101-Staff Report.pdf
PLANNING COMMISSION STAFF REPORT
Agenda Item No. Agenda Date: April 22, 2014
Applications: DP-2014-02, ASA-2014-02, TM-2014-01, TR-2014-08, Z-2014-01, EA-2014-01
Applicant: Tate Development (Foothill Auto Service and Detail, Inc.)
Location: 10121 North Foothill Boulevard (APN 342-32-070)
APPLICATION SUMMARY:
1. Rezoning (Z-2014-01) of a .87 gross acre parcel from Planned Development General Commercial -
P(CG) to Planned Development General Commercial and Residential - P(CG, Res);
2. Tentative Map (TM-2014-01) to subdivide a .62 net acre parcel into six residential lots and one
common area lot;
3. Development Permit (DP-2014-02) to allow the demolition of an abandoned automobile service
station and construct six residential units, including five live-work units with detached workspaces,
along with associated site and off-site improvements;
4. Architectural and Site Approval (ASA-2014-02) to allow the demolition of an abandoned automobile
service station and construct six residential units, including five live-work units with detached
workspaces, along with associated site and off-site improvements;
5. Tree Removal Permit (TR-2014-08) to allow the removal and replacement of five Monterey Pine trees;
and
6. Mitigated Negative Declaration (EA-2014-01) for the project per the California Environmental
Quality Act (CEQA)
RECOMMENDATION:
Staff recommends that the Planning Commission recommend to the City Council approval/adoption of
the following:
1. Rezoning (Z-2014-01), in accordance with the draft resolution (Attachment 1)
2. Tentative Map (TM-2014-01), in accordance with the draft resolution (Attachment 2)
3. Development Permit (DP-2014-02), in accordance with the draft resolution (Attachment 3)
4. Architectural and Site Approval (ASA-2014-02), in accordance with the draft resolution (Attachment
4)
5. Tree Removal Permit (TR-2014-08), in accordance with the draft resolution (Attachment 5)
6. Mitigated Negative Declaration (EA-2014-01) (Attachment 6)
COMMUNITY DEVELOPMENT DEPARTMENT
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
(408) 777-3308 • FAX (408) 777-3333
10121 N. Foothill Blvd Foothill Live-Work April 22, 2014
PROJECT DATA:
General Plan designation Commercial/Residential
Existing zoning designation P (CG) - Planned Development with General Commercial intent
Proposed zoning designation P (CG, Res) - Planned Development with General Commercial and
Residential intent
Gross lot area (includes up to
30’ of street area)
38,019 s.f. (0.87 acres)
Net lot area 27,120 s.f. (0.62 acres)
Proposed lot sizes Lot 1 (Home 1 and workspace): 4,750 s.f. (.10 acres)
Lot 2 (Home 2 and workspace): 3,603 s.f. (.08 acres)
Lot 3 (Home 3 and workspace): 3,603 s.f. (.08 acres)
Lot 4 (Home 4 and workspace): 3,103 s.f. (.07 acres)
Lot 5 (Home 5 and workspace): 3,177 s.f. (.07 acres)
Lot 6 (Home 6): 4,119 s.f. (.09 acres)
Lot 7 (Common area): 4,290 s.f. (.09 acres)
Proposed building area Homes 1-5: 2,668 s.f. (1,320 s.f. first floor, 1,348 second floor)
Home 6: 2,690 s.f. (1,271 s.f. first floor, 1,419 s.f. second floor)
Home 1-3 workspaces: 452 s.f.
Home 4-5 workspaces: 411 s.f.
Total gross building area: 18,208 sq. ft.
Existing commercial
building area (to be
demolished)
1,608 s.f.
Existing building height 18 feet (one story)
Required/Allowed Proposed
Density (dwelling units per
gross acres)
15 or 13 based on gross acreage
of site
6.89
Height (from existing grade) 30 feet Residences: 26 feet (two stories)
Workspaces: 14 feet (one story)
Setbacks No minimum required – as
determined by the Planning
Commission and City Council
Front (Foothill): 12 feet (21 feet from
curb)
Street Side (Silver Oak): 10 feet (20
feet, 9 inches from curb)
Interior Side (South): 6 feet (only for
Workspace 5)
Rear (West): 15 feet (only for Home 6)
Open Space (includes yard
area and balconies)
Home 1: 1,342 s.f.
Home 2: 1,009 s.f.
Home 3: 1,016 s.f.
Home 4: 768 s.f.
Home 5: 873 s.f.
Home 6: 1,427 s.f.
Common area: 799 s.f.
10121 N. Foothill Blvd Foothill Live-Work April 22, 2014
Parking 22 onsite stalls, based on 2.8
spaces per unit plus 1 space per
workspace (based on parking
analysis)
22 onsite stalls (12 garage, 10 open)
*Plus 5 new on-street parallel stalls
available to the public (not counted
toward required parking for the
project)
BACKGROUND:
Existing Site and Surroundings
The project site is located at the southwest
corner of Foothill Boulevard and Silver
Oak Way. To the west of the site are
residential duplexes; to the east and
across Foothill Boulevard is the
Sunnyview Retirement Community; to the
north and across Silver Oak Way are
residential duplexes; and to the south are
residential duplexes.
The site currently contains an abandoned
1,608 square foot automobile service
station with a fueling canopy, which was
previously occupied by Foothill Auto
Service and Detail. The site was originally
developed in 1971, and has been historically used for automobile service, fueling, and convenience
purposes.
Planning Commission and City Council Study Sessions
The applicant, Ron Tate, of Tate Development, representing the property owner, Foothill Auto Service
and Detail, Inc., requested study sessions with the Planning Commission on March 26, 2013 and City
Council on April 16, 2013 to receive input on the feasibility of a residential townhome/live-work
proposal. Please refer to Attachments 7 and 8 for the detailed Planning Commission and City Council
study session staff report and meeting minutes.
The following is a summary of Planning Commission and Council comments from its respective study
sessions (Where applicable, staff comments are provided in italics).
March 26, 2013 Study Session Summary Comments – Planning Commission:
• Currently the site is dilapidated and is need of improvements.
• The proposed architectural concept is appealing.
• The proposed live-work concept may be a desirable use for the site and it interfaces well with
Foothill Boulevard.
• Generally, the proposed rezoning to commercial and residential is appropriate.
• The ideal land use for the site should be discussed further.
Site Aerial
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• Consider commercial uses to serve the community and provide sales tax revenue.
• Consider a residential-only project given the neighborhood context.
• Enforcement and parameters for the appropriate uses for the workspaces will need to be addressed.
April 16, 2013 Study Session Comments – City Council:
• Live-work may be a good use for the site, given the lack of retail success on Foothill Boulevard.
• The proposed modern architectural concept is desirable.
• The project may serve as a good transition to the existing surrounding neighborhood.
• Consider viable non-retail commercial uses, such as specialized schools (martial arts, tutoring) or
child care centers.
• The density of the project should be consistent with the surrounding neighborhood. The proposed
density of 6.89 dwelling units per gross acre is within the maximum 15 units per gross acre allowed by General
Plan Policy 2-32. The proposed density is also comparable and in most cases, less dense than the neighborhood
context on the west side of Foothill Boulevard and north of Stevens Creek.
• Enforcement and limitations on the workspaces will need to be discussed to prevent the conversion
of workspaces to residential uses. Condition #8 of Attachment 3 prohibits the conversion of workspaces to
living area and requires it to be recorded as part of the project’s Covenants, Conditions, and Restrictions
(CC&Rs).
DISCUSSION:
Appropriate Land Use & Site Constraints
Many of the comments received at the Commission and Council study sessions relate to determining the
ideal land use for the project site. According to the General Plan, both general commercial and/or
residential uses have been deemed to be appropriate uses for the project site.
However, the project site presents several challenges that severely limit the marketability and suitability
of general commercial and residential uses. These challenges are summarized as follows:
• The property is much removed and disconnected from the primary commercial/commerce areas in
Cupertino, typically located near or along prominent major streets with the necessary adequate
visibility, foot traffic, and vehicle trips (i.e., Stevens Creek/De Anza/Homestead/Wolfe).
• The property is not located at a prominent intersection with controlled traffic lights that would allow
potential shoppers to easily and safely access the site.
• The property is not big enough (.62 net acres) to facilitate any companion commercial uses/shoppers
to support a standalone commercial center.
• The residential neighborhood surrounding the site is relatively low intensity and does not generate
enough population to support commercial uses on this site.
The previous commercial uses (automobile service station and convenience market) on the site were not
economically viable due to the above reasons and the site has been vacant since 2010. Please refer to the
attached letters (Attachments 9 and 10) from the applicant and various retail brokers in the area obtained
by the applicant to further explain the specific site challenges.
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Residential Interface Challenges with Foothill Boulevard
Typically, projects are encouraged to open up to the street and to maximize public interface. The General
Plan has numerous policies that encourage development to activate the street frontage and minimize
large walls/gates that will isolate developments from the community. One of the concerns with the site is
that being adjacent to Foothill Boulevard, with high volume and high speed vehicular and truck traffic, it
is not desirable and appropriate to have residential uses fronting onto Foothill Boulevard due to the
visual/noise impacts and unsafe vehicular access.
Most of the existing residential uses in the area back up to Foothill Boulevard and are situated on elevated
grades above the street and/or have unattractive sound walls to buffer the noise and visual impacts from
street. Any standalone residential projects would have the difficulty of interfacing with Foothill
Boulevard by either having to manipulate the topography of the site and/or erect large sound walls that
would be undesirable to the community.
Proposed Live-Work Project
The project consists of a rezoning and subdivision of the site into seven lots to facilitate six (6) residential
townhomes with five (5) live-work units. The five (5) residential live-work units will be fronting onto
Foothill Boulevard with one (1) residential (non-live-work) unit fronting onto Silver Oak Way. The
applicant is proposing a horizontal live-work format with the workspaces in the front along Foothill
Boulevard and residences in the rear. This format places a desirable “commercial studio” frontage along
Foothill Boulevard, while providing a harmonious transition/buffer to the residential component of the
project and the residential areas to the south and west of the property.
In addition, the proposed project format is consistent with the City’s General Plan Policy 2-32, which
specifies for this area to provide neighborhood commercial uses along the street and to discourage
standalone commercial developments. The project proposes an allocation of six residential units from
the Other Commercial Centers General Plan residential allocation area (leaving a balance of 294 units),
and would backfill 1,608 square feet into the Other Commercial Centers General Plan commercial
allocation area (leaving a balance of 1,608 square feet).
Staff supports the proposed live-work project because it is consistent with the General Plan. Further, the
project will complement the neighborhood and at the same time facilitate neighborhood service-oriented
businesses.
Rezoning
As previously mentioned, the project site currently has a General Plan land use designation of
Commercial/Residential with a specific zoning designation of P(CG) – Planned Development General
Commercial. The current zoning designation allows any permitted general commercial or retail use as
part of the General Commercial Ordinance (Section 19.60) to operate on the site. In order to introduce
residential uses to the site, the property will be rezoned to P(CG, Res) – Planned Development General
Commercial and Residential. Staff is supportive of the rezone request since it will be consistent with the
General Plan’s land use designation for the site.
If the City Council approves the rezoning request to facilitate the live-work units, the conditions of
approval of the Development Permit will further define the permitted and/or prohibited workspace uses.
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Staff recommends that the uses permitted in the workspaces be consistent with the uses allowed in the
City’s Home Occupation Ordinance (Attachment 11), which are incidental in nature to the primary
residential uses. Below are some examples of typical home occupation businesses:
• Consulting
• One-on-one instruction
• Internet sales
• Design services
• Professional offices (excluding medical)
• Home offices
• Arts and crafts without exterior display of merchandise
The Planning Commission and City Council have the ability to prescribe other neighborhood-serving
commercial uses that can operate at a lower intensity similar to uses allowed by the Home Occupation
Ordinance. Some of the existing conditions from the Home Occupation Ordinance that would apply to
the live-work units are summarized as follows:
• Prevent intrusion of light, noise, and unsightly conditions form disturbing neighbors.
• Maintain visual character and restrict scope of workspace activity to ensure that residential use
remains primary.
• Ensure that pedestrian, automobile or truck traffic, or parking is not significantly above normal
levels.
• Maintain residential scale of utility services to limit workspace activity to an incidental use.
• Ensure that stored materials are contained within enclosed areas.
• Excluded occupations such as automobile, food, medical, and specialized school uses.
Staff is recommending that the following conditions be added to the project to further clarify the
parameters of the live-work functions:
• The residential and the commercial space must be occupied by the same tenant, and no portion of the
live/work unit may be rented or sold separately.
• The commercial component as designated on the floor plan approved shall remain commercial and
cannot be converted to residential use.
• The residential component as designated on the floor plan approved shall remain residential and
cannot be converted to commercial use.
• The commercial component shall be restricted to the unit and shall not be conducted in the yard,
garage, or any accessory structures.
• The commercial component shall not detract from, or otherwise be a nuisance to, the residential
character or appearance of the dwelling units.
• No explosive, toxic, combustible or flammable materials in excess of what would be allowed
incidental to normal residential use shall be stored or used on the premises.
• Signage shall be developed in accordance with a master sign plan for the overall development.
10121 N. Foothill Blvd Foothill Live-Work April 22, 2014
• The project shall record in the CC&Rs disclosures and notices to future property owners that the
surrounding area of the project may be subject to levels of noise, activities, and impacts associated
with commercial uses at higher levels than would be expected in typical residential projects. Noise
and other standards shall be those applicable to commercial properties in the applicable zoning
district.
Tentative Map
The applicant is proposing to subdivide the existing .62 net acre site into six residential ownership lots
and one common area lot. The applicant is also required to dedicate three feet of the frontage on Foothill
Boulevard to accommodate a new detached sidewalk. The six residential lots include the workspaces and
portions of the common driveway. The common area lot includes the common open space area, portions
of the common driveway, guest parking, and an ADA-compliant walkway connecting the guest parking
area to Foothill Boulevard.
A Homeowner’s Association (HOA) is required to be formed to maintain the common areas of the
property. Covenants, Conditions, and Restrictions (CC&Rs) will govern the use of the property, including
the permitted uses inside the workspaces.
Architectural Review
The proposed residences are designed in a modern architectural theme with redwood cladding to mimic
the natural features of the local foothills. The detached workspaces are designed in the same theme of the
residences with wide storefront bays and pedestrian entrances from the street. Both the residences and
workspaces feature alternating flat and pitched roof forms with metal canopies above entries and
workplace storefronts to provide visual interest.
The location, height, and massing of the buildings are compatible with the adjacent and surrounding
developments. There are no required setbacks since this is a planned development zoned-property.
However, the proposed setbacks generally appear to respect patterns in the existing area. The proposed
siting of the two-story residences also minimize shading impacts to adjoining residences given the
project’s lower grade than its adjoining neighbors.
The City’s Architectural Consultant has reviewed the site and architectural details and supports the
design. The applicant has worked with staff to incorporate all of the comments from the architectural
consultant.
Site and Off-Site Improvements
The project proposes to significantly upgrade the appearance of the existing automobile service station
site by implementing a series of on- and off-site improvements intended to enhance the pedestrian
environment and safety, and maximize landscaping and onsite permeability. The streetscape concept
features detached sidewalks with landscaping and tree buffers designed to coincide with the front
building entries along the street. Low walls with architectural openings along the frontage complement
the modern architectural style of the project. Pedestrian safety is enhanced by new pedestrian-scale
lighting; a curb bulb-out that increases visibility of pedestrians and decreases crossing distance; the
closure of three existing driveway curb cuts; and a well-defined crosswalk across Silver Oak Way.
The onsite improvements continue the pedestrian-oriented streetscape concept with an ADA-compliant
walkway connecting the rear parking lot and common open space area to Foothill Boulevard and
10121 N. Foothill Blvd Foothill Live-Work April 22, 2014
decorative paving in the common driveway to visually soften a large paving area. The hardscape areas
are designed to provide more efficient storm water control measures, such as pervious pavement and
rain gardens. The project provides more trees than what are required, and a mature privacy screening
arrangement will be provided at the edges of the site adjacent to existing residential uses.
Parking and Street Improvements
The City’s Parking Ordinance does not specifically have a parking ratio for live-work developments;
therefore, a parking study by the City’s transportation consultant was commissioned for the project
(Attachment 12). The parking requirements were determined using two methodologies (see staff
comments in italics):
1. To obtain a conservative parking requirement, the City’s Parking Ordinance ratio for townhomes (2.8
spaces per unit: 2 garage spaces + 0.8 open guest spaces) was used with one additional parking space
per workspace to account for the allowance of one customer at a time. Based on this ratio, the project
would be required to provide 22 stalls onsite. The proposed site plan meets this requirement with 12
garage spaces and 10 uncovered guest spaces.
2. Set a minimum parking requirement using the Institute of Transportation Engineers’ (ITE) Parking
Generation and the Urban Land Institute’s (ULI) Shared Parking manuals. Shared parking is
expected to occur between the workspace and residential portions of the project. The demand for
residences with workspaces was calculated at 3.16 spaces per unit, and the demand for the residence
without a workspace was calculated at 2.0 spaces per unit. Based on these ratios, the project would
be required to provide 18 stalls onsite. The proposed project exceeds this requirement by 4 stalls.
The proposed project exceeds the parking requirements for live-work units as required by other
surrounding cities. See below for how other local cities regulate parking in live-work developments:
Sunnyvale San Jose Campbell Palo Alto
No additional spaces
beyond minimum
residential requirements
(two covered)
No additional spaces
required above what is
required for the
workspace use
(typically one space per
200 s.f. of workspace
area)
Three total parking
spaces per unit
A maximum total of
two spaces for the
residential unit, plus
one space per 200 s.f. for
the gross square footage
of the work area, less
one space from the total
Public parallel on-street parking is currently allowed on Silver Oak Way, and the project proposes to
enhance and better define the parking area with five surplus stalls that will serve as overflow parking.
Traffic
The City’s transportation consultant conducted a trip generation analysis based on the existing and
proposed uses, applying the most conservative land use codes per the ITE Trip Generation manual
(Attachment 12). The project is estimated to generate 25 fewer AM peak-hour trips and 44 fewer PM
peak hour trips than the previous automobile service station when it was occupied.
Tree Removals, Replacements, and Protection
The project proposes to remove all five existing Monterey Pine trees onsite in order to facilitate the
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proposed buildings and site improvements. It should be noted that none of the trees removed are
specimen trees, as they are not on the City’s protected species list. The City’s Consulting Arborist
reviewed and concurred with the project’s removal request (see Attachment 13).
In order to mitigate the trees being removed, the project proposes to plant 55 low and medium water use
24- and 36-inch box trees (including California Sycamore, Coast Live Oak, Red Maple, and Western
Redbud) in the parking lot and street frontage, consistent with the replacement requirements of the
Protected Tree Ordinance. In addition, over 115 privacy shrubs are proposed along the south and west
property lines in order to screen the views from the second story windows and balconies. The final
location and species of the tree replacements will be reviewed by staff in conjunction with the building
permit review.
The applicant’s and the City’s consulting arborists also reviewed potential impacts to neighboring trees
to the west. The arborists observed trenching where grading is expected to occur and did not find any
significant neighboring tree roots within the limits of construction area (Attachment 14). A condition of
approval requires the applicant to retain the City’s Consulting Arborist to review all construction permit
drawings to ensure impacts to neighboring trees are minimized. The applicant is also required to retain
the arborist to confirm the health of the neighboring trees and take corrective measures, if necessary,
following construction.
ENVIRONMENTAL ASSESSMENT
The City contracted with David J. Powers & Associates to prepare the initial study for the project
(Attachment 6) per the California Environmental Quality Act (CEQA). The project site is identified by
the State as a hazardous materials site, and soil sampling found elevated levels of petroleum
hydrocarbons (TPH) and volatile organic compounds (VOCs) from recently removed underground
storage tanks (USTs). The Santa Clara County Department of Environmental Health (SCCDEH) has
taken oversight for the cleanup of the site.
The initial study concluded that the project will not have a significant effect on the environment based
on the following mitigation required measures:
• Hazards and Hazardous Materials: Measures to remediate contaminated soils and reduce health risks
associated with soil vapor on-site, including, but not limited to:
o Additional soil sampling and mitigation in accordance with the SCCDEH-approved work plan
o Site Remediation Plan
o Health and Safety Plan
o Site Management Plan
o Removal and disposal of contaminated soils
o Closure report upon completion of remediation activities and confirmation that the resulting
conditions are adequately protective of residential development
• Biological Resources: Tree replacements required by the City’s Protected Tree Ordinance.
• Cultural Resources: Construction work stoppage and additional investigation if archaeological
deposits are discovered.
• Noise: Provide sound-rated windows for all residences and implementation of temporary
construction noise mitigation measures.
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On March 27, 2014, the City issued a Notice of Intent (NOI) to adopt an MND for the project. The public
comment period on the MND and initial study ends on April 28, 2014.
On April 3, 2014, the Environmental Review Committee recommended a Mitigated Negative Declaration
(MND) for the project based on the initial study. The initial study’s mitigation measures are included as
conditions of approval for the project. The Mitigation Monitoring and Reporting Program (Attachment
15) lists the specific mitigation measures, the timeframe and method of compliance, and responsible
departments/agencies for oversight of implementation.
OTHER DEPARTMENT/AGENCY REVIEW
The City’s Public Works Department, Building Division, the Santa Clara County Fire Department, the
Cupertino Sanitary District, PG&E, San Jose Water, Cupertino School Districts, and Recology reviewed
the project and have no objections. Their pre-hearing comments have been incorporated as conditions of
approval in the draft resolutions.
PUBLIC NOTICING & OUTREACH
The following table is a brief summary of the noticing done for this project:
Notice of Public Hearing and Intent, Site Notice
& Legal Ad
Agenda
57 public hearing notices mailed to property
owners within 300 feet of the project site (10
days prior to the hearing)
Notice of intent to adopt an MND mailed to
property owners within 300 feet of the project
site and posted on the City’s website (at least
30 days prior to final decision on the project)
Site Signage
(14 days prior to the hearing)
Legal ad placed in newspaper
(at least 10 days prior to the hearing)
Posted on the City's official notice
bulletin board (one week prior to the
hearing)
Posted on the City of Cupertino’s Web
site (one week prior to the hearing)
Neighborhood Meetings
The applicant voluntarily held a neighborhood meeting prior to the Planning Commission and City
Council study sessions on February 7, 2013, which was attended by 13 members of the public.
The applicant held another neighborhood meeting on March 13, 2014, which was attended by four
adjacent property owners. The neighboring property owners were in general supportive of the
redevelopment of the site, but had several concerns on the merits of the project. The following is a
summary of comments received at the meeting. Staff comments, if any, are provided in italics:
• Concerns with blockage of views to the hills and loss of sunlight – The City’s Municipal Code does not
prescribe any specific development standards pertaining to view preservation or sunlight. The closest building
(Home 6) is setback 15 feet to the west property line, which is a typical second floor side yard setback in single-
family residential development. Further, the exterior elevation plans show that the proposed two-story height of
the residences would generally be about the same height as the surrounding one-story duplexes since the
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building pad area is lower in elevation than the duplexes. The applicant has also provided line of sight diagrams
and has installed story poles at the project site to demonstrate the extent of potential view and sunlight
impacts.
• Privacy concerns with new second floor windows and balconies – Privacy planting is not required in
Planned Development zoning districts, however the applicant proposes to plant mature (15-20 feet tall at time of
planting) privacy trees/shrubs along the entire west and south property lines in order to mitigate these concerns.
The applicant has the option of securing a waiver from the neighboring property owners to plant trees or shrubs
that are not on the City’s approved list but are acceptable to the neighbors. Further, the neighbors have the
ability to waive the City’s privacy requirements if trees or shrubs are not desired.
• Potential impacts to adjacent trees – The City’s and the applicant’s consulting arborist reviewed whether the
project would impact existing trees on neighboring properties (Attachment 14). The applicant’s engineering
team trenched an area at the limits of construction to determine whether any roots were present. Both arborists
confirmed that no significant roots were present and that the impacts to the existing trees would not be
significant. In addition, the developer will be required to obtain the services of the City’s Consulting Arborist to
review detailed construction plans and provide tree protection measures prior to construction activities. The
project will be required to implement the recommended tree protection measures, which will be field-verified by
the arborist.
• History of poor drainage on and off-site – The project is subject to mandatory enhanced storm water
management performance standards to significantly reduce runoff from the site. In addition, the Public Works
Department conditions of approval for the project require a new storm drain and main along Silver Oak Way,
which is expected to improve drainage flow along the site.
PERMIT STREAMLINING ACT
This project is not subject to the Permit Streamlining Act (Government Code Section 65920 – 65964) since
the rezoning required for the project is a legislative land use decision.
CONCLUSION/NEXT STEPS
The Planning Commission’s recommendation will be forwarded to the City Council for final
consideration, tentatively scheduled for May 20, 2014. If the Council approves the project, the second
reading of the rezoning ordinance is tentatively scheduled for June 2, 2014.
Prepared by: George Schroeder, Associate Planner
Reviewed by: Approved by:
/s/ Gary Chao /s/ Aarti Shrivastava
Gary Chao Aarti Shrivastava
Assistant Director of Community Development Assistant City Manager
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ATTACHMENTS:
1 – Z-2014-01 Draft Resolution
2 – TM-2014-01 Draft Resolution
3 – DP-2014-02 Draft Resolution
4 – ASA-2014-02 Draft Resolution
5 – TR-2014-08 Draft Resolution
6 – Mitigated Negative Declaration (EA-2014-01) with Initial Study
7 – March 26, 2013 Planning Commission staff report and meeting minutes
8 – April 16, 2013 City Council staff report and meeting minutes
9 – Applicant’s justification letter
10– Applicant’s retail consultant analysis
11 – Home Occupation Ordinance, Chapter 19.120 of the Cupertino Municipal Code
12 – Transportation evaluation by Fehr & Peers, dated January 13, 2014
13 – City’s Consulting Arborist report dated March 2013
14 – City and applicant’s consulting arborist reports dated November 2013
15 – Mitigation Monitoring and Reporting Program
16 – Plan set
G:\Planning\PDREPORT\pc DP reports\2014 DP Reports\DP-2014-02, TM-2014-01, Z-2014-01, ASA-2014-02, TR-2014-08_4-22-2014.docx