Ordinance 1773
ORDINANCE NO. 1773
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUPERTINO
APPROVING APPLICATION 2-DA-97, DEVELOPMENT AGREEMENT
BETWEEN THE CITY OF CUPERTINO AND THE O'BRIEN GROUP
THE CITY COUNCIL OF THE CITY OF CUPERTINO DOES HEREBY ORDAIN that
Application No. 2-DA-97, Development Agreement between the City of Cupertino and The O'Brien
Group, attached hereto and make part hereof by reference, be approved per the following findings:
1. Said Development Agreement is hereby found to be consistent with the City of Cupertino General
Plan.
2. In accordance with Chapter 20.24.030 of the Cupertino Municipal Code, said Development
Agreement is hereby found to be compatible with the use authorized in and the regulations
prescribed for the Planned Development zoning district in which the real property is located.
3. The Development Agreement is in conformity with, and will promote the public convenience,
general welfare and good land use practice.
4. The Development Agreement will not be detrimental to the health, safety and general welfare.
5. The Development Agreement will not adversely affect the orderly development of the property or
the preservation of property.
6. The Development Agreement will promote and encourage the development of the proposed project
by providing a greater degree of requisite certainty of the entitlements secured thereunder.
7. The project was subject to an Initial Study as required under the California Environmental Quality
Act and was found to have no significant impacts upon the environment.
8. After careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this
matter, the application for Development Agreement is hereby approved; and
9. The subconclusions upon which the findings specified in this resolution are contained in the Public
Hearing record concerning Application No. 2-DA-97, as set forth in the minutes of the Planning
Commission Meeting of July 28, 1997, and are incorporated by reference as though fully set forth
herein.
THE CITY COUNCIL FURTHER ORDAINS THAT per Chapter 20.36 of the Cupertino
Municipal Code, the Agreement shall be reviewed annually by the Director of Community
Development.
INTRODUCED at a regular meeting of the City Council of the City of Cupertino this 1st day of
December, 1997, and ENACTED at a regular meeting of the City Council of the City of Cupertino this
5th day of January, 1998, by the following vote:
Ordinance No. 1773
Page 2
Vote
Members of the City Council
AYES:
NOES:
ABSENT:
ABSTAIN:
Burnett, James, Statton, Chang
Dean
None
None
ATTEST:
APPROVED:
C~~
~;1-'(
DEVELOPMENT AGREEMENT
BETWEEN
THE CITY OF CUPERTINO
AND
THE O'BRIEN GROUP
CL::I oK.- 0
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
TABLE OF CONTENTS
Page(s)
1.
Development Of The Property .................................... 6
1.1 DevelopmentPlan ........................................6
1.2 Present Right to Develop ................................... 7
1.3 BuildingPennitApprovals ..................................7
1.4 Cooperation in Obtaining Allocation of Utilities. . . . . . . . . . . . . . . . . 8
2.
Effect of Agreement ............................................8
2.1 Supersedure by Subsequent State or Federal Laws or Regulations. . . . 8
2.2 .FutureExerciseofDiscretionbyCity......................... 9
Tenn. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Development Fees, Assessments, Exactions, and Dedications. . . . . . . . . . . . 10
Standard of Review of Ministerial Permits. . . . . . . . . . . . . . . . . . . . . . . . " 10
ParkFees ...................................................11
WaterTankReimbursement ....................................13
7.1 Maintenance ...........................................13
Cooperation in Implementation ..................................13
PeriodicReview ..............................................14
9.1 AnnuaIReview..........................................l4
9.2 Owner'sSlIbmittal.......................................14
9.3 City'sFindings..........................................15
DefaultandRemedies..........................................16
10.1 Default.................................................16
10.2 Remedies ..............................................16
AgreementtoAmendorTenninate ...............................17
Mortgagee Protection; Certain Rights of Cure. . . . . . . . . . . . . . . . . . . . . . . 17
12.1 MortgageProtection"""""""""'...................17
12.2 MortgageeNotObligated..................................l8
14.
15.
12.3 Notice of Default to Mortgagee .............................18
13.
Assignability.................................................19
13.1 RighttoAssign..........................................19
13.2 Covenants Run With The Land .............................19
General.....................................................20
14.1 Construction of Agreement ................................20
14.2 NoWaiver.............................................20
14.3 AgreementisEntireAgreement .............................20
14.4 EstoppelCertificate ......................................21
14.5 Counterparts ...........................................22
14.6 Severability ............................................22
14.7 FurtherDocuments ......................................22
14.8 Time is of the Essence ....................................22
14.9 Attomey'sFees..........................................22
Notice......................................................22
ii
DEVELOPMENT AGREEMENT
THIS DEVELOPMENT AGREEMENT ("Agreement") is entered as of this ~ fJ D
day of
MAR c ¡-I
, 1998 ("Effective Date") by and between THE CITY OF
CUPERTINO ("City"), a California municipal corporation and the O'Brien Group
("Owner"), a California corporation.
THE PARTIES ENTER INTO THIS AGREEMENT on the basis of the
following facts, understandings and intentions:
A.
Sections 65864 tl ~., of the California Government Code authorize
City to establish procedures to enter into binding development agreements with
persons having legal or equitable interests in real property located within the City for
development of the property.
B.
Chapter 19.116 of the Cupertino Municipal Code ("Code"), adopted by
the City Council ("City Council") of the City in 1984, establishes the authority and
procedure for review and approval of proposed development agreements.
c.
The Roman Catholic Bishop of San Jose, a corporation sole is the vested
legal owner of the property ("Property") governed by this Agreement. (Attached as
Exhibit A to this Development Agreement is a map and legal description of the
Property governed hereby.) The Property consists of approximately 212 acres. The
O'Brien Group has the contractual right to purchase the Property and therefore
qualifies as an applicant lInder the Code and is referred to herein as "Owner." Owner
DEVELOPMENT AGREEMENT
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PAGE!
intends to build a master-planned residential development ("Project") on the Property
within the policies and limits governing usable space allocation expressed in the
Cupertino General Plan ("General Plan"). The applicable provisions of the General
Plan which pertain to the development of the Property are attached hereto as Exhibit
ß and incorporated by this reference.
Owner has filed an application for various entitlements of use in order to
develop, subdivide and construct the Project. These applications were detennined to
be complete on August 22, 1997. These entitlements are described in the following
applications:
1.
6-U-97:
Use pennit to construct 178 residential units and
ancillary improvements on approximately 79.9 acres of the 212
acre property.
2.
4-TM-97:
Tentative Map to subdivide approximately 79.9
acres of the property into 178 lots.
3.
5-Z-97:
Zoning to rezone approximately 80 acres of the 212
acre property from agricultural (A), quasi public (BQ) to planned
development/residential (PIRES) and 132 acres from (A) to public
park or recreation (PR).
4.
15-EA-97:
Mitigated negative declaration.
The provisions of the General Plan, the Subdivision Ordinance of the City of
DEVELOPMENT AGREEMENT
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PAGE 2
Cupertino (Title 18 of the Code) the Zoning Ordinance of the City of Cupertino
(Title 19 of the Code) and the entitlements issued pursuant to the foregoing
applications are collectively referred to herein as the "Vested Elements." The
approved applications with all conditions, limitations and mitigations imposed are
attached hereto and incorporated herein by this reference and marked as Exhibit C
and are deemed hereby to be part of the Vested Elements.
D.
This Agreement authorizes Owner to implement and carry out the
Project in all respects subject only to the requirements of the Vested Elements and
amendments to such Vested Elements as may be mutually agreed upon by the Parties
hereto.
E.
The current legal owner of the Property has filed with the proper
authority on or about September 18, 1992, a notice of nonrenewal of land
conservation contract(s) governing a portion of the Property. The Parties
acknowledge and agree that a petition for cancellation of the land conservation
contract(s) will be filed upon approval of the Vested Elements by the City and that
such petition for cancellation will be processed expeditiously and in accordance with
the Pennit Streamlining Act (Govt. Code §§ 65920 et. seq.) and applicable City
ordinances. The Parties further acknowledge and agree that the detennination of the
City to cancel the land conservation contract(s) will be based upon Section 51282 of
the Government Code as of the effective date of this Development Agreement,
DEVELOPMENT AGREEMENT
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PAGE 3
provided that nothing herein constitutes a commitment or obligation of the City to
exercise its discretion in any particular manner relative to such petition for
cancellation. For purposes of this Agreement and the Vested Elements, consideration
of the petition for cancellation shall be and is hereby deemed a part of the Project.
The Parties further acknowledge and agree that the Owner is designating or
dedicating for open space and/or park purposes, 159 acres of the Property. A portion
of such dedicated lands are covered by the land conservation contract(s).
Notwithstanding the petition for cancellation, such dedicated lands are not capable of
development under the tenns of the Cupertino General PIan.
F.
City and Owner acknowledge that development and construction of the
Project is a large-scale undertaking involving a major investment by Owner and City,
with development occurring in phases over several years. Certainty that the Project
can be developed and used in accordance with the Vested Elements will benefit
Owner and City, and will provide to both Parties a pennanent plan for development
of the Property and implementation of City's General Plan.
G.
City is willing to enter into this Agreement for the reasons enumerated
in Cupertino Municipal Code Sections 19.116.010 and 19.116.020, and (i) to
eliminate uncertainty in the comprehensive development planning of large-scale
projects in the City, such as the Project; (ii) to secure orderly development and
progressive fiscal benefits for public services, improvements and facilities planning in
DEVELOPMENT AGREE,\;lENT
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PAGE 4
the City; (iii) to meet the goals and objectives of the General Plan; and (iv) to provide
for Owner's and City's benefit, high quality open space, conservation of natural
resources, affordable housing, infrastructure improvements and other public
amenities; including, but not limited to, 18 below market residential units, a 2
million gallon water tank, 159 designated acres of open space and parks, two public
tot lots, and preservation of a potentially historic structure.
H.
City's willingness to enter into this Agreement is a material inducement
to Owner to implement the Project within the City of Cupertino, and Owner
proposes to enter into this Agreement in order to obtain assurance from City that the
Project may be developed, constructed, completed and used pursuant to the General
PIan, subject to the limitations e.,,<pressed herein.
I.
On September 5, 1995, the City Council adopted Resolution No. 9415,
certifying that the 1993 General Plan Amendments EIR and the current General PIan
policies were adopted in compliance with the California Environmental Quality Act
("CEQA").
J.
On July 28, 1997, City's Planning Commission held a duly noticed
public hearing on this Agreement (i) detennined that consideration of this Agreement
complies with CEQA based on certification of a negative declaration; (ii) detennined
that this Agreement is consistent with the City's General Plan; and (iii) recommended
that the City Council approve this Agreement.
DEVELOPMENT AGREEMENT
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PAGE 5
K.
On December I, 1997, the City Council held a duly noticed public
hearing on this Agreement, detennined that consideration of this Agreement complies
with CEQA, found this Agreement to be consistent with the City's General Plan, and
introduced Ordinance No.1 773, approving this Agreement.
L.
On January 5, 1998, the City Council adopted Ordinance No. 1773,
enacting this Agreement.
M.
On December I, 1997, the City Council introduced Ordinance No.
1774 rezoning the Property and on January 5, 1998, adopted Ordinance No. 1774.
N.
Resolution No. 9415, Ordinance No. 1773 and Ordinance No. 1774 are
deemed hereby to be part of the Vested Elements.
NOW, THEREFORE, pursuant to the authority contained in Sections 65864
tl g,q., of the California Government Code and Chapter 19.116 of the Cupertino
Municipal Code, and in consideration of the mutual covenants and promises of the
parties, the parties agree as follows:
1.
Development Of The Propert;y
I.l
Development Plan. Owner shall have the right to develop the
Property in accordance with the provisions of this Agreement and the provisions of
the Vested Elements. Without limitation of the scope ofthe Vested Elements, the
pennitted uses of the Property, the range of density and intensities of use, the range
of heights and sizes of the proposed residences, the development schedules and the
DEVELOPMENT AGREEMENT
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PAGE 6
general provisions for reservation or dedication of land for public purposes or fees in
lieu thereof, the public improvements, and the design and improvement of the
subdivision shall be as provided in the Vested Elements as of the Effective Dale of
this Agreement. This Agreement does not vest architectural plans for homes no!
otherwise approved as part of the Tentative Map or final public improvemml plans.
1.2
Present Right to Develop. Subject to the provisions of I his
Agreement, City hereby grants to Owner the vested right to develop and conSI ruct all
improvements comprising the Project in accordance with the Vested Elements which
shall apply to the Property and are set forth as Exhibit C, including 178 subdivided
residential lots. No future modifications of the Cupertino General Plan, the City
Code, City Ordinances, policies or regulations which purport to (i) limit the range,
rate or amount of possible development of the Project; (ii) impose new fees other
than fees listed in condition 41 of the conditions of approval of 6-U-97, exactions or
moratoria upon development, occupancy or use of the Project; or (iii) are inconsistent
with the Vested Elements, shall apply to the Project. Nothing stated herein.
however, shall prevent or preclude City from adopting any General Plan
amendments, zoning measures or other land use regulations which are wholly
consistent with the General PIan and the terms of this Agreement.
1.3
Building Permit Approvals. Notwithstanding any other
provision of this Agreement to the contrary, Owner's right to develop and improve
DEVELOPMENT AGREEMENT
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PAGE ï
the Project shall be subject to building pennit issuance pursuant to the regulations
and ordinances ("Unifom1 Building Code") in effect as of the date of issuance.
Owner's rights to issuance of building pennits shall also be subject to Owner's
compliance witl1 all conditions of approval, limitations and mitigations imposed by
the Vested Elements.
1.4
Cooperation in Obtaining Allocation of Utilities. City shall
cooperate with Owner in obtaining from the appropriate utility companies the
utilities, including electricity, gas, water and sewage service capacity and facilities, for
development of the Project in accordance with the tenns hereof throughout the Tenn
of this Agreement (defined in Section 3 below).
2.
Effect of Agreement.
2.1
Supersedure by Subsequent State or Federal Laws or
Regulations. If state or federal laws or regulations enacted after the Effective Date
are inconsistent with the Vested Elements or the provisions of this Agreement, this
Agreement shall be deemed modified or superseded to the extent necessary to comply
with the state or federal laws or regulations. Notwithstanding any provision of this
Agreement to the contrary, City may exercise its discretion to impose conditions
upon the Project not contained in the Vested Elements which will enable the City to
comply with any federal or state laws, regulation or mandate which is in effect at the
time the approval is sought, provided that the conditions imposed (i) are necessary to
DEVELOPMENT AGREEMENT
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PAGE 8
comply with any federal or state law, regulation or mandate which is in effect at the
time the applications sought are deemed complete; or (ii) are necessary to protect
against a substantial and imminent threat to the City's health, safety and welfare.
Owner shall have the right to challenge, in a court of competent jurisdiction, the law
or regulation preventing compliance with the tenns of this Agreement and, if the
challenge is successful, this Agreement shall remain unmodified and in full force and
effect.
2.2
Future Exercise of Discretion by City. This Agreement shall
not be construed to limit the authority or obligation of City to hold convenient or
necessary public hearings, to conduct all analyses required by CEQA, the State
Planning and Zoning law, the Subdivision Map Act, City Ordinances or any other
applicable federal, state or local law or regulation. Furthennore, this Agreement does
not limit the discretion of City or any of its officers or officials with regard to rules,
regulations, ordinances or laws which require the exercise of discretion by any of its
officers or officials, provided that the discretionary decisions reached are consistent
with the Vested Elements and this Agreement.
3.
Term. The tern1 ("Tenn") of this Agreement shall commence on the
Effective Date, thirty (30) days after enactment of this Agreement, and shall
automatically expire seven (7) years after the Effective Date.
DEVELOPMENT AGREEMENT
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PAGE 9
4.
Development Fees. Assessments. Exactions. and Dedications.
Other than as provided under the terms of this Agreement or conditions of approval
all Citywide fees, assessments, dedication fonnula and taxes payable in connection
with the development, construction, occupancy, use and sale of the Project pursuant
to this Agreement shall be those applicable to all similar developments in the City at
the time of issuance of building and construction permits. No new fee, assessment,
exaction or required dedication policy, not in effect on the Effective Date, shall be
imposed on the Project. This Agreement does not preclude the imposition of
increased fees. This Agreement does not preclude imposition of new or increased
taxes on the Project subsequent to the Effective Date, provided that the taxes shall be
imposed or increased on a Citywide basis. Notwithstanding the foregoing to the
contrary, the fees imposed under the Unifonn Building Code or fees imposed for
ministerial pennits described in Section 5 hereof, for plan check, inspection, and
building pennits and the like, shall be those fees in effect at the time of issuance of
building pennits or other ministerial pennits.
5.
Standard of Review of Ministerial Permits. All ministerial pennits
("Pennits") required by Owner to develop the Property, including (i) road
construction pennits; (ii) grading pennits, (iii) building pennits; and (iv) certificates
of occupancy, shall be issued by City after City's review and approval of Owner's
applications therefor, provided that City's review of the applications is limited to
DEVELOPMENT AGREEMENT
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PAGE !O
detennining whether the following conditions are met:
(a)
The application is complete and includes payment of all
applicable fees;
(b)
The application complies with all federal, state and city
requirements nonnally administered by City; and
(c)
The application demonstrates that Owner has complied with the
Vested Elements.
6.
Park Fees.
(a)
Notwithstanding anything in this Development Agreement to the
contrary, in lieu of any and all park fees, Owner shall, at the time of recordation of
the applicable Final Map for neighborhood 2 and neighborhood 3 respectively,
dedicate one lot from each such neighborhood to the City at no cost to the City. In
the event Owner receives approval for 178 residentiallots as proposed in Owner's
Amended Application dated July 28, 1997, the Owner shall dedicate a second lot
from neighborhood 3. In neighborhood 3 one lot would be located southwest of
Street 34 A and the second lot, if any, would be located on the cul-de-sac northeast of
Street 34 A. The lots shall be of average value in each respective neighborhood. In
the event of disagreement between the Owner and the City regarding the selection of
the lots, the Parties shall, starting with the City, alternately and peremptorily strike
lots which are not reasonably considered of average value with the final 2 lots, or if
DEVELOPMENT AGREEMENT
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PAGE 1!
necessary 3 lots, being the lots selected for dedication. The lots shall be selected
within ninety (90) days of the approval of the tentative map.
(b)
Owner or Assignee shall rough grade the lots to be dedicated and
shall install all appropriate public services at such time as the remaining lots of the
neighborhood are improved with public services.
(c)
All fees associated with construction of improvements on the
dedicated lots shall be the responsibility of the City or its successor in interest. All
landscaping and irrigation costs are the responsibility of the City or its successor. All
provisions of applicable covenants, conditions and restrictions recorded against the
lots shall apply and be met. City shall have no obligation to build on the lots or sell
the lots. However, City or its successor shall maintain the lots at all times, i.e.,
monthly weed control and abatement, garbage removal and fire control. The Parties
shall record an appropriate instmment guaranteeing that the 10ts cannot be
resubdivided or used for anything other than single family detached residential uses.
(d)
If at the time Owner completes the Project and the lots remain
unimproved, the Owner shall install a linear parkway through the lots consistent with
the remainder of the lots in that phase and the City or its successor shall maintain
such linear park improvements on a weekly basis and pay any utility charges therefor.
(e)
The Owner shall not seek to have the City construct any
neighborhood park to serve the project from funds realized from the sale or
DEVELOPMENT AGREEMENT
PAGE 12
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development of the lots.
7.
Water Tank Reimbursement. Owner will construct a water storage
tank to serve the Project and the City with a capacity of two million gallons. Owner
shall be reimbursed by the City for the incremental cost of increasing capacity from
one million to two million gallons. Reimbursement for this incremental cost shall
occur within thirty (30) days of payment of invoices for the work by Owner. Bid
amounts and invoices shall be subject to reasonable review and audit by the City.
Reimbursement between Owner and other private parties shall be by mutual
agreement.
7.1
Maintenance.
Within the Project, homeowner will be
responsible for maintenance of linear parks and private open space which are a part of
the individual lots. Owner shall not be required to fonn a homeowner's association
or similar entity to maintain improvements on common or private property.
8.
Cooperation in Implementation. City shall cooperate with Owner in
a reasonable and expeditious manner, in compliance with the deadlines mandated by
applicable statutes or ordinances, to complete all steps necessary for implementation
of this Agreement and development of the Project in accordance herewith, in
particular in perfonning the following functions:
(a)
Scheduling all required public hearings by the City Council,
Planning Commission and City staff required meetings; and
DEVELOPMENT AGREEMENT
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PAGE !3
(b)
Processing and checking all maps, plans, land use pennits,
building plans and specifications and other plans relating to development of the
Project filed by O\\~1er or its assignees.
(c)
Processing of lot line adjustments following or concurrent with
tentative cancellation of applicable land conservation contracts.
Owner, in a timely manner, shall provide City with all documents,
applications, plans and other infonnation necessary for the' City to carry out its
obligations hereunder and to cause its planners, engineers and all other consultants to
submit in a timely manner all necessary materials and documents. It is the parties'
express intent to cooperate with one another and to diligently work to implement all
land use and building approvals for development of the Project in accordance with the
tenns hereof.
9.
Periodic Review.
9.1
Annual Review. City and Owner shall review all actions taken
pursuant to the tem1S of this Agreement once annually, within sixty (60) days before
the anniversary of the Effective Date, during each year of the Tenn unless the City
and Owner agree in writing to conduct the review at another time.
9.2
Owner's Submittal. Within ninety (90) days before each
anniversary of the Effective Date, Owner shall submit a letter ("Compliance Letter")
to the City Planning Director describing Owner's compliance with the tenns of this
DEVELOPMENT AGREEMENT
PAGE 14
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Agreement during the preceding year. The Compliance Letter shall include a
statement that the Compliance Letter is submitted to City pursuant to the
requirements of Government Code Section 65865.1 and of the City Code.
9.3
City's Findings. Within sixty (60) days after receipt of the
Compliance Letter, the Planning Director shall detennine whether, for the year under
review, Owne.r has demonstrated good faith substantial compliance with the tenns of
this Agreement. If the Planning Director finds and detennines that Owner has
complied substantially with the tenns of this Agreement, or does not determine
otherwise within sixty (60) days after delivery of the Compliance Letter, the annual
review shall be deemed concluded and this Agreement shall remain in full force and
effect. Upon a detennination of compliance, the Planning Director shall issue at
Owner's request a recordable certificate confinning Owner's compliance through the
years(s) under review. Owner may record the certificate with the Santa Clara County
Recorder's Office. If the Planning Director initially determines the Compliance
Letter to be inadequate in any respect, he or she shall provide written notice to that
effect to Owner. If after a duly noticed public hearing thereon the City Council finds
and detennines, on the basis of substantial evidence, that Owner has not complied
substantially in good faith with the tenns of this Agreement for the year under
review, the City Council shall give written notice thereof to Owner specifying the
non-compliance. If Owner fails to cure the non-compliance with a reasonable period
DEVELOPMENT AGREEMENT
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PAGE 15
of time established by the City Council, the City Council, in its discretion, may (i)
grant additional time for Owner's compliance, or, following a public hearing on the
matter, modify this Agreement to the extent necessary to remedy or mitigate the non-
compliance, or ii) tenninate this Agreement. Except as affected by the tenns hereof,
the tenns of Cupertino Municipal Code Chapter 19.116 shall govern the compliance
review process to be followed by City.
10.
Default and Remedies.
10.1 Default. Failure by either party to perfonn any material tenn or
provision of this Agreement shall constitute a default hereunder, provided that the
party alleging the default shall have given the other party advance written notice
thereof and sixty (60) days within whicl1 to cure the condition or, if the nature
thereof is such that it cannot be cured within that time, the party receiving the notice
shall not be in default hereunder if the party commences to perfonn its obligations
within the sixty (60) day period and thereafter diligently completes perfonnance.
Written notice shall specify in detail the nature of the obligation to be perfonned by
the party receiving notice.
10.2 Remedies. Upon City's material default, Owner shall have all of
the remedies available to Owner under California law, including the option to
institute legal proceedings to specifically enforce, rescind or refonn this Agreement.
Upon Owner's material default in its obligations set forth in
DEVELOPMENT AGREEMENT
=.bI27197.7/8197. 7!l0197. 7/O.¡¡Q7.11lb/97.118P8.1;O;p8
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PAGE 16
Section 6 hereof, City shall be entitled to initiate legal proceedings to specifically
enforce, rescind, or refonn the Agreement. Any such legal action by either party does
not preclude that party from recovering damages or other judicial relief. No action by
either party during the Tern1 hereof shall be deemed a wavier or release of any right
to assert a claim for monetary damages from the other party.
II.
Agreement to Arnend or Terminate. City and Owner by mutual
agreement may tenninate or amend the tenns of this Agreement, and the amendment
or tennination shall be accomplished in the manner provided under California law for
the adoption of development agreements.
12.
Mortgagee Protection: Certain Rights of Cure.
12.1 Mortgage Protection. This Agreement shall be superior and
senior to all liens placed upon the Property or portion thereof after the date on which
a memorandum of this Agreement is recorded, including the lien of any deed of trust
or mortgage ("Mortgage"). Notwithstanding the foregoing, no breach hereof shall
defeat, render invalid, diminish or impair the lien of any Mortgage made in good faith
and for value, but all of the tern1S and conditions contained in this Agreement shall
be binding upon and effective against all persons and entities, including all deed of
trust beneficiaries or mortgagees ("Mortgagees") who acquire title to the Property or
any portion thereof by foreclosure, tmstee's sale, deed in lieu of foreclosure or
otherwise.
DEVELOPMENT AGREEMENT
,~. <>127197. 7/&07. 7/101"7. 7/O.¡¡Q7, 1116197. 1/81"8, 11071"8
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PAGE 17
12.2 Mortgagee Not Obligated. No foreclosing Mortgagee shall have
any obligation or duty under this Agreement to construct or complete the
construction of any improvements required in connection with this Agreement, or to
pay for or guarantee constmction or completion thereof. City, upon receipt of a
written request therefor from a foreclosing Mortgagee, shall pennit all Mortgagees to
succeed to the rights and obligations of Owner under this Agreement, provided that
all defaults by Owner hereunder that are reasonably susceptible of being cured are
cured by the Mortgagee as soon as is reasonably possible. The foreclosing Mortgagee
thereafter shall comply with all provisions of this Agreement.
12.3 Notice of Default to Mortgagee. If City receives notice from a
Mortgagee requesting a copy of any notice of default given to Owner hereunder and
specifying the address for service thereof, City shall deliver to Mortgagee,
concurrently with the service thereof to Owner, all notices given to Owner describing
all claims by the City that Owner has defaulted hereunder. If City detennines that
Owner is in noncompliance with this Agreement, City also shall serve notice of
noncompliance on the Mortgagee concurrently with service thereof on Owner. Each
Mortgagee shall have the right during the same period available to Owner to cure or
remedy, or to commence to cure or remedy, the condition of default claimed or the
areas of noncompliance set forth in City's notice.
DEVELOPMENT AGREEMENT
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PAGE 18
13.
Assignability.
13.1 Right to Assign. Owner may assign its rights to develop the
Project pursuant to this Agreement without written consent of the City; provided
however, each successor in interest to Owner shall be bound by all of the tenns and
provisions hereof applicable to that portion of the Project acquired by it. Subject to
the foregoing, this Agreement shall be binding upon and inure to the benefit of the
parties' successors, assigns and legal representatives. The tenns of this Section 13.1
shall not restrict, prevent or otherwise affect Owner's ability to lease, sell or convey
interests in the Property. This Agreement or a memorandum hereof shall be recorded
by the City in the Santa Clara County Recorder's Office promptly upon execution
hereof by both parties.
13.2 Covenants Run With The Land. During the tenn of this
Agreement, all of the provisions, agreements, rights, powers, standards, tenns,
covenants and obligations contained in this Agreement shall be binding
unconditionally upon the parties and their respective heirs, successors (by merger,
consolidation or otherwise) and assigns, devisees, administrators, representatives,
lessees and all other persons or entities acquiring the Property, any lot, parcel or any
portion thereof, and any interest therein, whether by sale, operation of law or any
manner, and they shall inure to the benefit of the parties and their respective
successors. This Agreement creates no personal obligations of Owner or its
DEVELOPMENT AGREEMENT
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PAGE 19
successors, but only obligations appurtenant to the Property.
14.
General.
14.1 Construction of Agreement. The language in this Agreement in
all cases shall be construed as a whole and in accordance with its fair meaning. The
captions of the paragraphs and subparagraphs of this Agreement are for convenience
only and shall not be considered or referred to in resolving questions of construction.
This Agreement shall be governed by the laws of the State of California.
14.2 No Waiver. Subject to the provisions of Section 10.2, no delay
or omission by the City in exercising any right or power accruing upon the
noncompliance or failure to perfonn by Owner under the provisions of this
Agreement shall impair any right or power or be construed to be a waiver thereof. A
waiver by City of any of the covenants or conditions to be perfonned by Owner or
City shall not be construed as a waiver of any succeeding breach of the same or other
covenants and conditions hereof.
14.3 Aweement is Entire Aweement. This Agreement and all
Exhibits attached hereto or incorporated herein comprise the sole and entire
Agreement between the Parties concerning the Project. The parties acknowledge and
agree that neither of them has made any representation with respect to the subject
matter of this Agreement or any representations inducing the execution and delivery
hereof, except the representations set forth herein, and each party acknowledges that
PAGE 20
DEVELOPMENT AGREEMENT
=.6127197.718197.7110197.712""7.11/""7.118198.117.7198
p" WP[},MNRSWl19S\f) J ,^GREEIDEVEL.AGR
it has relied on its own judgment in entering this Agreement. The parties further
acknowledge that all statement or representations that heretofore may have been
made by either of them to the other are void and of no effect, and that neither of
them has relied thereon in connection with its dealings with the other.
14.4 Estoppel Certificate. Either party from time to time may deliver
written notice to the other party requesting written certification that, to the
knowledge of the certifying party (i) this Agreement is in full force and effect and
constitutes a binding obligation of the parties; (ii) tills Agreement has not been
amended or modified either orally or in writing, or, if it has been amended or
modified, specifying the nature of the amendments or modifications; and (iii) the
requesting party is not in default in the perfonnance of its obligations under this
Agreement, or if in default, describing therein the nature and monetary amount, if
any, of the default. A party receiving a request hereunder shall execute a return the
certificate within thirty (30) days after receipt thereof. The Planning Director of City
shall have the right to execute the certificates requested by Owner hereunder. City
acknowledges that a certificate hereunder may be relied upon by pennitted transferees
and Mortgagees. At the request of the Owner, the certificates provided by City
establishing the status of this Agreement with respect to any lot or parcel shall be in
recordable forn1, and Owner shall have the right to record the certificate for the
affected portion of the Property at its cost.
DEVELOPMENT AGREEMENT
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PAGE 21
14.5 Counterparts. This Agreement may be executed in counterparts,
each of which shall be deemed to be an original, but the counterparts together shall
constitute only one Agreement.
14.6 Severability. Each provision of this Agreement which shall be
adjudged to be invalid, void or illegal shall in no way affect, impair or invalidate any
other provisions hereof, and the other provisions shall remain in full force and effect.
14.7 Further Documents. Each party hereto agrees to execute all
other documents or instnllnents necessary or appropriate to effectuate and implement
this Agreement.
14.8 Time is of the Essence. Time is of the essence in the
perfonnance of every covenant and obligation to be perfonned by the parties
hereunder.
14.9 Attorney's Fees. In the event of any dispute between the parties
involving the covenants or conditions contained in this Agreement, the prevailing
party shall be entitled to recover reasonable expenses, attorney's fees and costs.
"Prevailing party" shall include a party who brings an action against the other party
after the other party's breach or default, if the action is settled or dismissed upon
15.
Notice. Except as otherwise expressly provided herein, all notices and
demands pursuant to this Agreement shall be in writing and delivered in person, by
commercial courier or by first-class certified mail, postage prepaid and return receipt
DEVELOPMENT AGREEMENT
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PAGE 22
requested. Except as otherwise expressly provided herein, notices shall be considered
delivered when personally served, or upon actual receipt if delivered by commercial
courier or by mail. Notices shall be addressed as appears below for the respective
parties; provided, however, that either party may change its address for purposes of
this Section by giving written notice thereof to the other party:
City:
City Clerk
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
Owner:
O'Brien Group
c/o Steve Zales
2001 Windward Way, Suite 200
San Mateo, CA 94404-2473
The provisions of this Section shall be deemed directive only and shall not
detract from the validity of any notice given in a manner which would be legally
effective in the absence of this Section.
IN WITNESS WHEREOF, City and Owner have caused this Agreement to be
executed in one (1) or more copies as of the day and year first above written.
"CITY"
THE CITY OF CUPERTINO
a munici al corporation
By:
Title:
DEVELOPMENT AGREEMENT
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PAGE 23
"OWNER"
Dr 6-",,~ C "Tc, ,.,
I
By: ç~ ~L-
Title: V p
ATTEST:
- ~-rL
Cit~
APPROVED AS ~
I~J;, ,,; Au'm<y
DEVELOPMENT AGREEMENT
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PAGE 24
Exhibit A
EXISTING ZONES : A, BO
PROPOSED ZONES:
NEIGHBORHOOD AREA 1: PO (Planned Develapment)
NEIGHBORHOOD AREA 2: PD
NEIGHBORHOOD AREA 3: PD
NEIGHBORHOOD AREA 4: PO
GATE OF HEAVEN CEMETERY: BO (Ouasi Publ ic)
PUBLIC OPEN SPACE: PR (Pub! ic Recreation)
NEIGHBORHOOD PARK: PR (Publ Ic Recreation)
ZONING PLAT MAP
~
SCALE: 1":/000'
NOTE: SEE ATTACHED PLATS AND LEGAL DESCRIPTIONS FOR EXTERIOR ZONING BOUNDARY
Brian Kango Foulk
CONSULTING ENGINEERS
Subject DIOCESE OF SAN JOSE PROPERTY. 212 ACRES
CUPERTINO. SANTA ClARA COUNTY. CALIFORNIA
Job No. 960069-10
By E\JR Date NOV. 97 Chka.~
SHEET 1 OF
"0 .,Ico '-YO .od- City. C"'..""'.. .'00'
T._~. (m) 482-0300 ro. (...) 482-0'..
1960069. NIEXHIBITSIlONEUAP
"I
Brian Kangas foulk
Engineers. Surveyors. Planners
October 27, 1997
BKF Job No. 960069-10
DESCRIPTION OF PARCEL ONE
OF
DIOCESE OF SAN JOSE PROPERTY
CUPERTINO
All that real property situate in the City of Cupertino, County of Santa Clara, State of California
being a portion of the Lands of the Roman Catholic Bishop of San Jose, described in that certain
Certificate of Compliance recorded in book K182 at page 1390 of Official Records of the County
of Santa Clara, State of California and being more particularly described as follows:
BEGINNING at a point in the northerly line of Parcel A described in that certain deed recorded
October 11, 1977 in book D 197 of Official Records at page 696, in the Office of the Recorder of
Santa Clara County, and shown as a 127.884 acre parcel of/and upon that certain Record of Survey
filed on October 2, 1979 in book 450 of Maps at page 41, in the Office of the Recorder of Santa
Clara County, said point being on said northerly line South 81 °11'40" West, a distance of214.00
feet from the most northeasterly comer of said Parcel A; thence from said point of beginning, leaving
said northerly line North 33 ° 18'21" West, a distance of 1392.79 feet; thence South 56°42'43" West,
a distance of25.00 feet to the centerline of the paved roadway leading to Saint Josephs Seminary
as said roadway is described in said Certificate of Compliance and the beginning of non tangent
curve to the left from which point a radial line bears South 56°42'43" West; thence along said
centerline the following nine courses:
I.
northwesterly along said curve, having a radius of 600 feet, through a central angle of
20°26'20", an arc length of214.04 feet;
2.
North 53 °43'37" West. a distance of 189.70 feet to the beginning of a tangent curve to the
right:
3.
along said curve having a radius of 700 feet, through a central angle of 12 ° 45'00", an arc
length of 155.77 feet;
4.
North 40°58'37" West. a distance of31.47 feet to the beginning ofa tangent curve to the
right:
5.
along said curve having a radius 01'400 feet. through a central angle of37°55'43", an arc
Exhibit "A"
Page 1 of 4
540 Price Avenue. Redwood City. CA 94063 . 16501482.6300 . FAX (6501482-6399
10
6.
North 3°02'54" West, a distance of67.84 feet;
7.
North 1 °16'37" West, a distance of 100.00 feet;
8.
North 1 °27'23" East, a distance of 100.00 feet;
9.
North 5°02'20" East, a distance of 159.35 feet to a point on the southwesterly line of Parcel
IE, as said Parcel is described in the Final Order of Condemnation No. P8390 recorded on
September 7, 1965 in Book 7096 of Official Records at page 183, in the Office of the
Recorder of Santa Clara County;
thence along said southwesterly line North 65°58'26" West, a distance of 40.03 feet to the easterly
line of Parcel 2 as said parcel is described in that certain grant deed, from the Roman Catholic
Archbishop of San Francisco, a California corporation sole, and the Roman Catholic Seminary of
San Francisco, a corporation to the County of Santa Clara recorded January 19, 1981 in Book F858
of Official Records at page 38, in the Office of the Recorder of Santa Clara County; thence along
said easterly line the following eight courses:
1.
South 6°24'43" East, a distance of 60.47 feet;
2.
South 64 ° 13'37" West, a distance of 83.78 feet;
3.
South 40° 18'06" West, a distance of 65.15 feet;
4.
South 8°03'51" West, a distance of75.31 feet;
5.
South 8°50'06" East, a distance of 139.69 feet;
6.
South 9°50'08" West, a distance of366.95 feet;
7.
South 9°56'54" West, a distance of529.l6 feet;
8.
South 48 °07'44" East. a distance of 168.17 feet to a point on the northeasterly line of Parcel
1 as said parcel is described in said grant deed;
Exhibit "A"
Page 2 of 4
1/
2.
4.
thence along said northeasterly line the following ten courses:
1.
South 35 °06'49" East, a distance of95.42 feet;
South 29°13'02" East, a distance of200.57 feet;
3.
South 32 °08'05" East, a distance of 50.43 feet;
South 34 °31'00" East, a distance of 156.45 feet;
5.
South 56°59'43" East, a distance of73.03 feet;
6.
South 42°23'32" East, a distance of 108.72 feet;
7.
South 6°17'17" East, a distance of 73.97 feet;
8.
South 57°46'05" East, a distance of 128.19 feet;
9.
South 36°36'11" East. a distance of 309.37 feet;
10.
South 6°40'55" East, a distance of95.28 feet to the northerly boundary of that certain parcel
of the lands of Santa Clara County as shown upon that certain Record of Survey filed
October 2, 1979 in Book 450 of Maps at page 41, in the Office of the Recorder of Santa Clara
County;
thence along the northerly, northeasterly and southeasterly lines of the last named parcel the
following six courses:
1.
South 38°42'36" East, a distance of201.29 feet;
2.
North 51 °16'47" East, a distance of 19.65 feet;
3.
South 38°00'18" East, a distance of75.00 feet;
4.
North 50°46'21" East. a distance of 151.13 feet;
Exhibit "A"
Page 3 of 4
/Z-
5.
North 39°03'39" West. a distance of219.48 feet;
6.
North 81 ° 11'40" East, a distance of 598.29 feet to the POINT OF BEGINNING, and
containing an area of 32.43443 acres more or less.
The bearing North 81 ° 11 '40" East of the of the Lands of Santa Clara County as said line is shown
on that certain Record of Survey filed for record on October 2,1979 in Book 450 of Maps at page
41, Santa Clara County Records, State of California is used as the basis of bearings.
A plat showing the above described parcel is attached hereto and made a part hereof as Exhibit
"B".
This description was prepared by me or under my direction in conformance with the requirements
of the Land Surveyor's Act.
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(: BRADLEY ALL
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PARCEL ONE
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ROMAN CATHOLIC BISHOP OF SAN
SAINT JOSEPH'S SEMINARY
PORTION OF BK K282 OR PG 130
32.43443 ACRES
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Subject EXHIBIT B: PARCEL ONE
ST JOSEPH'S SEMINARY
Job No. 960069-10
By RCS Dat e 10/27/97 Chkd....illL- I
SHEET 1 OF 2
;I
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DETAIL
NTS
Brian Kangas Foulk
En,;n.." . S"~.yo" . Plonn",
540 Price Avenue
Redwood City, CA 94063
650/482-6300
650/482-6399 (FAX)
JOSE
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PARCEL ONE
LANDS OF THE
ROMAN CATHOLIC BISHOP OF SAN
SAINT JOSEPH'S SEMINARY
PORTION OF BK K282 OR PG 1.30
.32.4.344.3 ACRES
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Eng;n"m . S"~"yo" . "onnm
540 Price Avenue
Redwood City, CA 9406.3
650/482-6.300
650/482-6.399 (FAX)
1'5
NORlHEASTERL Y CORNER
OF PARCEL A, BOOK D197
OR 696.
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Subject
EXHIBIT B: PARCEL ONE
ST JOSEPH'S SEMINARY
960069-10
Date 10/27197Chkd.~
SHEET 2 OF 2
Job No.
By RCS
Brian Kangas Foulk
Engineers. Surveyors. Planners
October 27,1997
BKF Job No. 960069-10
DESCRIPTION OF PARCEL TWO
OF
DIOCESE OF SAN JOSE PROPERTY
CUPERTINO
All that real property situate in the City of Cupertino. County of Santa Clara, State of California
being a portion of Parcell and Parcel 2 as said parcels are described in that certain grant deed
recorded on March 15, 1934 in Book 679 of Official Records at page 298, in the Office of the
Recorder of Santa Clara County, together váth a portion of the FIRST and SECOND parcels as said
parcels are described in that certain indenture recorded on February 21, 1924 in Book 74 of Official
Records at page 78, in the Office of the Recorder of Santa Clara County, and together with a portion
of the parcel described in that certain indenture recorded on May 5, 1920 in Book 517 of Official
Records at page 40, in the Office of the Recorder of Santa Clara County, and being more particularly
described as follows:
BEGINNING at a the most northeasterly corner of that certain parcel of/and designated as Parcel
A. conveyed to the County of Santa Clara by Deed recorded October 11, 1977 in book D 197 of
Official records at page 696, Santa Clara records and shown as a 127.884 acre parcel of land upon
that certain Record of Survey filed October 2, 1979 in Book 450 of Maps at page 41, in the Office
of the Recorder of Santa Clara County Records; thence along the northeasterly line the following
four courses:
I.
South 12°56'32" East. a distance of245.07 feet:
~
South 9°27'06" East. a distance of 745.80 feet;
3.
North 75°00'02" East. a distance of 240.93 feet;
4.
South 30° 14'40" East. a distance of 196.84 feet to the most easterly corner of said
Parcel and the TRUE POINT OF BEGINNING;
thence North 51 °01 '04" East, a distance of 478.27 feet; thence South 83 ° 57' 19" East, a distance of
236.39 feet; thence North 39°00'10" East. a distance of 690.00 feet; thence North 23 °38'20" West.
a distance of278.76 feet; thence South 60°33'56" East, a distance of 317.50 feet; thence South 660
58'03" East. a distance of 179.35 feet: thence South 84 °06'03" East. a distance of291.17 feet: thence
South 73°35'43" East. a distance of261.24 feet; thence South 61 °30'49" East. a distance of 135.83
Exhibit "A"
Page 1 of3
540 Price Avenue. Redwood City, CA 94063 . 16501482.6300 . fAX 16501482.6399
liP
feet; thence South 53 °29'56" East, a distance of 124.18 feet; thence South 62 ° 54'18"East, a distance
of 159.25 feet; thence South 31 °08'53" East, a distance of 70.70 feet; thence South 15 ° 56'52" West,
a distance of 59.06 feet; thence South 44°14'54"West, a distance of 85.01 feet; thence South
45°45'05" East, a distance of 68.91 feet; thence South 63 °47'46" East, a distance of 94.49 feet to the
beginning of a tangent curve to the left; thence along said curve having a radius of 290.02 feet,
through a central angle of 63 ° 42'46", an arc length of322.50 feet; thence North 52 °29'28" East, a
distance of5.63 feet; thence South 52°11'21" East, a distance of575.04 feet to the beginning ofa
non-tangent curve to the left, from which point a radial line bears South 83 ° 4 7'29" East; thence along
said curve having a radius of613.69 feet, through a central angle of27°31'47", an arc length of
294.87 feet: thence South 12°31'44"East, a distance of 396.84 feet; thence South 2°23'31" West. a
distance of317.60 feet to the beginning ofa non-tangent curve to the right, from which point a radial
line bears North 78°20'06" West; thence along said curve having a radius of 474.44 feet, through a
central angle of 10° 12'31 ", an arc length of 84.53 feet; thence South 21 °57'22" West, a distance of
3.28 feet; thence North 47°29'06" East, a distance of 24.30 feet; thence South 22 °41 '30" West, a
distance of 129.57 feet; thence South 23 °23'30" West, a distance of 88.43 feet to the beginning of
a tangent curve to the right; thence along said curve having a radius of 1382.7C feet, through a
central angle of lZO33'00", an arc length of 302.86 feet; thence South 35°56'30" West, a distance
of88.29 feet; thence South 38°54'30" West, a distance of 156.75 feet; thence North 30°45'26" West,
a distance of 699.52 feet; thence South 59°09'31" West, a distance of 269.98 feet; thence North
51 °53'10" West, a distance of 152.71 feet; thence North 30°53'49" West, a distance of 304.60 feet;
thence South 41 °01'03" West, a distance of 1006.52 feet; thence South 8°42'51" East, a distance of
838.27 feet; thence South 39°58'57" West. a distance of 438.09 feet; thence North 77°24' 04" West.
a distance of 815.19 feet to the beginning of a tangent curve to the left; thence along said curve
having a radius of716.34 feet. through a central angle of 16°48'46", an arc length of21O.20 feet:
thence South 85 °47'1 0" West. a distance of 124.78 feet; thence North 83 °00'07" West, a distance
of7.58 feet; thence North 54°32'27" West. a distance of 807.39 feet; thence North 68°58'19" West,
a distance of 1169.81 feet; thence North 43 °21 '46" West, a distance of 328.29 feet; thence North
51 °01'04" East, a distance of2499.86 feet to the TRUE POINT OF BEGINNING, and containing
an area of238.l2466 acres more or less.
EXCEPTING THEREFROM a portion of the parcel described in that certain Declaration of
Dedication of Gate of Heaven Cemetery recorded on December 2, 1977 in Book D316 Official
Records at page 142 in the Office of the Recorder of Santa Clara County and being more particularly
described as follows:
Exhibit "A"
Page 2 of3
17
BEGINNING at the most southerly corner of that certain parcel of land described in the deed from
the Roman Catholic Archbishop to the Catholic Foreign Mission Society of America, recorded in
Book 478, Official Records of Santa Clara County, at Page 11; thence from said Point of Beginning
South 0°08'39" East, a distance of416.27 feet to the TRUE POINT OF BEGINNING; thence South
25°00'00" East, a distance of 1340.00 feet; thence South 39°00'00" West, a distance of757.00 feet;
thence South 4 °00'00" East, a distance of 630.00 feet; thence North 53 °00'00" West, a distance of
695.00 feet; thence South 87°00'00" West, a distance of 575.00 feet; thence North 24 °59'47" West,
a distance of 1285.16 feet; thence South 90°00'00" East a distance of 580.00 feet; thence North
47°30'00" East, a distance of 1300.00 feet to the TRUE POINT OF BEGINNING, and containing
an area of 58.36996 acres more or less;
The bearing North 81 °11'40" East of the of the Lands of Santa Clara County as said line is shown
on that certain Record of Survey filed for record on October 2, 1979 in Book 450 of Maps at page
41, Santa Clara County Records, State of California is used as the basis of bearings.
A plat showing the above described parcel is attached hereto and made a part hereof as Exhibit
"B".
This description was prepared by me or under ~~;:[OI;):~...conformance with the requirements
of the Land Surveyor's Act. A\~;;' ,-.:,-. \
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ey A. Bilbo, P.LS. 6l4i'K"wN\~9UGALS\S1P .WPD
Expires: 3/31/98
Exhibit "A"
Page 3 of 3
IS
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TOTAL AREA OF PARCEL ONE
TOTAl AREA OF EXCEPTION
NET AREA OF PARCEL TWO
NORlHEASTERL Y CORNER
OF PARCEL A, BOOK D197
OR 696.
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EXCEPTJON FROM LAND
CONCERYATJON CONTRACT E282
OFFJCIAL RECORDS PAGE 66J
TIiROUGH õ78
58,38888 ACRES
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N 51'5~'10" W
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- 5836996 ACRES
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DETAIL
NTS
Brian Kangas Foulk
Enoln.... ' 'UNOY.'" ' ".nn...
540 Price Awnue
Redwood City, CA 9406~
650/482-6~00
650/482-6.399 (FAX)
Subject EXHIBIT B: PARCEL TWO
ST JOSEPH'S SEMINARY
Job No. 960069-10
By RCS Date 10/27/97Chkd.....mL-
SHEET 1 OF 2
19
317.50'
179.35'
291.17'
."
S'" 73":55'43" E 261.24'
S 61":50'49" E 135.83'
S 53'29'56" E 124.18'
S 62'54'18" E 159.25'
S 3t'OS'53" E 70.70'
S 15'56'52" W 59.06'
S 63"47'46" E 94.49'
N 52?~;i8" E
TFi!\CT 5909
::02
\¡;APS
50 J, 5;
Brian Kangas Foulk
E'.".." . su~.,o" . PloMm
540 Price Avenue
Redwood City, CA 94063
650/482-6300
650/482-6399 (FAX)
Subject EXHIBIT B: PARCEL TWO
ST JOSEPH'S SEMINARY
Job No 960069-10
By RCŠ Dote 10/27/97Chkd.~
SHEET 2 OF 2
z..o
Exhibit B
Land Use/Community Character
2-15
.
Policy 2 : Residential Street Improvements
.
a semi-rural appearance with residential street improvements.
Preserve exist g neighborhood landscaping features during redevelop-
ment. Emphasi on-site parking instead of street frontage parking.
II
Allow mixed-use devel ment within the area bounded by Granada Av-
enue, Stevens Creek Blvd., Orange A venue and the SP right of way to rely
on public parking on Pasad a and Imperial avenues to meet the off-street
parking needs for the comme . al part of the project.
.
Policy 2-12: Storefront Appearances
Require commercial and office struc es to exhibit a traditional storefront
appearance to the public street. Requ e buildings intended initially for
office use to be designed to accommodat future entrances from the side-
walk for retail shops. Do not permit the bu' ding to be separated from the
public sidewalk by extensive landscaping or ges
in elevation.
LANDS OF THE DIOCESE OF SAN JOSE
Function: This area has unique characteristics which . ~ )
define the areas suited for development as well as ~~ ~ (
the areas appropriate for open space uses. Areas - ~ .J
with the least environmental constraints can func- . I
tion as residential uses. Those with the most con- . .,~
straints, such as steep slopes, high vegetation and .
wildlife value, and are visually sensitive, etc., function
as wildlife habitat. private and public open space and
recreational areas.
Lands
oflhe
Diocese
of San Jose
Locstlon: Bounded by Interstate 280, Cristo Rey Drive,
Stevens Creek Boulevard.
SEE I-GPA-93
Development Activities: Residential, private and public recreation, cemetery, as located
in the map for the Diocese Special Planning Area.
Building Heights: See RHS regulations (Section 19.40 of the zoning ordinance) except
as designated on the Land Use Map for this area.
Development Guidelines:
Land Use Intensity
Regulate residential land use intensity through a planned development zoning district.
11/95
THE CUPERTINO GENERAL PLAN
2-16
Land Use/Community Character
Access
Access to residential development shall be as shown on the Land Use Map. Exact align-
-ments shall be determined at the project development stage. Pedestrian and bicycle
traffic shall be allowed on emergency access routes. Access other than for emergency,
pedestrian and bicycle use to St. Joseph A venue shall be precluded through such tools
as an easement and project design.
Riparian Corridor Protection
Development activities shall be located 100' from the edge of the riparian vegetation,
and open space easements are required which restrict uses within 100' to maintain
existing conditions. Fencing of lot lines shall not interfere with wildlife movement.
Tree Protection
Retain trees on the Seminary parcel according to the following schedule: Retain the
healthy native trees. Retain as many non-natives as possible- Retain trees near the
riparian zone and wild lands of San Antonio County Park and the deodor cedars in
the center of the site. (Refer to Thomas Reid report of 5/24/95, items 3 & 4.) Retain
the dead trees in the retention basin where feasible. Provide a realistic balance of ex-
isting and replacement trees, as outlined below. Require bonds to protect specimen
trees during construction.
Retain as many mature trees as possible to continue the tree canopy as a backdrop for i'
the new houses.
Retain the existing tree screen on the Seminary and along the creek or provide replace-
ment landscaping buffers adjacent to and in the viewshed of the Park and Open Space
preserve to the extent feasible.
Eucalyptus groves may be removed unless retention is needed for a specific reasons,
such as visual screening or wildlife habitat. If retained, they could be considered fDr
removal at the time that new visual screening or native vegetation has matured.
Mature trees which are diseased or unsafe may be removed under the guidance of a
registered arborist. Replace each oak removed with five of the same species. If oaks
are retained, develop an oak woodland management plan.
Wildlife Protection
Preserve all oaks 19" dbh or greater for protection of the Pallid bat if determined to be
present.
If tree removal is required, remove outside of nesting season.
Time the demolition of the Seminary building when bats are least likely to be present.
Design development to avoid affecting the hydrology of the seep. as indicated in the
land use map. Demarcate the buffer area with a fence that allows wildlife movement.
Should it be needed to protect the red-legged frog, install an amphibian culvert under
the residential road that crosses the wildlife corridor leading to the freshwater marsh.
THE CUPERTINO GENERAL PLAN
1'195
Potential Detenlion Basin Area
Emergency Access
<iI.. (Emergency Vehicles.
Peeestnans. and a'cyclisls)
Single 510"1 Homes
Firsl Row Next
to Park
Land Us. Summary
Total Open Space
(Public and Private)
Totai Development
Envelope Area
and New ROW.'s
Total Site
Land Use/Community Character I
2-17
Ac. %ofTotal Dwelling Unit Summary Max. Units
155.7 75% (Min) Residential Mea I 95.
Residenlial Area 2 12
53.2 25% IMax) Residenliai A,ea 4 19
Residential Area 5 62
- -
2DB.9 100% Maximum Tolal 178.
. The maximum overall unit counl tor 1I1e Planning Araa is 178 dwelling umls. including
the unils requiree by the Below Marl<et Rate program, The maximum unit counts tor
the indilridual Residential Areas are shown above. wh~h exceed the total 01 178 units
to allOw tor lIexibility at 1I1e project stage. Residential Meas I and 4 a,e the areas that
have been identified as potentially containing affordable housing as requored by the
Housing Mitigation Procedural Manual.
Gorpyerd Use
Easement
. ResJdential Development Areas
include 1I1e development envelopes.
pnvate open space. and ell new
paved roadways as well as 1I1e
ponions ot the right of way that are
not included in the linear pari<.
Land Usa
Residential {DevelOpment Envelope Areas and New ROW,'s (max):
Development Areas. Private Open Space Im'n):
Total Residential Developmenl Areas:
Publ~1y Accessible {Lands Dedicated to a Public Agency:
Open Space Linear Pari< Meas:
Total Publicly Accessible Open Space (min):
Total Site
Lands of the Diocese of San Jose Special Planning Area.
11/95
Visually Sensitive Mea
Potential Detention Basin Area
Doainage and Slope Protection Area
Single St°"l Homes Fi..t Row Next to Cristo Rey Drive
~ _Æ...~=-
U "##.P'.P',#
AI:. % of Total
53.2 25%
18.3 9%
71.5 34%
127.2 61%
10.2 5%
137.4 66"1.
208.9 100%
LEGEND
D PublicallY Accessable
Open Space
~ Wildlile. Riparian. and
L:::.d Doainage Setback Areas
. Special Use Areas
E3 Single SIC"I Height
E3 Um,tat,on Areas
[]]]ill EMF Setback Areas
¡¡:¡¡¡¡¡¡¡ Visually Sensitive Areas
mI!EI Single Sto"lISplit Level
Buildings Subject 10
AocMectuoal Review
THE CUPERTINO GENERAL PLAN
2-18
Land Use/Community Character
Increase the forage value of remaining grassland habitat on the Cristo Rey parcel to ben-
efit raptors by developing a habitat management plan, for both the grassland and wet-
land areas.
Provide two wildlife corridors in the Cristo Rey development area, with a minimum
width of 150 feet between Cristo Rey Drive and the development tot he southeast and
a 100-150 foot minimum between the two development areas. as shown on the map
for the Diocese Special Planning Area.
Vegetation Protection
Emphasize native plant materials and avoid invasive landscaping materials.
Emphasize drip irrigation systems.
WsuatCons~e~üons
Provide landscaping and possibly berms to screen new houses from the park. public
roadways, and existing development, while retaining the natural setting and views as
much as possible.
At the zoning stage, consider an architectural review procedure. The architectural
design will incorporate elements of Cupertino's traditional historic residences. The
homes will include classic craftsman and ranch style elements to create a unique rural
atmosphere. Porches and other design concepts that foster enhanced neighborhood
interaction shall be incorporated. The residential structures shall take on the appear-
ance of homes built with traditional materials that can weather over time and blend
into the natural surroundings. Careful native landscaping within the linear park ar-
eas and all buffer zones shall be a part of and enhance the architecture.
..
i;
Select roof and wall materials and colors to blend with the background.
Architectural profiles and grading should conform to and be subordinate to the exist-
ing landform.
Landscaping shall be provided to screen the water tank, and the tank shall be painted
a natural and non-reflective color.
Parks and Open Space
Provide public and private open space as shown on the Land Use Map. Public open
space areas appropriate for City ownership may include the Cristo Rey area (historic
knoll and red-legged frog habitat area). Appropriate areas for County ownership may
be the buffer area west of the cemetery and riparian corridor area and hillside area
southwest of the cemetery. Specific ownership boundaries, public access and uses shall
be determined prior to or concurrent with the project development stage. Public open
space shall consist of approximately 65% of the land. Passive uses. such as trails or
vista points, are likely open space uses. Transfer of the public property to any other
public entity acceptable to the City Council shall occur prior to recordation of the fi-
nal map. To assure park use, the City shall be given the right of first refusal for no
value if the agency to which it is transferred disposes of the property. Private open
space shall be secured by tools such as dedication of development rights or a private
open space zoning district.
THE CUPERTINO GENERAL PLAN
11/95
Land Use/Community Character
Purchase of public open space shall be pursued. should it not be volunteered as part
of the project.
A neighborhood park may be considered for the property. At a minimum, tot lots or
play apparatus areas shall be located in both the Seminary and Cristo Rey areas.
Direct development away from the Williamson Act parcels until the contract's non-
renewal period expires or is canceled.
Proximity of Devetopment to Cemetery
Consider the proximity of residential development to the cemetery to minimize intru-
sion on the cemetery use.
Grading and Geology
All site development activities shall comply with the City's grading ordinances unless
modified through a planned development agreement.
Conduct site specific seismic and slope stability studies for roadways and structures
at the project stage.
Restrict grading during the rainy season to reduce erosion. If unavoidable, implement
erosion control measures.
Drainage
A final drainage study and improvement plan shall be required at the project stage.
A flood detention basin should be incorporated into the project designed to minimize
affects from runoff during large storm events.
Housing
Conformance to the Housing Mitigation Manual is required, except that affordable
housing units shall be provided on site and shall be duet-style units. These units shall
be counted in the total of 178 units.
Public Services
A 2 million gallon water tank shall be provided for the project, in conjunction with the
City of Cupertino's water needs. Other locations or means to reduce visual impacts
to less than significant shall be explored. Tank height shall not exceed 30 feet, wùess
not visible, the top of the tank must be at least 623:t elevation, and tank edges shall be
rounded.
Participation in off-site improvements, as they relate to project impacts, may be required
at the project level.
Historic House
Investigate possible historic preservation status or use for the Snyder house located in
the southeast portion of the property.
Electromagentic Fields
A setback of 1S0 feet from the centerline of the transmission lines to building enve-
lopes shall be maintained.
11/95
THE CUPERTINO GENERAL PLAN
2-19
.
~'Of
Cuperti1io
Exhibit C
City Hall
10300 Tom: Avenue
Cupertino. CA 95014-3255
Telephone: (408) 777-3223
FAX: (408) 777-3366
OFFICE OF THE CITY CLERK
December 17, 1997
Steve Zales
O'Brien Group
2001 Winward Way, Suite 200
San Mateo, California 94404
CITY COUNCIL ACI10N- APPLICATIONS 6-U-97, 4-TM-97, S-Z-97, 2-DA-97 AND .lS-EA-
97 - STEVE ZALES/O'BRIEN GROUP (DIOCESE OF SAN JOSE) - PUBLIC HEARING TO
CONSIDER A DEVELOPMENT AGREEMENT FOR THE FOLLOWING: USE PERMIT TO
CONSTRUCT 178 RESIDENTIAL UNITS AND ANCILLAR.Y IMPROVEMENTS ON
APPROXIMATELY: 67 ACRES OF THE 212 ACRE PROPERTY; TENTATIVE MAP TO
SUBDIVIDE APPROXIMATELY 67 ACRES OF THE 212 ACRE PROPERTY INTO 178
LOTS; REZONING APPROXIMATELY 67 ACRES OF THE 212 ACRE PROPERTY FROM
AGRICULTURE (A) ZONE AND QUASI-PUBLIC (BQ) ZONE TO PLANNED
DEVELOPMENTIRESIDENTIAL !PIRES) ZONE AND 145 ACRES FROM AGRICULTURE
(A) TO PUBLIC PARK OR RECREATION (PR) ZONE; PROPERTY IS LOCATED SOUTH
OF 1-280 AND WEST OF FOOTHILL BOULEVARD AND RANCHO SAN ANTONIO
COUNTY PARK AND STEVENS CREEK BOULEVARD (APNS 342-05-054, -056, -059, -060
AND 342-52-003
At the regular meeting of December 1, 1997, the Cupertino City Council granted a mitigated negative
declaration and approved these applications per Planning Commission Resolution Nos. 4849, 4850,
4851, and 4852, with amendments. A minute order was approved which directs staff to contact the
City of Los Altos to ask for consideration of providing improved emergency access for ambulances and
reconsideration of their decision regarding opening St. Joseph Avenue to through traffic. Council
stated that the developer must agree not to impede the City's attempts to come to an agreement with
the City of Los Altos. Copies of the minute order and applicable ordinances are enclosed. The
conditions of approval are as follows:
Application No. 2-DA-97:
SECTION ill: CONDmONS OF APPROVAL
1. Section 13.2 shall be removed.
Pnnted on RecvcIed Pane'
Auulic.non No. 4-TM-97:
SEÇfION III: CONDmONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS .
The recommendation of approv8I is based on Sheet 1 dated November 3, 1997, Sheet 2 dated
June 4, 1997, and Sheet 3-19 dated November 3, 1997, except as may be amended by the
conditions contained in this resolution.
2.
NOTICE OF FEES. DEDICATIONS. RESERY ATIONS 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 Seètion 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 ftom later challenging such exactions.
3.
GRADING TO FOLLOW EXISTING CONTOURS
Tops and bottoms of all slopes shall be rounded to blend with the existing contours.
4.
TREE PROTECTION
The applicant is required to retain trees as shown on Sheets L8-L14 dated June 1997. A bond in
the amount of 5100,000 shall be placed to assure maximum protection of said trees during
construction. 550,000 shall be retained specifically for oak tree protection, and 550,000 for all
others. .
The Tree Protection Plan as described by HortScience's March 1997 Tree Report shall be
implemented. The Tree Protection Plan will include an oak management plan for the individual
property owners, which will be incorporated into CC&Rs. An internationally certified arborist
shall be retained to supervise tree protection. The arborist shall submit two reports to staff
assuring that 1) tree protection devices are adequate prior to issuance of any demolition, grading
or building permit; 2) trees were adequately protected during construction prior to issuance of
final occupancy permits. Prior to issu.aIi.ce of a final occupancy permit of the first home in each
area, an internationally certified arborist shall conduct a site visit to observe the protected trees.
The bond may be released upon staff review of the final arborist report.
5.
PARK MITIGATION
Park mitigation will be consistent with the Development Agreement.
6.
INGRESSIEGRESS EASEMENTS
The applicant shall provide an appropriate recorded ingress/egress easement, subject to approval
of the City Attorney. for all roadways, including emergency access roads, which traverse
properties in separate ownership. The emergency road crossing at Stevens Creek Blvd. shall be
at grade. The applicant shall use reasonable best efforts to secure a formal agreement for crossing
of the railroad right of way.
2
7.
EMERGENCY VEmCLEIPEDESTRIANIBICYCLE ACCESS
A deed restriction shall be recorded for all emergency vehicle, pedestrian and bicycle access
easements which limits access to these uses. Continued access to the cemetery corporation yard
via Stevens Creek Boùlevard shall álso be permitted. The Stevens Creek Boulevard access shall
be constructed as part of the initial development phase. The two other emergency accesses shall
be constructed at the time of development of Areas I and-4, respectively. Pedestrian and bicycle
access to the emergency access road between Cristo Rey Drive aÌ1d Area 4 shall be added. All
emergency access roads will be maintained by the City of Cupertino, except through the cemetery
and through the Forum development. All emergency access gates shall comply with fire
department requirements
8.
UTILITY EASEMENTS .
Utility easements for the project shall be provided on the dedicated park lands.
9.
DETENTION BASINS
The detention basin in Area 1 will be located in the panhandle area, ùnless an alternate location is
.selected agreeable to the City and County prior to recordation of the final map. The applicant
will solicit co=ents from Santa Clara County Parks and the Midpeninsula Regional Open
Space District prior to submittal of final designs of the detention basins not currently in County
Parks ownership. The City will have the ultimate decision making authority on the design.. AIly
basin proposed on County Parks land will be approved by County Parks. All basins will be
maintained by the City.
10. GEOTECHNICAL REOUIREMENTS
The reco=endations of City's geologist, as stated in their letter of May 28, 1997, shall be
performed prior to issuance of grading or building permits. .
11. Wll..LIAMSON ACI' CANCELLATION
The Williamson Act contract shall be canceled on the affected parcels prior to issuance of
building permits and recordation of a final map affecting those areas.
12. ARCHAEOLOGICAL RESOURCES
In the event any buried prehistoric materials are uncovered, work in the general vicinity shall stop
until the discovery has been inspected and evaluated by a qualified archaeologist.
13. CONSTRUCTION HOURS
The first houses constructed shall generally be the houses next to the Forum. The construction
(as defined in Chapter 10.48 of the Cupertino Municipal Code, but including demolition) hours
for those homes which have construction that generates noise off-site shall be..8:00 a.m. to 6:00
p.m. on weekdays and 10:00 a.m. to 6:00 p.m. on weekends for the first row of houses near the
Foruinlseminary, except as needed for the performance of emergency work. For all other
construction,'including the homes next to the Forum, the hours shall be 7:00 a.m. to 8:00 p.m. on
weekdays and 8:00 a.m. to 8:00 p.m. on weekends. Deliveries shall be limited to construction
hours and the developer shall provide a telephone number where residents may phone in
complaints. These construction hours will be reviewed as necessary and may be modified.
14. VESTING TENTATIVE MAP NOT APPLICABLE
AIly approved sheets referred to as "vesting tentative map" shall be considered "tentative map."
3
15. PHASING OF DEVELOPMENT
Development/final map recording may be processed individually for Areas 1 (two phases), 2, 3,
and 4.
16. PRIVATE OPEN SPACE AND LINEAR PARKS .
Use of private open space areas shall be restricted through CC&Rs in the following manner: No
structures (e.g., buildings, pools, sport courts, retaining walls) are allowed. Landscaping
approved as part of the development approval shall be retained and maintained by the property
owner. The landscaping plan shall be modified to consider the substitution of native for some
non-native plants. The final plan shall be approved by City staff. The applicant shal1 fund a
landscapeconsu1tant selected by the City to assist in the review of the modified landscape plan.
Additional native trees or plant material'may be installed by the homeowner in private open space
areas if they are native, drought tolerant, will not create a fire hazard and are not invasive. An
approved list of plant materials proposed by the applicant's landscape architect will be included
in the CC&Rs. If irrigation is used, it shall be drip or bubbler irri~a~on. Open spaces adjacent to
park lands in Areas 3 and 4 adjacent to grasslands shall consist of a 30 foot fire break area, to be
maintained by the property owner. The fire breaks will be a continuous band, free of any
structures or fencing. The' Santa Clara County Fire Marshal's office will perform weed
abatement services in the fire break areas on a schedule to be determined by the Fire Marshal.
Funding of the servicès will be provided by the benefiting private property owners, through a
method to be determined by staff. No gates are permitted between the private and public open
. space, unless agreed to by Santa Clara County parks. If not agreed to, no landscape screening
outside the fences is required. In areas with open perimeter fencing, no solid rear yard fencing or
solid landscaping is allowed to demarcate the boundary between the developed yard and private
open space. Only open fencing is allowed between the developed yard and private open space,
perpendicular to perimeter fencing. All open fencing shal1 be painted with dark, flat paint. No
penned animals shall be kept in the private open space. The applicant shal1 dedicate development
rights in the private open space areas to the City of Cupertino, the document to be prepared by the
applicant and approved by the City Attorney prior to final map recordation.
The linear parks are included in the individual lots, not in the right of way. The right-of-way
shall be 28'. The applicant shall insert into the CC&Rs the following language: "A public access
easement is hereby dedicated to the City. The property owner is solely responsible for
maintaining the landscaping and sidewalk on the lot, which shall be maintained consistent with
the street tree plan."
If any property owner fails to maintain the 1andscaping and sidewalk consistent with the street
tri:e plan, then any other property owner in the development may maintain it and shall be
reimbursed from the other property owner for the costs of said maintenance. The enforcement of
these landscaping requirements and the collection of any reimbursement thereunder shall not be
the responsibility of the City.
17. PUBLIC OPEN SPACE
Areas designated as public open space and proposed as alternative neighborhood park shall be
transferred to Santa Clara County, Parks and Recreation Department. An agreement regarding
said dedication of open space shall be executed so that the transfer may occur after recordation of
the final map. The County, the developer and the City shall enter into this agreement regarding
acceptance of the dedicated open space prior to the recordation of the first phase of the final map.
4
Acceptance of dedication of the public open space lands by the COmity will occur upon complete
implementation of the Phase One Hazardous Materials Assessment Remediation and as follows:
First phase: Cemetery area, west hillsides (Area A) on attached site pIan, accepted after
recording of first phase of subdivision map; upon fencing of new cemetery bomldary, corporation
yard, Snyder house (fencing to meet same standard as current cemetery fencing); upon demolition
. of the bam west of the cemetery property; upon completion of regrading of the northwest area
within the cemetery to be used for future cemetery; and upon written agreement regarding utility
anà access easements.
Second phase: Adjacent to development Area 1 (Area B) on attached site plan, accepted upon
demolition of bunk house, detennination of location of detention pond in that area, installation of
applicant proposed fences (7' high, 4x4 wire) at mutual bomldaries, except that a split-rail type
fence may be located along the access road between Cristo Rey Drive and Area I; upon
installation of new fencing at new park bomldaries; and upon writtc;n agreement regarding utility
and access easements.
Third phase; Adjacent to development Areas 3 and 4 (Area C) on attached site plan, accepted
availability of water for fire protection and securing of the development perimeter with applicant
proposed fences (7' high, 4x4 wire); and upon written agreement regarding utility and access
easements.
The areas designated as "Neighborhood Park" shall be included in the lands dedicated to the
COmitY.
SECTION IV: CONDmONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT
18. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance with City
Standards and specifications and as required by the CitY Engineer. All cul-de-sac radii shall be 36
feet. .
19. CURB AND GUTI'ER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades
and standards as specified by the CitY Engineer.
20. 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.
21. FIRE HYDRANT
Fire hydrants shall be located as required by the City.
22. .TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
5
23. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08
of the Cupertino Municipal Code. Rough grading of all roads and individual lots, and the
. installation of erosion control measures; shall occur prior to road acceptance.
24. DRAINAGE .
Drainage shall be provided to the satisfaction of the City Engineer. Surface flow across public
. sidewalks may be allowed. Development shall be served by on site storm drainage facilities
connected to the City storm drainage system. .
25. UNDERGROUND UTll..ITIES
. The developer sha1l comply with the requirements of the Underground Utilities Ordinance No.
331 and other related Ordinances and regulations of the City of Cupertino, and sha1l coordinate
with affected utility providers for installation of underground utility devices. The developer shall
submit detailed plans showing utility underground provisions. Said plans sha1l be subject to prior
approval of the affected Utility provider and the City Engineer.
26. IMPROVEMENT AGREEMENT
The 'project developersha1l enter into an. improvement agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees, storm
diain fees, park dedication fees and fees for undergrounding of utilities. Said agreement sha1l be
executed prior to issuance of construction permits.
a. Checking & Inspection Fees:
b. Development Maintenance Deposit:
c. Storm Drainage Fee:
d. Power Cost:
e. Map Checking Fees:
f. Reimbursement Fee:
g. Park Fees:
$ 5% of Improvement Cost or $1,744.00 minimum
$3,000.00
$1,290 x 79.9 Ac. = $103,071.00
$75.00 per street light
$419 + [(178-4)*(9)] = $ 1,985.00
To be determined prior to recordation of final map
Per Development Agreement
The fees described above are imposed based upon the current fee schedule adopted by the City
Council. However, the amount of 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. Reimbursement fees to be
determined prior to recording of final map.
27. REIMBURSEMENT AGREEMENT WITH FORUM
Prior to recordation of the final map, the Director of Public Works sha1l determine an amount to
reimburse Forum for improvements pursuant to the Reimbursement Agreement between the
Forum and the City executed May 16, 1990. Payment sha1l be made prior to issuance of the first
residential building permit. Should the affected parties disagree with the determination, the
applicant shall pay the amount determined and the City immediately will file legal action with the
Courts to determine the proper amounts of distribution. The amount will include reasonable
offsets for benefits provided to the Forum.
6
28. TRAJ'oISFORMERS .
Electrical tranSformers, telephone vaults and sinùlar above ground equipment enclosures shall be
screened with fencing and/or landscaping or located underground such that said equipment is not
. visible from public street areas, subject to staff approval.
29. DEDICATION OF WATERLINE
The developer shall execute a quitclaim deed for underground water rights to Cupertino Water
. and .shall reach an agreement with Cupertino Water for water service to the subject development.
30. BEST MANAGEMENT PRACTICES
, Utilize Best Management Practices (BMPs), 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. Provide Sediment & Erosion Control Plan along with the
specifications for re-vegetation.
31. NOTICE OF INTENT
The applicant must file a Notice of Intent (NOI), as required by the State Water Resource Control
Board, for all construction activity disturbing 5 acres or more of soil. The permit requires the
development and implèmentation of a Storm Water Pollution Prevention Plan (SWPPP) and the
utilization of storm water BMPs. .
ADDlication No. S-Z-97:
SECTION ill:
DEPT.
CONDmONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
1.
APPROVED EXHIBITS
Reco=endation of approval is based on Zoning Plat Map (Exhibit A) except as may be
amended by the conditions contained in this resolution.
2.
OPEN SPACE
"Neighborhood Park" shall be "Public Open Space."
3.
COMPLIANCE WITH ACCESSORY STRUCTURE ORDINANCE
Modifications to the approved plans aÌe allowed if in compliance with the accessory structure
ordinance and do not conflict with other provisions in the Use permit or tentative map.
4.
PERMITTED AND CONDmONAL USES
Permitted and conditional uses found in the R-1 ordinance shall pertain to this development.
ADDlication No. 6-U-97:
SECTION ill: CONDmONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1.
APPROVED EXHIBITS
The reco=endation of approval is based on Sheet 1 dated November 3, 1997, Sheet 2 dated
June 4,1997, and Sheets 3-19, dated November 3,1997; House Plans 1 through 6 and BMR Plan
dated 6/9/97 and as revised with 33' deep garage, Plan 7 dated 6/18/97; Material Board and Color
7
Board dated 712R/97; and Landscaping Plans L-l through L.7 dated June 4, 1997, and L-g
through L-14 dated June, 1997, except as may be amended by the conditions contained in this
resolution.
2.
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.
3.
GRADING TO FOLLOW EXISTING CONTOURS
.Tops and bottoms of all slopes shall be rounded to blend with the existing contours.
4.
TREE PROTECTION
The àpplicant is required to retain trees as shown on Sheets L8-Ll4 dated June 1997. A bond in
the amount of $100,000 shall be placed to assure maximum protection of said trees during
construction. $50,000 shall be retained specifically for oak tree protection, and $50,000 for all
others.
The Tree Protection Plan as described by HortScience's March 1997 Tree Report shall be
implemented. The Tree Protection Plan will include an oak management plan for the individual
property owners, which will be incorporated into CC&Rs. An internationally certified arborist
shall be retairied to supervise tree protection. The arborist shall submit two reports to staff
assuring that 1) tree protection devices are adequate prior to issuance of any demolition, grading
or building permit; 2) trees were adequately protected during construction prior to issuance of
final occupancy permits. Prior to issuance of a final occupancy permit of the first home in each
area, an internationally certified arborist shall conduct a site visit to observe the protected trees.
The bond may be released upon staff review of the final arborist report.
5.
COVENANTS. CONDmONS AND RESTRICTIONS DOCUMENTS
Covenants, conditions and restrictions documents shall be created to implement all conditions of
approval which affect individual property owners. The document shall be approved by the City
Attorney and recorded prior to recordation of the final map.
6.
WILDLIFE PROTECTION
A qualified ornithologist will conduct a survey for nesting raptors prior to construction during the
raptor nesting season (February through July). The omithologist will determine the extent of
zones around active raptor nests, within which no construction activities, including tree removal,
will take place during nesting season. The United States Fish and Wildlife Service and California
Department of Fish and Game will be notified of any raptor nests identified in the survey. The
mitigation measures proposed in LSA Associates, March 26, 1997 "California Red-Legged Frog
Mitigation Plan" shall be implemented, except that the requirement for a solid base to rear yard
fences is eliminated and an informational brochure will be prepared regarding the importance of
protecting the frog and its habitat.
8
7.
PRIVATE OPEN SPACE AND LINEAR PARKS
Use of private open space areas shall be restricted through CC&Rs in the following manner: No
structures (e.g., buildings, pools, sport courts, retaining walls) are allowed. Landscaping
approved as part of the development approval shall be retained and mamtained by the property
owner. The landscaping plan shall be modified to consider the substitution of native for some
non-native plants. The final plan shall be approved by City staff. The applicant shall fund a
landscape consultant selected by the City to assist in the review of the modified landscape plan.
Ad;iitional native trees or plant material may be installed by the homeowner in private open space
areas if they are native, drought tolerant, will not create a fire hazard and are not invasive. An
approved .list of plant materials proposed by the applicant's landscape architect will be included
in the CC&Rs. If irrigation is used, it Shall be drip or bubbler irrigation. Open spaces adjacent to
park lands in Areas 3 and 4 adjacent to grasslands shall consist of a 30 foot fire break area, to be
maintained by the property owner. The fire breaks will be a continuous band, free of any
structures or fencing. The Santa Clara County Fire Marshal's office will perfonn weed
abatement services in the fire break areas on a schedule to be determined by the Fire Marshal.
Funding of the services will be provided by the benefiting private property owners, through a
method to be determined by staff. No gates are permitted between the private and public open
space, unless agreed to by Santa Clara County parks. If not agreed to, no landscape screening
outside the fences is required. In areas with open perimeter fencing, no solid rear yard fencing or
solid landscaping is allowed.to demarcate the boundary between the developed yard and private
open space. Only open fencing is allowed between the developed yard and private open space,
perpendicular to perimeter fencing. All open fencing shall be painted with dark, flat paint. No
penned animals Shall be kept in the private open space. The applicant shall dedicate development
rights in the private open space areas to the City of Cupertino, the document to be prepared by the
applicant and approved by the City Attorney prior to final map recordation. .
The linear parks are included in the individual lots, not in the right of way. The right-of-way
shall be 28'. The applicant shall insert into the CC&Rs the following language: "A public access
easement is hereby dedicated to the City. The property owner is solely responsible for
maintaining the landscaping and sidewalk on the lot, which shall be maintained consistent with
the street tree plan."
If any property owner fails to maintain the landscaping and sidewalk consistent with the street
tree plan, then any other property owner in the development may maintain it and shall be
reimbursed from the other property owner for the costs of said maintenance. The enforcement of
these landscaping requirements and the collection of any reimbursement thereunder shall not be
the responsibility of the City.
8.
PARK MITIGATION
Park mitigation will be consistent with the Development Agreement.
9.
TOT LOTS
The two tot lots will be designed and built by the applicant and each shall be completed prior to
occupancy of50% of the homes in Area 1 and Area 4, respectively. The developer will pay for
any maintenance of the tot lots until there is 50% occupancy. Development plans shall be
approved by the City's Director of Parks and Recreation. They shall be designed primarily with
9
landscaping and play areas for children 10 years and younger and will not have rest rooms, sport
courts or fields, barbecue areas or picnic tables. Each tot lot shall be designed to include the
following elements:
Appropriate combination of turf and plant material
Automated irrigation
Pathways
Drinking fountain
Play structures: Each tot lot shall include a play structure appropriate for elementary aged
children. To the extent possible, a separate structure or apparatus for pre-school aged children
shall be included. At a minimum, each structure should include opportunities for climbing,
sliding and swinging. Each structure shall be ADA, CPSC and ASTM compliant.
Bike rack
Benches
Trash containers
The City shall maintain them at its cost, up to the standards of other public city neighborhood
park facilities. .
10. INGRESSIEGRESS EASEMENTS .
The applicant shall provide an appropriate recorded ingress/egress easement, subject to approval
of the City Attorney, for all roadways, including emergency access roads, which traverse
properties in separate ownership. The emergency road crossing at Stevens Creek Blvd. shall be
at grade. The applicant shall use reasonable best efforts to secure a formal agreement for crossing
. of the railroad right of way.
11. EMERGENCY VEHICLEIPEDESTRIANIBICYCLE ACCESS
A deed restriction shall be. recorded for all emergency vehicle, pedestrian and bicycle access
easements which limits access to these uses. Continued access to the cemetery corporation yard
via Stevens Creek Boulevard shall also be permitted. The Stevens Creek Boulevard access shall
be constructed as part of the initial development phase. The two other emergency accesses shall
be constructed at the time of development of Areas I and 4, respectively. Pedestrian and bicycle
access to the emergency access road between Cristo Rey Drive and Area 4 shall be added. AIl
emergency access roads will be maintained by the City of Cupertino, except through the cemetery
and through the Forum development. AIl emergency access gates shall comply with fire
department requirements
12. STREET PARKING
Parking on internal streets is permitted on one side of the street. On-street parking regulations
will be strictly enfo:ced to reduce impacts from increased park use by providing appropriate no
parking signs and by patrolling, especially on weekends.
13. SINGLE STORY AND SPLIT LEVEL HOMES
Lots 1-64 to 1-71, lots 1-22 -23, 1-25 to 1-30, and Lots 3-1, 3-2 and 3-20 shall consist of single
story homes. All lots in Area 2 shall consist of single story or split level homes, except lots 2-1
to 2-5 and 2-12 shall consist ofsingle story, flat pad development.
14. DEVELOPMENT STANDARDS
Minimum development standards shall be those shown in Exhibit 14A. Modifications to the
approved plans are permitted if in conformance with these standards.
10
I
EXHIBIT 14A .
DIOCESE OF SAN JOSE PROPE~TY. 212 ACRES
CUPERTINO, CALIFORNIA
PLANNED DEVELOPMENT ZONING DISTRICT
ITEM
DESCRIPIION
TM/PD DEVELOPMENT PLAN
Neighborhood Area
2--T----3--
- - - 1---" --l
,------' 4-
...!.OO
1.10
-1.20
1.21
1.22
T3õ
I 1.40
CommunitY Ani. 5
lot Dimensions
Lol Areas (minimum) 8
Lol Wldlhs -
Reclangular Lol. (mklimumeiiicîñi š-eïïïâëii'- ..---
___lne) - ---
Pie Shaped Lol. on CuI.de-seca or
Knuckle. (al fronl .elb8c~ ~!!!)
Lol Coverage (maxlmul1!l
Floor Area Rello (maximum)
40%
I
,
i
-- - ----- --------
----------,-
----
20,00051
10,00051
20,000 51
---"--------- -..
- . --.. - ----- -
-_.-- --- ---,-
".--.
- -- ---
-.--
---.---,---
70 leel
70 leel
70 leel
- --
--
" -
--.---
- u-
70 leel
70 leel
70 leel
~~..~ -~ _~I.- -. 11j~
-4"õ'¡' . , . .¡öõ¡.
- '¡¡j%"iôïlši1ii-;ÕõOsi, !'¡Õ% for Ei1Ö,OOOsl, ,--
59.59.llor each 59.5951 lor each
..1!!!!!!!!!!Y!! H!.!!( Q~! , I!!QQ~! C!Y!!! H!.!!!!!!~!
(~~ I Selbeck. (minimum 10 p!!!P'!!~ ~~~) 1.3 ~ ~: ]- ~_.~. .
Front, 1s1 Floor ( porches and bev windows
-- ~!.IJ !!!!1!!!!~!! !!! !!!!!!,ck)
Side, Is1 Floor (lire pieces end bev 51eel one side, 10
windows cen encroach In selbeck) leel olher side
-t~~ ~lreel Slde.jsl Floor Corn!!r L~I: ..-.- -. - ~-~Q !~~!
1.54 Reer 25 leel
-nr Fronl. 2nd Floor .- - =.~::. :- _'::"=J~ !~~!. .-
1 56 Side, 2nd Floor (lire plecesend bev 10 feel one side. 15
. - .. windows £!!!.!!!1crO!~" !n s~!b8~~1 I!!! o",!!! side
_1.~! Slreel Side, 2nd Floor Corner Lo! 20 leel
-~,QQ Bullciln..s
-.
."
..
--
1.51
30 leel
30 feel
30 leel
10.00051
--
70 leel
-
70 leel
WI!:
40%
--
-
m
30 leel
1.52
10leelbolhsldes ' 10feelbolhsldes . 5leeloneslde.10
I _I leel Olh~~~lde
i
~~!!!!
-30 feel
.. ~~!~j"-
15 feel
~O ¡eel
20 feel 20 feel
- :¡Õ iêêi- - 25 iêêi
- ~~ ¡ii~L - ~= :_~ - ~~ ¡~~ .-
151e~1 10 feel one side, 15
feel ol!!e!~lde
20 leel
20 ieel
-.
2.10
Number of Slories (mexlmlJm)
ïwo,excepllolsl-22,' oiiëïoilols2-1 Iwo,exceplonelor;
1-23,1-25101-30and Ihrough 2-5 end 12, 10Is3-1.3-2.&3,19 I
1-64101-71 !p!!!!!!Y!!!!!!m~'", - -" ----1'-"
-=~~2~-!ëél-' ~!!!!!!!.. 301eel- - --"
~@ Helghl (mexlmum from I!r!lP.~siid~!,,!i!!~1~iiî
3.00 Slreel Dimensions
i1õ" Neighborhood ~!!!!eclo!:
3.1! Pubic Acc!!s ø!!!!.~lility Width
3.1~ RoødwaVWldlh.- ..
3.13 Llneer Perk Wldlh (11!InImum): - . --
Sldewølk Side
-
60 feel
281eel
60 feel
~iI ¡ëei
60 leel
281eel
-
--
20 leel
27 leel2
20 leel
- -
..-
--
October 30,1997
Iwo
28 feel
- --
60 leel
28 feel
20 leel/27 leel;
Below Markel Rate
- - - .Quels -
8.000 Sî lolallor the
~lJ~1
70 leet
70 feel
--
40%
45%
30 leel
20 leel on garage
side. 10 leel olher
~I~~
151eel
:žÕ iëêi
3õiêëi
10 feel
151eel
Iwo
28 feel
ITEM
. DESCRIPTION
EXHIEnr 14A
DIOCESE OF SAN JOSE PROPERTY. 212 ACRES
CUPERTINO. CALIFORNIA
PLANNED DEVELOPMENT ZONING DISTRICT
TM/PD DEVELOPMENT PLAN
Neighborhood Area
Below Markel Rale
- I?!!!I~_-
1
Non-Sldewelk Side 12iëëi
3.2~ Nelgti¡'orh.!!~~!!I:Q!':~ac: . ------.-- --. ...
111. _-f!!I!~!!.~cce!!'!!'!~~!I!l\YWldt~_- -_.~Q!!!!_._-~ 50 feel
_3.22 -..--. RO!!~~yw..I~!~. '-"--- --_.~~!!!L. .-.- ~!L
3.23 Llneer Park Width:
--- - . - . ... .. "h --.. -Sidewalk Side -- - .14 feet. ---- 14 feeï--
-- - - .... Non-Sidewalk Side ---ìïiëël-.-- 8 feel
Communllv Area 5
2
12 feel
3
5feel2.
4.
12 feell5 feel)
--
--.-
-
-
50 feel ~I 50 feel
28fe!L--1- 2~feel. _-r =-
.-
..-
"
-..,- -.
-
14 feel
8 feel
14 feel
8 feel
- --
-
-
Nole 'In Ihe Inleresl of relalnlng or Increasing lIIe selback from en exlsllng Ires proposed for relenllon, If recommendad by Ihe projecl arborlsl,
siBIl may epprova up 10 as-fool reduclfon In a minimum setback In a maximum of 3 cases.
) The Hnear park on Ihe sidewalk side Is widened along Ihe soulhweslerly sides of areas 3 and 4 10 preserve 30 exlsllng Monlerey Pine
Irees and 10 eccommodale Ihe PG&E berm. '
) The fionl s.lback musl bulleasl 20 feel from .he beck of Iho linoer park. À side comer selbeck sh.1I be . minimum or 12 ree..
4 Regerdless of 101 size, maximum house size Is 6500 square feel
. The Inlenl of Ihe zoning dl,lrlcll, 10 meel or exceed lIIe criteria for R-1 developmenl regulallons In Area, 1 and 4 and 10 Ihe
RHS slandards for Areas 2 and 3. The ,lte will be mesler gIlded 10 creels nal building pads which pads shel eslabnsh building heights.
The above PD developmenl slandard, ahal supercede requlremenls relallng 10 Slope Denstty, SIll Grading, Downhillselbecks end
Rldgefine reslrlc'llions.
I The lolereas Include linear parks and prlvale open space.
October 3D, 1997
15. DESIGN GillDELINES
All residences shall conform to the Design Guidelines (Exhibit ISA), except that Areas 2 and 3
are not limited to the designs described in Section B 1, Architectural Design. All custom built
residences (Areas 2 and 3) are subject to Architectural and Site Approval (ASA) by the Planning
Commission.
16. OUTDOOR LIGHTING
: All .outdoor lighting sources within the subdivision lots shall be shielded to prevent looking
directly into a light source; therefore low-intensity uplighûng: or downlighûng will be required
for all outdoor lights. Fixtures shall be located to minimize glare on adjacent property and
streets.
17. HISTORIC SNYDER HOUSE
A separate parcel, of approximately 1 acre, and provided with access, shall be created for the
historic Snyder house prior to transmittal of the publicly dedicated lands to Santa Clara County.
Ownership shall be retained by the current property owner for two years from date of recordation
of first final map. The two-year period provides an opportunity for interested parties to pursue
retaining the house on-site or moving it off-site. The house will be demolished upon expiration
of tIie two-year period if retaining or moving it are not successful, at which time the property will
be transmitted to Santa Clara County. The applicant shall post a bond of $50,000 to assure
demolition, if demolition is necessary.
18. PUBLIC OPEN SPACE
Areas designated as public open space and proposed as alternative neighborhood park shall be
transferred to Santa Clara County, Parks and Recreation Department. An agreement regarding
said dedication of open space shall be executed so that the transfer may occur after recordation of
the final map. The County, the developer and the City shall enter into this agreement regarding
acceptance of the dedicated open space prior to the recordation of the first phase of the final map.
Acceptance of dedication of the public open space lands by the County will occur upon complete
implementation of the Phase One Hazardous Materials Assessment Remediation and as follows:
First phase: Cemetery area, west hillsides (Area A) on attached site plan, accepted after
recording of first phase of subdivision map; upon fencing of new cemetery boundary, corporation
yard, Snyder house (fencing to meet same standard as current cemetery fencing); upon demolition
of the barn west of the cemetery property; upon completion of regrading of the northwest area
within the cemetery to be used for future cemetery; and upon written agreement regarding utility
and access easements.
Second phase: Adjacent to development Area 1 (Area B) on attached site plan, accepted upon
demolition of bunk house, determination of location of detention pond in that area, installation of
applicant proposed fences (7' high, 4x4 wire) at mutual boundaries, except that a split-rail type
fence may be located along the access road between Cristo Rey Drive and Area 1; upon
installation of new fencing at new park boundaries; and upon written agreement regarding utility
and access easements.
Third phase; Adjacent to development Areas 3 and 4 (Area C) on attached site plan, accepted
availability of water for fire protection and securing of the development perimeter with applicant
11
Exhibit lSA
City of Cupertino
Lauds of the Diocese of San Jose
Design Guidelines for
General Plan Compliance
The following guidelines and considerations are intended to assist project applicants in conforming
with the "Visual Considerations" requirements, page 2-18, of the General Plan.
A. Site DeveloDment
1. Considerations - In order to "blend into the natural surroundings," site development must
begin with an analysis of:
. Site drainage
. Topography.
. Existing vegetation (both on-site and background)
. Views from the site
. Views from adjacent properties and ~
. Design relationships to nearby properties
2. Gradinl!
. Utilize contour grading to blend into landforms rather than significant padding or
terracing.
. Avoid building designs which require extensive grading.
B. Arc:hitec:tural Deiil!Jl
1. StYle
. A minimum of 70% of the residences shall be Craftsman, Prairie, Cottage, Farmhouse,
Shingle and Carpenter Gothic styles as presented by the Developer.
. A maximum of 20% of the residences may be Bungalow, Spanish, Spanish Villa,
Spanish Eclectic, Monterey Colonial.
. A maximum of 10% of the residences shall be Timbered Cottage and Country Manor.
. Architectural styles shall be carefully grouped in order to achieve diversity and avoid
monotony.
2. Buildinl! Mass
. Minimize impacts of large "flat" elevations by the use of bays, varied roof lines, elevation
offsets, change of materials, or other techniques which produce shadow patterns.
. Individual structures or groups of structures should be subordinate to the existing land form,
that is the visual impact of the home should not overwhelm the site.
3. Materials and Colors
. "Traditional" or natural materiàls such as wood siding, fieldstone, slúngles and shakes are
encouraged. Manufactured materials such as stucco should be used sparingly and should not
visually dominate.
. Exterior colors for roof and siding materials shall blend with the surrounding natural
landscape. The use of "earth tones" or natural finishes is encouraged. (Accent colors may
be used for building trim, facia, etc.).
. Avoid reflective materials and colors (reflectivity value less than 60) for roof and primary
field colors. Trim and accent colors comprising less than 5% of visible surfaces per house
on any elevation may exceed 60 with a maximum of 77.
C. Outdoor Lil!!:htinl!!:
.. Use only low lightÎ!lg intensities in order to retain the area's unique rural character.
. . Use fixtures which provide a shielded light source (i.e., up or down lighting) in order to
eliminate glare onto adjacent properties and streets.
D. Fences
. The use oflow, "open" fencing is preferred within front yard setbacks.
. Fence materials and colors should harmonize with the natural surroundings.
E. LandsC8ninl!!:
. Use landscaping to minimize visual impacts of buildings and fences.
. Plant in random groupings to reflect vegetation on adjacent properties and open space areas.
. Avoid formal geometrical on linear patterns.
. Within linear parks, plant materials and patterns shall smoothly blend with front yard
landscaping.
. Use native, drought tolerant plant materials.
proposed fences (7' high, 4x4 wire); and upon written agreement regarding utility and access
easements.
The areas designated as "Neighborhood Park" shall be included in the lands dedicated to the
County.
19. PARK SIGNAGE
A sign sbal1 be placed in the traffic rotary providing directions to the park entrance. The location
shall be determined by the City's traffic engineer.
20. DE ANZA KNOLL MONUMENT
The applicani pledged $1,000 toward a històrical monument to mark the Anzahistoric site,
payable to the Amigos de Anza prior to recordation of the final map.
21. PERIMETER FENCING . .
Landscaping and irrigation shall be installed in front of any solid wood fencing on the perimeters
of the development areas, except adjacent to developed areas consisting of Forum, the PG&E
berm and the cemetery.. Sheet L-2 shall be modified to eliminate solid wood fencing on parcels
4-7,4-14 and 15,4-22 and 23, and 4-30 to 33. Dense shrubbery may be substituted to provide
the privacy sought by the solid fencing.
.22; DEMOLmON OF EXISTING BUILDINGS
The existing bunkhouse and barn will be demolished prior to issuance of a grant deed to Santa
Clara County. In the event a survey determines pallid bats are present in the Seminary building,
demolition shall occur as directed by a biologist with expertise in their behavior.
23. UTILITY EASEMENTS
Utility easements for the project shall be provided on the dedicated park lands.
24. DETENTION BASINS
The detention basin in Area 1 will be located in the panhandle area, unless an alternate location is
selected agreeable to the City and County prior to recordation of the final map. The applicant
will solicit co=ents from Santa Clara County Parks and tho: Midpeninsula Regional Open
Space District prior to submittal of final designs of the detention basins not currently in County
Parks ownership. The City will have the ultimate decision making authority on the design. Any
basin proposed on County Parks land will be approved by County Parks. All basins will be
maintained by the City.
25. WATER TANK
The applicant shall construct a 2 million gallon water tank, on the location shown on the site
plan. It will be built when 25% of the houses secure final occupancy permits or in accordance
with safety/fire protection concerns related to water flow, whichever comes first. Construction of
the water tank will occur during the dIy season (April 16 to September 30). Reco=ended
actions of the City's geologist, as described in their May 21, 1997 letter, shall be implemented
prior to approval of building and grading permits. Additional landscape screening (on the south
and west sides of the tank that are visible from the internal portions of the park) and temporary
12
irrigation system (until landscaping is established) shall be provided to reduce visual impacts
from the surrounding area. The surface of the tank shall be painted with a non-reflective earth
tone color to blend with the natural viewing background. The Santa Clara County Parks Dept.
has the authority to review and approve the construction of the .tank. The water tank will be
maintained by the City. The City will reimburse for a 1 million gallon size tank as determined by
the Director of Public Works.
The old water tank shall be crushed in place and the hillside restored to a natural state within 90
days of the new tank's being operational. The Santa Clara County Parks Dept. shall approve the
demolition pennit. The easement betWeen the old and new tanks shall be relinquished
subsequent to demolition.
26. GEOTECHNICAL REOUIREMENTS
The recommendations of City's geologist, as stated in their letter of May 28, 1997, shall be
performed prior to issuance of grading or building permits.
27. WILLIAMSON ACT CANCELLATION .
The Williamson Act .contract shall be caD.celed on the affected parcels prior to issuance of
building permits and recordation of a final map affecting those areas.
28. ARCHAEOLOGICAL RESOURCES
In the event any buried prehistoric materials are uncovered, work in the general vicinity shall stop
until the discovery has been inspected and evaluated by a qualified archaeologist.
29. CONSTRUCTION HOURS
The first houses constructed shall generally be the houses next to the Forum. The construction
(as defined in Chapter 10.48 of the Cupertino Municipal Code, but including demolition) hours
for those homes which have construction that generates noise off-site shall be 8:00 a.m. to 6:00
p.m. on weekdays and 10:00 a.m. to 6:00 p.m. on weekends for the first row of houses near the
Forum/seminary, except as needed for the performan::e of emergency work. For all other
construction, including the homes next to the Forum, the hours shall be 7:00 a.m. to 8:00 p.m. on
weekdays and 8:00 a.m. to 8:00 p.m. on weekends. Deliveries shall be limited to construction
hours and the developer shall provide a telephone number where residents may phone in
complaints. These construction hours will be reviewed as necessary and may be modified.
30. VESTING TENTATIVE MAP NOT APPLICABLE
Any approved sheets referred to as "vesting tentative map" shall be considered "tentative map."
31. PHASING OF DEVELOPMENT
Development/final map recording may be processed individually for Areas 1 (two phases), 2, 3,
and 4.
32. PERMITTED AND CONDmONAL USES
Pennitted and conditional uses found in the R-l ordinance shall pertain to this development.
13
SEmON IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT
33. STREET WIDENING
. Street widening, improvements and dedications shall be provided in accordance with City
Standards and specifications and as required by the City Engineer. All cul-de-sac radii shall be
36 feet. .
34. . CURB AND GUTI'ER IMPROVEMENTS
. Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades
and standards as specified by the City Engineer.
35. 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. .
36. FIRE HYDRANT
Fire hydrants shall be loCated as required by the City.
37. TRAFFIC SIGNS
. Traffic control signs shall be placed at locations specified by the City.
38. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08
of the Cupertino Municipal Code. Rough grading of all roads and individual lots, and the
installation of erosion control measures, shall occur prior to road acceptance.
39. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Surface flow across public
sidewalks may be allowed. Development shall be served by on site storm drainage facilities
connected to the City storm drainage system.
40. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities Ordinance No.
331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate
with affected utility providers for installation ofun'ierground utility devices. The developer shall
submit detailed plans showing utility underground provisions. Said plans shall be subject to prior
approval of the affected Utility provider and the City Engineer.
41. IMPROVEMENT AGREEMENT
The project developer shall enter into an improvement 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 unciergrounding of utilities. Said agreement shall be
executed prior to issuance of construction permits.
14
a. Checking & Inspection Fees:
b. Development Maintenance Deposit:
c. Stonn Drainage Fee:
d. Power Cost:
e. Map Checking Fees:
f. ReimbUrsement Fee:
g. Park Fees:
$ 5% of Improvement Cost or $1,744.00 minimum
$3,000.00
$1,290 x 79.9 Ac. = $103,071.00
$75.00 per street light
$419 + [(178-4)*(9)] = $ 1,985.00 .
To be det=ined prior to recordation of fmal map
Per Development Agreement
The fees described above are imposed based upon the current fee schedule adopted by the City
CouncÚ, However, the amount of 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 thattime will reflect the then current fee schedule. Reimbursement fees to be
determined prior to recording of Final Map.
42. REIMBURSEMENT AGREEMENT WITH FORUM
Prior.to recordation of the final map, the Director of Public Works shall determine an amount to
reimburse Forum for improvements pursuant to the Reimbursement Agreement between the
Forum and the. City executed May 16, 1990. Payment shall be made prior to issuance of the first
residential building pCnmt. Should the affected parties disagree with the determination, the
applicant shall pay the amount determined and the City immediately will file legal action with the
Courts to determine the proper amounts of distribution. The amount will include reasonable
offsets for benefits proVided to the Forum.
43. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be
screened with fencing and/or landscaping or located underground such that said equipment is not
visible from public street areas, subject to staff approval.
44. DEDICATION OF WATERLINE
The developer shall execute a quitclaim deed for underground water rights to Cupertino Water
and shall reach an agreement with Cupertino Water for water service to the subject development.
45. BEST MANAGEMENT PRACI1CES
Utilize Best Management Practices (BMPs), 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. Provide Sediment & Erosion Control Plan along with the
specifications for re-vegetation.
46. NOTICE OF INTENT
The applicant must file a Notice of Intent (NOI), as required by the State Water Resource Control
Board, for all construction actiVity disturbing 5 acres or more of soil. The permit requires the
development and implementation of a Storm Water Pollution Prevention Plan (SWPPP) and the
utilization of stonn water BMPs.
Please review conditions carefully. H you have any questions regarding the conditions of
approval, please contact the Department of Community Development staff memben for
clarification. Fallure to incorporate conditions into your plan set will result in delays at the plan
15
checking stage. If development conditions require tree preservations, do not clear the site until
required tree protection devices are installed.
The expiration date for the use permit is December 1, 1999. (Section 6.4 of Ordinance No. 652 as
.reVised by Ordinance No. 1136).
The expiration date for the tentative map is December 1, 2000. (Section 66452.6 of the Subdivision
Map Act).
Sincerely,
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CITY CLERK .
KS/cs
cc:
Department of Community Development
Department of Public Works
Phillip Savio
Cupertino Sanitary District
20065 Stevens Creek Blvd.
Cupertino, CA 95014
City Of Los Altos
Attn: Jim MacKenzie, Planning Dept.
1 N. San Antonio Road
Los Altos, CA 94022
Nancÿ Burnett
C.U.R.B.
729 Stendhal Lane
Cupertino, CA 95014
Donald Skinner
13 7 -C Redding Road
Campbell, CA 95008
Midpeninsula Reg. Open Space Dist.
330 Distel Circle
Los Altos, CA 94022
Mike Bruner
Sobrato Development
10600 N. De Anza Blvd.
Cupertino, CA 95014
Chuck Corr .
Cupertino Union School Dist.
10301 Vista Dr.
Cupertino, CA 95014
Gene Longinetti
Fremont Unified HS District
P. O. BoxF
Sunnyvale, CA 94087
Kindel Blau
OAKS
23005 Standing Oak Ct.
Cupertino, CA 95014
Nadine Grant
10463 Heney Creek Rd.
Cupertino, CA 95014
Greenbelt Alliance
1922 The Alameda
San Jose, CA 95126
Donald Woolfe
1715 Valley View
Belmont, CA 94002
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DIOCESE OF SAN JOSE PROPERTY
CUPERTINO, CA
PAINT COLORS AND MATERIALS
DIOCESE OF CUPERTINO
BODY COLORS
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KM 556-101
LRV = 57
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KM õ64-D
LRV - 21
KM 587-101
LRV - 51
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K1\1 696-101
LRV = 20
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KM 706-101
LRV - 45
#219
LRV - 45
KM 557-101
LRV - 47
KM 562-101
LRV = 51
KM568-M
LRV - 53
KM 574-0
LRV - 58
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KM 670-101 KM 690-0
LRV - 31 LRV - 21
LRV - 42
K1\1694-M
LRV - 50
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K1\1 701-101 K..'V[702-D
LRV - 38 LRV - 24
KM 700-101
LRV = 57
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KM 714-101 #197
LRV - 21 LRV - 30
#231
LRV - 47
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#413
LRV - 14
All colors are Kelly Moore Paint colors from the 1997 Color Ensemble
#215
LRV - 35
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DIOCESE OF CUPERTINO
TRIM & ACCENT COLORS
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KM530-L KM554-L KM556-M KM 564-D KM 576-D
LRV - 77 LRV - 76 LRV - 57 LRV - 21 LRV - 25
. . .
KM594-D KM672-D KM678-D KM682-M KM688-M
LRV - 24 LRV - 12 LRV - 14 LRV - 42 LRV - 50
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KM 69Q-D
LRV - 21
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KM692-L
LRV - 71
KM 694-M
LRV - 50
KM702-D
LRV - 24
KM707.M
LRV - 35
.
KM 708-D
LRV - 15
..
#27
LRV - 69
#174
LRV - 13
#200
LRV - 8
#231
LRV - 47
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#413 #417 AA18-N ACl4-N AC65-N
LRV - 14 LRV - 6 LRV - 9 LRV - 8 LRV - 7
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AC66-N AC86-N AC91-N AC92-N AC93-N
LRV - 6 LRV - 10 LRV - 6 LRV - 5 LRV - 5
All colors are Kelly Moore Paint colors from the 1997 Color Ensemble
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Obrien Group:
Jerry Ploof
Primer:
WIIC ~/4 X 8 C¡;j¡;tr !.:J-IH: V-Developing
Heavy Butt RabbetE:(! Be'/el
Resa"'" Face
Meet9 all grade r..rJ1.\ir~!!lellts
par..sraph zolli Pg 156
1996 NLGA Gra~ing ;:-ul..S for Ct'ftadiElIl I.Wllbe:
Cabot ractoryiFin: ~h primer
White U573 :
pr1mer is In ~omp"i"nce with V .O.C. r.quiX'" ments
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UNITY FOItES' PRODUCTS
steve Kogen
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STUCCO SPECIFICATIONS
I.
MATERIALS:
A.
B.
c.
D.
E.
F.
G.
II.
Exterior Lath: Type "Super D" paper and Davis-Walker or K-Iath paper back lath, on shear wall areas and
Davis-Walker or K-Iath on all other areas as specified in Section to of the Lathing and Plastering References
Specifications.
Accessories: Control joints, plaster stops, foundation weeps screeds shall be Stockton Comer and regular
Metal expansion joints.
Sand: Confonn to grading requirements of ASTM C 897.
Admixture: PRF as manufactured by Gibeo Industries,
present.
Tulsa, OK., in mixes in which PRF is not already
Water: Drinkable, from a domestic water supply source.
Stucco Finish: A manufactured stucco finish from an approved manufacturer including Omega Stucco. and
LaHabra Stucco, integrally colored as designated on fmish schedule.
Stucco Fog Coat: Prepared stucco fog coat from the same manufacturer as furnished integrally-colored stucco
finish.
EXECUTION:
A.
Exterior Plaster: Three-coat application over felt-backed woven wire stucco netting. Hand applied fmish coat
will be colored.
B.
Lathing: Lath material to be applied according to manufacturer's suggested nailing sequence. Lathing shall
also be installed where a non-stucco veneer is to be installed by others.
C.
Plaster Fonnulation: Subcontractor to use Kaiser Premium All-Purpose Plastering Cement or equal. as
approved by Oak Leaf Associates.
I.
Scratch Coat: One part Portland cement, Type I or U, A TSM C 150, 3- 1/2 to 4 parts sand. Scratch
Coat shall also be installed where an non-stucco veneer is to be installed by others.
2."
Brown Coat:
One part Portland cement. Type 1 or U and 3 to 4 parts sand.
NOTE: 3 ounces PRF per sack of cemenl 10 be added 10 mixes in which PRF is nol already present;
applicalion to be 01 both scralch and brown coals.
D.
Plaster Mixing: Mix plaster with minimum volume of water required for workability. Mix for 5 minutes in a
plaster mixer in good condition. Dump and start next batch.
E.
Scratch Coat Aoolication: Apply scratch by hand or by machine to cover and conceal lath, to a minimum
thickness of3/8 inch. Score lightly in a horizontal direction only. As soon as scratch coat has taken up, apply
a fine fog spray of water to all surfaces during drying weather at least twice each dav lor two days. When
\Veather is humid and not windy, fog spraying with water may be unnecessary. Allow scratch coat to set for
two days before applying brown coat.
F.
Brown Coat Aoolication: Apply brown coat over moistened scratch coat to bring scratch and brown coats to a
minimum 3/4 inch under a IO-foot straightedge placed at any point on the plaster surface. Remedy any
blemished, catfaces, protrusions, or depressions to avoid showing through the linish coat. Apply a fine fog
spray of water to brown coat a minimum of twice dailv lor two days. Allow to set for seven days belore
applying finish coat. Do not interrupt plaster application in same location as interruptions in the scratch coat.
If work must be ceased, square ofT tennination point of plaster to avoid visible joinings. Where practicable,
"'Ml. 'A , rM"AI ;A;"' M "O"",! break in elevation.
G.
Finish Coat Application; Moisten brown coat but do not saturate before applying integrally colored stucco
finish, Install finish coat by first applying a trowel tight coat over the brown coat, followed with the required
approximately 1/8 inch thickness. Finish coat will be hand applied. Execute approved texture in the finish.
The finish texture shall be high and low Spanish lace effect. Subcontractor shall use a 50/50 mix of 16 grit
and 20 grit stucco aggregate "Float Material" to obtain this finish.
H.
Stucco Fo~ SDray; If deemed necessary by The Contractor apply after the stucco finish coat has thoroughly
dried.
I.
Finish Coat Application; This agreement includes a color texture finish at all foundations. Mix using a
solution comprised of one part Acryl 60 and three parts water. This solution is used to mix the stucco:
application will be by hand.
PAGE 1
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DIOCESE OF SAN JOSE
PROPERTY
CUPERTINO, CA
APPROVAL 6-U-97
Planning Commission :JC July 28, 1997
City Council :JC December 1,1997
Signature: ~ ~ ~
Case Manager
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DIOCESE OF SAN JOSE PROPERTY
Cupertino, California
HOUSE STYLE DESCRIPTIONS
BUNGALOW
This is an eclectic style that was an American favorite from the late 1800's through the 1930's. One or two storied, the homes were typically smaller in size and
commonly featured front gables, dormers, stucco walls, and small arched porches with curving roofs.
CARPENTER GOTHIC
A variant of the Victorian house, this rural style is a close relative of the Fannhouse and commonly used for that purpose. Like the Fannhouse, steep multiple gables,
wood siding, and large porches are quite common. But unlike its simple counterpart, the Gothic house was usually embellished by the occasional pointed arched windows
and a variety of decorative gable trim. The style derives its name from a new method of lightweight framing invented by carpenters of the em which allowed such homes
to be erected much faster than heavy timber construction.
COTTAGE
The American cottage is more of a vernacular tenn than a defined "style". Although most consider a cottage to be a simple dwelling, the fact remains that cottages were
built throughout the 1800's & early 1900's in many sizes, shapes, and styles. FonnB and roof shapes varied widely, as did Ihe choice ofmaterials--wooden facades were
jusl as common as stucco or stone. Overall, the cottage is recognized as an infonnal building type Ihal borrowed elements from Craftsman, Bungalow, Spanish and other
such relaxed styles.
COUNTRY MANOR
Common throughoUI the English countryside and transplanted here in United States, Ihis style, with its front facing Bymmetrical gables, steeply pitched shingled roof,
stucco walls, bay windows, and scaled down porch, is easily recognizable a classic country house.
CRAFTSMAN
This style sprung from the Arts & Crafts movement ofthe 1890's and featured rustic lextures, wood or stucco walls, lower pitched roofs, broad eaves, and front gables
and donners that usually included decorative beams or brackets. Porches supported by tapered square columns are also common for the style.
FARMHOUSE
An American original, the Fannhouse finds its roots in Eastern Colonial, Georgian, and Victorian architecture. Semi-steep roofs, front facing gables, wood siding, and
inviting full-length porches are the most common elements of this most rural of styles.
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MONTEREY COLONIAL
This two-story style is most recognizable by the cantilevered porch that spans across the front facade. Named after Monterey, the "colonial" capital of California, the style
is characterized by low-pitched tiled roofs, stucco exterior, and heavy timbered details.
.-
PRAIRIE
This style, usually associated with Frank Uyod Wright, is characterized by shallow-pitched hipped roof8, very wide eaves, stucco walls, unique window design, and long
porches supported by massive columns. Detailing of the facade is arranged to emphasize horizontal lines.
SHINGLE
An offshoot of the Craftsman style, these homes feature many of the same elements but are typically asymmetrical and sided with wood shingles to accentuate their rustic
flavor.
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SPANISH & SPANISH VILLA
Common throughout the American southwest and all of California, the Spanish style features Mediterranean influences such as tiled roofs, porches with arched
colonnades, stucco walls, heavy wood doors and ornamental ironwork. The Spanish Villa is a formalized, two-storied rendition of the style while the one story version is
typically U-shaped and referred to as the "Californian Ranchos" during the 1800's, which later evolved into what we know today as the "ranch" house.
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SPANISH ECLECTIC
Also common throughout California, this style is similar 10 Spanish but more noted for its arched feature windows, arched doorways, asymmetrical facade, and
combination of gabled and hipped roofs.
TIMBERED COTTAGE
This style is reminiscent of the early American collage that was characterized by steeply pitched roofs, multiple front facing gables and/or dormers, multiple paned
window8, and stucco wall8. The half-timbering, also found in Tudor homes, is a common feature in such rural homes whose informal appearance differs from the
traditional Tudor Slyle house which was typically grander in nature.
Sources:
American House Styles, by John Milnes Baker, A.LA.
A Filed Guide To American House, By Virginia & Lee McAlesler
The American House, by Mary Mix Foley
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