DIR-2012-46b CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Commissioners
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From: Aarti Shrivastava, Director of Community Developme�� y
Prepared by: George Schroeder, Assistant Planner
Date: December 13, 2012
Subject: Director's Minor Modification, DIR-2012-46, to a previously approved
Architectural and Site application (ASA-2012-08) to allow modifications to off-
site improvements, located at 10990 North Stelling Road
Chapter 19.164 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 Planning Commission in time to allow an appeal
of the decision within fourteen calendar days.
DISCUSSION
The applicant, Hala Ibrahim, representing McDonald's USA LLC, is requesting
modifications to a previously approved Architectural and Site application (ASA-2012-
08) to allow the removal of several off-site improvements as part of their concurrent
Development Permit (DP-2012-03) and Tree Removal Permit (TR-2012-24) approved by
the Director of Community Development in August 2012. Condition No. 9 of
Administrative Hearing Resolution No. 4 allows the Director of Community
Development to approve modifications to the site details as deemed appropriate.
McDonald's building permit is currently under review and construction has not yet
commenced. The modifications are requested since the adjoining shopping center
property owner at 20916 and 20956 Homestead Road has not authorized the
improvements on their property. All other previously-approved onsite and off-site
improvements around the McDonald's property are to remain. The modifications
consist of the following:
• Modifying the previously-approved detached sidewalk enhancements on the
shopping center property along Homestead and Stelling Roads to be entirely on the
applicant's property
DIR-2012-46
10990 North Stelling Road Page 2
• Modifying the previously-approved east-west parking lot walkway connecting the
McDonald's building to the main shopping center building located on the
applicant's and adjacent property
• Modifying the previously-approved two landscape planter islands in the shopping
center parking lot located on the adjacent property
McDonald's has agreed to allow future ingress/egress access onto their property
(resulting from sidewalk connections, parking lot walkway, and any other
safety/connectivity improvements) at the time when the shopping center owner
improves or allows improvements to their property. A covenant memorializing this is
required prior to final occupancy. The detached sidewalks are designed to allow future
linkages at the time when the adjacent property owner improves their property.
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: "McDonald's USA, LLC, 10990 North Stelling
Road, Cupertino, California" prepared by Stantec Architecture Inc., dated
November 9, 2012 and consisting of 4 sheets labeled SP1, SP2, L-2, and C1; except as
may be amended by the conditions contained in this resolution.
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. FINAL SIDEWALK DETAILS
The final detached sidewalk details, including but not limited to, transition
curvature, location, and other design features, shall be reviewed and approved by
the Director of Community Development with consultation by the Director of Public
Works prior to building permit issuance.
4. INGRESS/EGRESS AGREEMENT
The applicant shall record an appropriate deed restriction and covenant running
with the land to allow future ingress/egress access onto their property (resulting
from sidewalk connections, parking lot walkway, and any other safety/connectivity
DIR-2012-46
10990 North Stelling Road Page 3
improvements) at the time when the adjacent shopping center owner at 20916 and
20956 Homestead Road improves or allows improvements to their property. The
precise language will be subject to approval by the Director of Community
Development and City Attorney. Proof of recordation must be submitted to the
Community Development Department prior to final occupancy.
5. 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 December 13, 2012. The fourteen calendar
day appeal period will expire on January 7, 2013.
Enclosures:
Plan Set
G:\Planning\PDREPORT\DlRreports\2012\DIR-2012-46.docx
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SIGNATURE:
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PLANNING DEPARTMENT NOTES:
1.NOTE ON THE PLANS THAT THE FOLLOWING WILL BE REOUIRED PRIOR TO
FINAL OCCUPANCY:
10A. LETTER FROM LIGHTING CONSULTANT THAT BUILDING AND SITE LIGHTING
HAVE BEEN INSTALLLED ACCORDING TO PLAN AND IN CONFORMANCE WITH THE
CITY'S GENERAL COMMERCIAL AND PARKING ORDINANCE.
2.LETTER FROM AN ISA-CERTIFIED ARBORIST FOLLOWING CONSTRUCTION
CONFIRMING THE HEALTH OF THE EXISTING TREES TO REMAIN AND BE
TRANSPLANTEO AND AlSO THAT THE NEW TREES HAVE BEEN PLANTED
PROPERLY AND ACCORDING TO PLAN.
3. A CERIIFIED�ANDSCAPE PROFESSIONAL SHALL CONDUCT A LANDSCAPE
INSTALLATION AUDIT AFTER THE LANDSCAPING AND IRRIGATION SY57EM5 HAVE
BEEN INSTALLED. 1HE FINDINGS OF iHE ASSESSMENT SHALL BE CONSOUDATED
INTO A LANDSCAPE INSTALlAT10N REPORT PROVIDED TO THE PLANNING DIVISION.
4. THE PROPERTY OWNER SHALL SIGN A LANDSCAPE MAINTENANCE AGREEMENT,
PREPARED BY THE CITY,AND RECORD IT NATH THE SANTA CLARA C0.
RECORDER'S OFFlCE. THE PROPERTY OWNER SHALL CONTACT THE PLANNING
DIVISION IN ADVANCE OF THE FINAL TO PREPARE THE AGREEMENT.
5. A PLANNING DIVISION INSPECTION IS REQUIRED TO VERIFY EXTERIOR
MATERIALS/FINISHES,TREES,LANOSCAPING,AND SITE WORK.
KEYNOTES -
�
O1 SEE SHEET AS1 FOR(N)ACCESSIBLE CURB RAMPS AND PATH OF 7ftAVEL DETAILS.
(N)ACCESSIBLE PA1H OF TRAVEL,ASPHALT WALK TO BE FREE FROM ABRUPT
OCHANGES IN LEVEL OF MORE THAN 1/4'.WALIC NOT TO EXCEED 5x SLOPE
IN DIREC710N OF iRAVEL k 2%CROSS SLOPE.SEE DETAIL D1/A51 k CIWL DWGS.
O3 (N)CONCRElE SIDEWALK.SEE CIVIL DRAWINGS.
4O (N)McDONALD'S MONUMENT SIGN BY OTHERS UNDER SEPARATE PERMIT. a
O (E)FREE STANDING ENTRANCE SIGN WIiH ACCESSIBLE PARKING AND TOW AWAY �
O INFO.TYP.AT ALL VEHICULAR ACCESSES.SEE DETAIL 5/AS1.CONFIRM COMPLIANCE °
1M7H DETAIL PROVIDE(N)IF REWIRED- E
O (N)FORREST PERMA INFORMATIONAL SIGN j777 AT ORDER STA710N. �
SEE DETAIL 7/CVR2.
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� (N)FORREST PERMA INFORMATIONAL SIGN/778 AT CASHIER STA110N. �
i
2 O (N)FORREST PERMA ACCESSIBLE DIRECTIONAL SIGN�1752.SEE DETAIL 13/CRV2.
WALL MWNTED O 90�VERTICAL CLEARANCE PER SECTION 11338.9.6.2 2010 CBC.
OE E A C S A.
SEE DETAIL 14/CVR2.
10 (N)ACCESSIBLE PARKING SIGNAGE(TYP.OF 2).SEE DETAIL 5/A51.
�� (E)SHARm PARKING AREA.
�Z (N)VAN ACCESSIBLE PARKING STALL SEE DETAILS 6/SD1 h 17/A51.
REPAINT SYMBOL OF ACCESSIBILITY.(36'%36')
13 (N)STRIPING PARKING STALLS PER CtTY STANDARDS.
14 �N)ACCESSIBLE PARKING STALL SEE DETAILS 17/A51 k 6/SD7.
REPAINT SYMBOL OF ACCES�BIUTY.(36�X 36')
15 (N)STREET GRAPHICS TO BE APPLIED AS SHONM BY OTHERS(iYP.)
�8 (N)ACCESSIBLE CONC.CURB RAMP SEE SHEET 503.,G7/A51 8 CIVIL DWGS.
17 (N)DEIECTABLE WARNING SURFACE,SEE SEE 7/A51.
18 (N)CLEARANCE BAR BY OTHERS UNDER SEPARAiE PERMIT.
19 (N)MENU BOARD BY OTHERS UNDER SEPARAlE PERMIT.
20 (N)PRE-SALE SIGN BY BY OTHERS UNDER SEPARATE PERMIT.
21 (N)CUSTOMER ORDER DISPLAY CANOPY BY OIHERS UNDER SEPARATE PERMIT.
22 (N)McDONALD'S DIREC110NAL SIGN BY OTHERS UNDER SEPARATE PERMIT.
23 (N)LANDSCAPING,SEE SHEET L1-L5.
(N)ACCESSIBLE SPEED iABLE,TO BE FREE FROM ABRUPT CHANGES
24 IN LEVEL OF MORE THAN 1/4'.WALK NOT TO EXCEED S7L SLOPE IN DIRECTION
OF TRAVEL d�27G CROSS SLOPE.SEE qVIL DWGS.
25 (E)YARD L1GHT BASE TO REMAIN.REPLACE POLE dcL1GHT FlXTURE(TYP.)
28 (N)STAMPED CONCRETE TYP.,SEE GVIL DRAMANGS.
27 (N)BICYCLE RAqC,SEE 11/SD1.
28 (N)BLOCK TRASH ENCLOSURE.SEE SHEET A2.2 d�S1RUC7URAL DWGS.
29 (N)LOCATION FOR(E)FLAG POLE.
30 (E)TRANSFORMER ON CONCREIE PAD.PR0IECT FROM HARIA DURING CONS7FtUC1)ON.
31 (N)CORNER PLAZA AREA SEE SHEET SP3.
34 (N)CONCRETE PAD AT DRIVE-THRU FOR(N)VEHICLE DETECTOR LOOP TYP.,
SEE CIVIL DRAWINGS.
33 (N)STRIPING AT PA1H OF TRAVEL(TYP.)5-0�MIN.MADTH BY O1HER5.
O (N)CONCRETE NMEEL STOP(TYP.OF 2),s��/so�.
35 (N)CONCRE7E SiEP w/CONTRASTING COLOR/WARNING,SEE CIVIL DRAWINGS.
O (N)LOCAl10N FOR GAS SERNCE,SEE qVIL AND PGkE DRAWINCS.
Q 3� (N)DECORATIVE UGHT BOLLARD SHALL N011NTRUDE NO MORE 1HAN
2 4'INTO ACCESSIBLE PATHWAY PER SECTION 11338.8.6.1.CBC
(TYP.).SEE DETAIL 8/SP3.
O (N)1.500 GALLON GREASE INTERCEPTOR w/SAMPLE BOX.
SEE PLUMBING AND GNL DWGS.FOR ADDITIONAL INFORMATION.
�I O (N)SIGNAGE REMINDING DRIVERS NOT TO pUEUE ON THE SPEED TABLES AT
THE ENTRANCE AND EXIT DRIVE-THU.
41 (N)iRASH,RECYCLE AND COMPOST RECEPTACLE.
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PARKING INFORMATION (PROPOSED)
TOTAL ACCES518L£ 2 SPACES 9'%19'O 90'
SPACES SIANDARD 38 SPACES 9'X 19'O 90'
4� ��=z� ��
SITE ACCESSIBILITY ENTRANCE SIGNS �o�$� � m g� �
AT EVERY PRIMARY PUBUC ENiRANCE AND AT EVERY MAJOR JUNCTION ALONG OR m ' �
LEADING TO AN ACCESSIBLE ROUlE OF TRAVEL,THERE SHAIL BE A SIGN DISPLAYING
THE INTERNATIONAL SYMBOL OF ACCESSIBIUTY.SIGNS SHALL INDICATE THE DIRECTION m
TO ACCESSIBLE BUILDINGS ENTRANCES AND FAqLJTIES.
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PLAN LEGEND °
CEp�., =CENTER LJNE P.O.C. -PqNT OF CURVATURE
(E) �E�STING R.O.W. =RIGH�T OF WAY a k,�
EQ =EWAL SHT. =SHEE7 O p�
F.O.C. =FACE OF CURB SIM. =SIMILI,R �
F.0.5. a FACE OF SND � �����
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16 HORIZONTAL CONTROL PLAN
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GENERAL NOTES _ _ _ _ >
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1. SURFACE OF RAMP AND FLARES SHALL BE SLIP RESISTANT AND CONTRASTING ��+ �w
FlNISH FROM SIDEWALK. O �
2. RAMP SHALL UE IN SINGLE SLOPE PLANE W/MIN.SURFACE WARPING AND � �
CROSS SLOPE. �
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3. RAMP�ANDING SHALL HAVE A CRO55 SLOPE OF 2x MAX.IN ALL DtRECTI0N5. � o z
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4. MA%IMUM SLOPE IN ACCESSIBLE PARKING STALLS&ACCESSIBLE AISLE TO BE o � a
27G IN ANY DIRECTION. m � � � �
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5. ALL PARKINC LOT IMPROVEMENTS SHALL MATCH SURROUNDING EXISTNG � S g � °
GRADES. 8 q q B
17f 77S
6. FOR ADDITIONAL INFORMATION REGARDING ORAINAGE dc GRADING,CONCRETE N � � N
CURB,SIDEWALNS Ec GUTTER DETAILS,SEE qVIL DRANANGS. -
7. ALL SIGNAGE UNDER SEPARAIE PERMIT BY O1HER5. � `r `r `�
\ � � a �
8. ALL DIMENSIONS TO SIGNAGE IS TO CENTER OF FWNDAl10N U.O.N. $ � � � o
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KEYNOTES
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Oj (N)S7F21PING,SEE DETAIL 6/SD7. cp^�
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O (N)STANDARD PARKING S?ALLS,(TYP.). ^^N
O3 (N)VMEEL STOP,SEE DETAII 7/SD1.(TVP.OF 2). Fy �° 3
O (N)GROOVE BORDER,SEE DETAIL 3/501. �
O (N)ACCESSIBLE PARKING SIGN,SEE DETAIL 5/AS7. C �
d
gO (N)ISA ENTRANCE SIGN,SEE DETAIL 14/CVR2. � �
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7O (N)TRUNCATED DOMES,SEE DETAIL 7/A51. �'j pp Uj
N
O (N)ISA DIRECiIONAL SIGN,SEE DETAIL 13/CVR2.WALL MOUNiED O 80� �= � _
8 �ERTICAL CLEARANCE PER SECTION 11338.&6.2 2010 CBC. � p U
�
O (N)ACCESSIBLE CONCRETE SIDEWAIK,TO BE FREE FROM ABRUPT CHANGES IN LEVEL
OF MORE 1HAN 1/4�.WALK NOT TO E%CEm 57G SLOPE IN DIRECTION OF TRAVEL dc V � �
2x CRO55 SLOPE.COORDINA7E NATH qVIL DRANANGS. ��
C Z �
10 (N)BICYCLE PARKING AREA w/6 BIKE WAVE RACK.SEE DETAIL 11/SDt. � �
N M d
11 (N)LANDSCAPING,SEE SNEETS L1-L4
12 (N)DECORATIVE PAVERS(TYP.).SEE GVIL DRAWINGS.
13 (N)HANDRAIL AT STEPS AND SLOPED RAMP AS SHOWN.SEE OETAILS
12/SDt k 20 SD1.
14 (N)CONCRElE OVERLAY FOR VEHICLE DETECTOR LOOP.(TYP.) � y o
0 0 .t.`o�
15 (N)ACCESSIBLE PARKING SIGN(TYP.OF 2),SEE DETAIL 5/A51. < o u v a
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SCAL F: 1"=70'-0"
LrEAR ROOT BARIiEA 3PECFED.
DO NOT U5E PLA371C BOX
BARRER3.
CffY 3PECIRC REQUIREMENT3
rll SELECiEU IFtEES i0 dt 8'HiGH FROM GF2ADt AND SHNUBS
�-� TO BE 6'HIGH FROIA GRADE.
� EXiSTING TREES TO BE PROTECTED DURiNC CONSTRUCTION.
� REPLACEMENT TREES PROVIDED
� � (t)3'_(1)24'BOx PROVIDED
c,>6'_(1)24'BO7(PRONDED
(1)38'_(1)36�BO%PROVIDED
� 80%NEW PLANTS ARE LOW OR MODERA7E WATER USE WHEN
MATCHING EXISTING
f�71 NEW PUNTS GROUPED iN I{ypROZONES
�-�
WATER CONSERVATION CONCEPT
EXISIINC IRItIGAIION IAWN SPRAY NOl7lFS f0 HE Ht.f'I-ACFD VAIH
MP ROTORS TO REDUCE WATER USE 155. NEW IRRIGAiION TO BE
ORIP IRRIGATION S7STEM SHALL BE EOUIPPEO NAlH A CONTROLIER
CAPABLE OF DUAL PROGRAMMINC. PLANTS SHALL BE GRWPED
INTO'HYDROZONES"AND IRRIGATED SEPARATELY FROM THOSE
4ATH DIF�ERENT WATER REOUIREMENTS.
(E)TRAFFIC SIGNAL BC%
OLIVt 10 Bt RtLOCAItU PER ARdOR151
(N;PCCE�SI�LC RAMP
, INl V4Rf111(;I1T !r\r.crio�r env
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PLANTING LEGEND
SYMBOL SIZE OTY. ��T BOTANICAL NAAIE WA� ���
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• ��5 2 #H.L,M
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74" �
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15 PROTCCT CXISTING TRCC TO RCA14�N _
(4 TO BE RELOCATED PER�RBOF2IST)
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- 4 - EXiSTiNG?REE TO 8E REI�OVED - -
EXISTINC SHRUBS TO BE
_ _ _ HkMOVED _ _
�% "'`-�:� SHRUBS AND 1MrES Z
I � i ^ S(:AL. 75 MIRSINE AFRICANUS SCARLETI
�\ tl� 15 GAL 3 42' MARGIN'U;C 15 GAL 4S
CREENI SCREENINC-SEE LOCATION ON
. _ _ � SHf2UN PLAN
� Q 5 GAL. 38 3' CiSTUS'DORIS HiBBERSON'
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I . ,i_._\ �wwnw
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--�� 'APRICOT OUEEN'
CROUNDCOVERS/MASS PLANTNGS
1(;AI. 47SS j�� FESTUCA CA�IFORNICA
3�'O.C. SF
� 1 GAL. 1042 ,AGAPANTHUS SPP
�24"O.C. S.F. 18�-24 TO MATCH EXISTiNG
1 GAL. 865 18. FLOWER CARPET ROSE RED
24"O.C. S.F. 'ELECTRIC BLANkET'OR EOUAL
000�o0 7 GAL. 2120 �q^
o_o_o_ -,,, „,. LANTANA MONTEVIDENSIS
o �0 2o ao eo so
ALL WORK TO BE DONE UNDER THE SUPERVISION OF THE
ARBORIST. SEE THE REPORT FROM MICHAEL BENCH,CON3ULTING
ARBORIST DATED JULY 19,2012,SEE SHEET L6.AT MNIMUM WORK
Sca�E: i"=�o'-o" NORTH WILL INCLUDE MONffORNVG,PLACEMBYT OF PROTECIIVE FENCING,
AND RELOCATION OF TREE3 PER ARBORI3T DIRECTION.ALL WOPoC
TO BE COORDINATED WfTH DEMOLffION PLANS.
��������.������� ����.��������������
SU3TAINABLE DE31GN CHECKLI3T
iiONQ c,�
�GROUND COVER DESiGNED TO PROViDE 100%
VEGETAIED COVER IN 2-3 1RS.ON AT LEAST 50R OF
� THE LANDSCAPE AREA.
PLANTS SUPPIXtT IPM
�NON-INVASIVF PLANTS USFD
�EROSION OF SOIL MMiMIZED WITIi PLANT STADILIZATION,
IAULCH,JUTE NETTING.OTHER
�PLANTS SCLECTED DASED ON AVAILADLE PLANiER
AREA
�WATER CONSERVING PLANTING DESIGN FOR NEW
PLANTINGS
�PLANTS Fi7 EXISTING LANDSCAPE
�DCEP TIILING REWIRCD TO REDUCE COMPACTION
�MULCII DEPTIi 3'TO REDUCC CVAPOTRANS!'IRATION
�EX�STING f'LAN7INGS PRESER�fD AND PROTECTED
�IRRIGATION DESICN TO BE WATER CONSERVING
�SOILS TEST REOUIRED FOR IMPROVING SOILS
L 2'�
D j�—0?0�.2- '`�b
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DATE. •� _
SlG�tATUR�:
CL�N�l;t!l�t��t��' L;�:�. £�iR.
�
� A�RICAN ,.,�
ROXW�OD
l ROCKROSE ��
IL R LP E ��' �
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SITE fEANRES-TYPICAL °U
� M�
ROOT BARRIER: INSTALL AT TREES(EXCEPT PALMS)
}}{{{�i++�� NOT P�ANTED 4'OR LESS FROM CURBS,BUILDINGS,OR
�p� PAVEMENT. HOWARD N1RE CLOTH COMPANY,HAYWARD.CA.
(510)887-8787 OR 24"LINEAR PLASTIC PANEL�ROM DEEP
R00T GR EOUAL.
� •
TOTAL RENOVATED LANDSCAPED AREA:9626 S.F. J �°H
<V ��000:oa
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