PC Summary 09-22-09City of Cupertino
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To: Mayor and City Council Members
From: Aarti Shrivastava, Director of Community Development
Date: September 23, 2009
Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE
September 22, 2009
Chapter 19.32 of the Cupertino Municipal code provides for
appeal of decisions made by the Planning Commission
1. Application
U-2009-04, David O'Mara (Byer Properties)),10630 S De Anza Blvd
Description
Use Permit to allow a full bar to operate inside an existing restaurant
Action
The Planning Commission approved the application on a 5-0 vote.
Enclosures: Planning Commission Report of September 22, 2009
Planning Commission Resolution (s) 6568
g:plan~~ing/Post Heanng/surnrnan~ to cc092209
CITY OF
CUPERTINO
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
(408)777-3251
FAX (408) 777-3333
Community Development Department
SUMMARY
Agenda Item No. Agenda Date: September 22, 2009
Application: U-2009-04
Applicant: David O'Mara, O.M. Investments, Inc. (for Aqui Cal-Mex Grill)
Property Owner: Byer Properties
Property Location: 10630 South De Anza Boulevard
Application Summary:
USE PERMIT (U-2009-04) to allow a full bar to operate inside an existing restaurant
building.
RECOMMENDATION:
Staff recommends approval of the Use Permit per the model resolutions enclosed.
Planning Commission action is.final, unless appealed to the City Council.
Project Data:
General Plan Designation:
Zoning Designation:
Restaurant building SF:
Shopping center SF:
Restaurant hours of operation:
Commercial/Residential
P (CG)
5,721 square feet
31,500 square feet
Monday through Friday-10:30 AM -10:00 PM
Saturday and Sunday- 9:30 AM -10:00 PM
Project Consistency with:
General Plan: Yes
Zoning: Yes
Environmental Assessment: Categorically Exempt
BACKGROUND:
Aqui Cal-Mex Grill is planning to occupy the former Harvest Restaurant building at 10630
South De Anza Boulevard (see pictures below).
On September 2, 2009, Aqui received a Director's approval for minor exterior
modifications to the existing restaurant (DIR-2009-25). Aqui is now requesting a Use
Permit approval for a separate bar located in the interior of the restaurant building.
DISCUSSION:
In accordance with the Cupertino Municipal Code, restaurants with separate bars require
Use Permit approval. The issues related to the separate bar facility generally include
parking and whether the proposed bar f acility is located near residential areas.
Parking
Tl1e existing restaurant building is located in the southwest corner of the De Anza Centre
shopping center. The 31,500 square foot shopping center is required to provide one
parking space per 250 square feet, resulting in 126 required spaces. Restaurants with
separate bars are required to provide one parking space per three restaurant seats plus one
parking space per employee. Based upon these ratios, the total required parking is 185
spaces for the shopping center with the restaurant bar proposal.
Currently, the center provides 192 parking spaces resulting in a surplus of seven spaces
(see Parking Analysis table below).
Parking Analysis
Restaurant Shoppi~~g Center
Minimum Parking Ratio 1 /3 seats + 1/1 employee 1/250 square feet
Required Parking Stalls 59 stalls (155 seats/7 employees) 126 stalls (31,500 square feet)
Total Required 185
Parking Provided 192 (+7)
The restaurant is also required to provide Class II bicycle parking based on 5 percent of the
auto parking for the restaurant. The applicant is proposing to install six Class II bicycle
parking stalls, three more than what the Parking Ordinance requires (see Bicycle Parking
David O'Mara (for Aqui Cal-iv~ex Grill) U-2009-04 September 22, 2009
Page 2
David O'Mara (for Aqui Cal-iviex Grill) U-2009-04 September 22, 2009
Page 3
table below).
Required Class II Bicycle Parking
Use Parking
Ratio
Data Code
Re wired Parking
Su 1
Delta
Restaurant 5% of auto 59 req. auto 3 6 +3
Proximity to Residential Use
The location of the proposed restaurant is approximately 225 feet from the nearest
residential property. The project is further buffered by the shopping center's large parking
lot and Regnart Creek. The project is not anticipated to impact to the nearby residential
neighborhoods. Chili's and the Elephant Bar are examples of restaurants with separate
bars that are located near residential areas. The Santa Clara County Sheriff's Office has
reviewed the project and is supportive of the project.
Odor Abatement
The City has been requiring odor abatement systems in new restaurants adjacent to
residential uses. The applicant has explored the installation of an odor abatement system
and does not feel that it is applicable to their restaurant operation. According to the
applicant, Aqui specializes in organic dishes and does not expect to produce noxious
odors. The restaurant does not use high odor oils in its cooking processes and braises its
red meat, which produces low to zero particulate emissions. The restaurant also does not
have amesquite-fired roaster. The Planning Commission may waive the odor abatement
requirement provided that a condition is added that requires the installation of an odor
abatement system if odor impacts become a problem in the future.
Other Department/Agency Review
Building, Public Works, Fire, Environmental Health, and Sanitary have each reviewed the
plans for the restaurant with the proposed bar and have recommended approval of the
project.
Additionally, the applicant has applied for a Type 47 Liquor License (On-Site Sale of Beer,
Wine, and Spirits) with the State Department of Alcoholic Beverage Control (ABC). The
ABC requires Type 47 establishments to be at least 600 feet away from schools and public
playgrounds and outside the immediate vicinity of churches and hospitals. The restaurant
complies with the above location requirements.
Public Noticing
The ordinance requires 500-foot radius public hearing notices mailed to property owners.
To date one email response has been received (Attachment 1).
Enclosures:
Model Resolution
Attachment 1: E-mailed Public Comment
Attachment 2: Plan set
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6568
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT TO ALLOW A FULL BAR TO OPERATE INSIDE AN EXISTING
RESTAURANT BUILDING.
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use
Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission has held one or more public
hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application; and has
satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety, general
welfare, or convenience; and
2) The proposed use will be located and conducted in a manner in accord with the Cupertino
Comprehensive General Plan and the purpose of the Conditional Use Permits Chapter of the
Cupertino Municipal Code.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this
matter, the application for a Use Permit is hereby approved, subject to the conditions which are
enumerated in this Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this resolution are
based and contained in the public hearing record concerning Application No. U-2009-04 as set forth
in the Minutes of the Planning Commission Meeting of September 22, 2009, and are incorporated by
reference as though fully set forth herein.
SECTION II: PROTECT DESCRIPTION
Application No.: U-2009-04
Applicant: David O'Mara on behalf of Byer Properties
Location: 10630 South De Anza Boulevard
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
Resolution No. 6568 U-2009-04 September 22, 2009
Page 2
1. APPROVED EXHIBITS
The approval is based on Exhibits submitted by MBA Architects, dated September 3, 2009 and
titled "Conditional Use Permit, Aqui Cupertino, 10630 South De Anza Blvd, Cupertino, CA
for O.M. Investments, Inc" consisting of 7 pages numbered, "COVER"; "Furniture Layout and
Exiting (GO)"; "Site Plan (G1)"; "Site Details (G2)"; and "Floor Plan (A1)"; "Interior Elevations
(A3)"; and Exterior Elevations (A5) submitted by the applicant, except as may be amended by
the Conditions contained in this Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to allow a full bar to operate inside an existing restaurant building.
3. HOURS OF OPERATION
The hours of operations are approved as follows:
Monday to Friday-10:30 AM to 11:00 PM
Saturday and Sunday- 9:30 AM to 11:00 PM
Any restaurant or bar activities open past 11pm shall receive approval from the City.
4. AUTO PARKING
Approved auto parking counts are as follows:
Restaurant with separate bar (excluding exterior seating): 52 spaces
Restaurant employees: 7 spaces
Shopping center parking: 126 spaces
Total required parking: 185 spaces
5. BICYCLE PARKING
The applicant shall install Class II bicycle parking stalls, conveniently located and adjacent to
onsite bicycle and pedestrian routes. The bicycle parking facility shall be designed so that the
lock is protected from physical assault. A Class II facility must accept U-shaped locks and
padlocks. Class II facilities must be within constant visual range of persons within the
adjacent building or located at street floor level. The final design of the bicycle parking facility
shall be reviewed and approved by the Director of Community Development.
6. NOISE CONTROL
Noise levels shall not exceed those as listed in Chapter 10.48 of the Cupertino Municipal
Code.
7. ODOR ABATEMENT
If odor impacts become a nuisance in the future as determined by the Community
Development Director, the applicant shall install an odor abatement system to reduce odor
impacts from the restaurant to the adjacent community. Detailed plans shall be reviewed and
approved by the Community Development Department.
8. ABC LICENSE
The applicant shall obtain any and all licenses/ approvals as required from the State of
California Department of Alcohol and Beverage Control prior to final Building approval of the
bar facility.
Resolution No. 6568 U-2009-04 September 22, 2009
Page 3
9. GREEN BUILDING MEASURES
The applicant is encouraged to incorporate green building measures when feasible and/or
appropriate. The green building measures may include but are not limited to: low VOC
paints, maximizing recycled building materials, using porous concrete, using energy efficient
mechanical equipments and lighting (including solar energy), maximizing onsite water
retention, and using draught tolerant and pest resistant landscaping.
10. SCREENING
All mechanical and other equipment on the building or on the site shall be screened so that
they are not visible from public street areas or adjoining developments. Screening
materials/colors shall match building features and materials. The height of the screening
shall be taller than the height of the mechanical equipment that it is designed to screen. Any
mechanical equipment screening must have noise attenuation and be designed by a certified
professional noise consultant to minimize noise impacts onto adjacent residential residents.
The location of equipment and necessary screening shall be reviewed and approved by the
Director of Community Development prior to issuance of building permits.
11. CONSTRUCTION MANAGEMENT PLAN
A construction management plan shall be prepared by the applicant and approved by staff
prior to issuance of building permits.
12. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government Code
Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of
such fees, and a description of the dedications, reservations, and other exactions. You are
hereby further notified that the 90-day approval period in which you may protest these fees,
dedications, reservations, and other exactions, pursuant to Government Code Section
66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of
the requirements of Section 66020, you will be legally barred from later challenging such
exactions.
PASSED AND ADOPTED this 22nd day of September 2009, at a Regular Meeting of the Planning
Commission of the City of Cupertino, State of California, by the following roll call vote:
AYES: COMMISSIONERS: Chairperson Giefer,
NOES: COMMISSIONERS: none
ABSTAIN: COMMISSIONERS: none
ABSENT: COMMISSIONERS: none
Vice Chair Brophy, Miller, Kaneda, Lee
ATTEST:
/ s / Aarti Shrivastava
Aarti Shrivastava
Director of Community Development
APPROVED:
/s/Lisa Giefer
Lisa Giefer, Chair
Planning Commission
G: ~ Planning ~ PDREPORT ~ RES ~ 2009 ~ U-2009-04 res.doc
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Attachment 2
CONDITIONAL USE PERMIT
AQUI CUPERTINO
10630 SOUTH DE ANZA BLVD
CUPERTINO, CA
FOR
FOR O.M. INVESTMENTS, INC.
SAN JOSE, CALIFORNIA
CODE ANALYSIS
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INDEX OF DRAWINGS
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