE5TIM10N5 wrtu0tlf
APGROVAL aF TF�E OWISt OR TF�E L.4PD5CAPE ARCHiECT.
G ALL SL.OGES PLAM�WfTLl LAWN NOT TO EXC�A 3d SLOPE ALL SL07ES
GLaM�W1TN C�ROl1�0 CAV82 rlpT TO IXC�A 2�SLOVE
7. GRQVpE PQ$ITNE pQqfiqQE AWAY FQOM pLL BULNf'{�f2l AW
8. N T4E EV@!T OF ANY DIFiCJ7�ANCES BETWC$J 7N5 GLlW MD AG7UAL SIIE
CpafIlONS.TFE l.MOSCAPE ORCFREC7 IS TO BE NOTF�M�1a79.1'.
9. F0�0T OF FNSN�GRAORE.a�LArOSGAPE BC.ONT�RACT�5 TO�RE GRA�DET q11��No
LM�O''.�CAPE AREAS.
I ���
p. ALL SfTE U�11TE5 ARE TO BE FROTECT�OIR�dC CONSTRUCTIOPI N TlE EVBJT
OF COPFiCT BETN'�1 7{E q,ANS MD UMES T1E CONfRACTOR SFaLL NOTFY
T1E LArDSCOPE ARWTECT. AN1'�AMA(jE TO UILRES.57RUC7URE��OR 07482
FFATURES TO RB�iN�MD CaUSEO BY nE W�DSCnDE CONTRACTOR SFaLL 9E
f�I.AC�OR R�AR�BT T4E CdNTRACTOR AT NO E�B�f',�E TO 1LE OWTHt.
L TVE WORK N 7FE5E DRAWNG�APD$GECRCATIONS MY RW CONCIRi$�lTLY WITN
WORK 8Y 0T18�'. 7lE LFlOSCAPE COrRRACTOR$41ALL COORDfdATE TFE WOfM
WRW OT�62 COKfRaCTORS.
t2 PQ�OR TO M!Y DIC�C'aNC'OR 1RB�HJG.GOdl Il�DH2GROUPD SHtVICE e1�'i-
1900327.2600
D. GROTECT E105TNG STOQM DRAN NETS ORAN PLETS.WfTFI FLITHt FADRIG.FOR I�h''p
TFE OlRAT10N OF TFE G2QECT. Ild u �
I k", ,(f
14. 8 NC+ES�OF NON{.OAPACT�TOP�.�OL$FIALL BE RtOVDED FOR ALL , �'' ,F,�:'
RJ4N�NG AREA''a `:,�;�,��p��
6. BnR'('A1 MULCN ALL PION-7iRF R.ANTNG nREAS WfiN a 3 Npa LAYB2 OF Bafb�.lCu
� �
REED ASSOCWTES
L.AMOeCA►E ARCIMTECTMIE
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APPLE PROJECT
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10500 N. DE ANZA BLVD.
CUPERTINO, CA
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Y►LL IIMSIONS 03.�7.t2
APPIt REVISIOMS 06.12.1.
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PLANTING PLAN
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